Land Charges

The Land Charges unit process local searches on land and property within the Stafford Borough area. To keep pace with the changes in the property market it is essential your Local Land Charge service provides its customers with what they want and helps with the smooth transition through the buying and selling process. We welcome comments and suggestions on how we can improve our Land Charges service.

Local Land Charges were created by the Land Charges Act 1925, which has now been replaced by the Local Land Charges Act of 1975 and the Rules of 1977. Every Metropolitan, City, Unitary and District Council in England and Wales are required by law to keep a Register of Local Land Charges.

The act was introduced to ensure that purchasers of land and property were aware of any obligations that are enforceable against successive owners by local authorities under various statutes.

The Register of Local Land Charges contains details of all Local Land Charges registered against a property situated within Stafford Borough. The Local Land Charges register comprises of twelve parts as follows:- 

  • Part 1 - General Financial Charges
  • Part 2 - Specific Financial Charges
  • Part 3 - Planning Charges
  • Part 4 - Miscellaneous Charges
  • Part 5 - Fenland Ways Maintenance Charges
  • Part 6 - Land Compensation Charges
  • Part 7 - New Towns Charges
  • Part 8 - Civil Aviation Charges
  • Part 9 - Opencast Coal Charges
  • Part 10 - Listed Building Charges
  • Part 11 - Light Obstruction Charges
  • Part 12 - Drainage Scheme Charges

Information for the register comes from various sources including:

  • Staffordshire County Council - road and highway information;
  • Planning - permission for development, enforcement and building regulations;
  • Environmental Health - noise, smoke, pollution and enforcement.

Our Land Charges unit is also signed up to the National Land and Information Service (NLIS), you can find more information from our National Land and Information Service webpage.

Setting Fees

The Land Charge service fees, calculated in accordance with guidance issued in 2007 by the Department of Constitutional Affairs are fair, reasonable and comparable within the marketplace, giving our customers an excellent, value for money service.

Please note Con29 fees are subject to V.A.T.

Fees and Charges

Local Land Charges  £ - p  V.A.T.
One Parcel of Land (including official LLC1) 101.40  Split
Each additional parcel 9.40  NB
LLC1 9.40  NB
Standard Enquiries Con29R 92.00  S
Separately Priced Enquiries    
Highways 38.25  S
Planning 44.00  S
Building Regulations 44.00  S
Environmental 44.00  S
Con29 Optional    
each printed enquiry 24.00  S
each additional enquiry 24.00  S
Personal Search no charge NB

NB - non-business - outside the scope of V.A.T.

NB - Con29 Fees are subject to V.A.T.

S - standard rated - charges shown are inclusive of V.A.T.

When you buy a house, your solicitor or agent will require a Local Authority (LA) search to ensure there are no hidden surprises, such as motorways at the bottom of your garden or outstanding Notices requiring you to take action to remedy an earlier wrong doing.

Official Local Land Charge Searches

The Local Land Charge Section carries out all official searches covered by the Local Land Charges Act 1975, guaranteeing comprehensive replies to the official LLC1 and CON29R enquiries.

The Law Society, which regulates solicitors, encourages the use of official searches and considers that alternative personal searches of the statutory register, disclosing only limited information, should only be undertaken with the approval of the client when time does not permit official searches.

You are advised to confirm with your solicitor or agent that an official search has been undertaken and to inspect the Certificate of Official Search (LLC1).

Your Local Authority Search comprises of:-

LLC1 - the Official Certificate of Search Form; this deals with all the registerable charges, for example financial charges (registered against the property by the local authority), improvement grants, tree preservation orders, conditional planning consents and agreements.

CON29R - the Enquiries of Local Authorities Form deals with issues such as road schemes, the planning history of the property and various notices which affect the property.

For an Official Local Authority search to be accepted the following must be included: -

  • For a search request email your fully completed forms with a location plan of the property/area clearly outlined in red to landcharges@staffordbc.gov.uk 
  • The correct postal address including postcode must be quoted.
  • The correct fee (see schedule of fees above) must be made by credit/debit card by calling Stafford Borough Council or by BACS payment, details of which can be obtained on request.

Personal search information can be obtained via an email request sent to landcharges@staffordbc.gov.uk. The relevant information will be emailed within 48 hours if not before. This search result of the register is not certified.

Drainage and Common Land Enquiries

CON29 3.3 (a) and (b) Drainage Agreements and Consents are covered by Stafford Borough Council official search.  All other drainage and additional water supply questions should be directed to Severn Trent Water.

Severn Trent Searches, PO Box 10155, Nottingham NG1 9HQ

DX: 723860 Nottingham 43

Tel: 0115 971 3550

We do not answer brine queries as Brine Pumping in Stafford ceased in 1978. 

We also do not answer landfill queries - if you have a landfill query, please contact the Environment Agency on Tel: 01543 444141.

Registered Common Land, Town or Village Green Enquiries

Common Land enquiries are covered by question 22 of CON29O as an optional question - cost £24.00.

What about CON 29 O (optional) questions?

The CON 29 O enquiry form, comprises of 19 optional questions (4 - 22) to the CON29R  required questionnaire and are charged at £24.00. Examples of the questions found on a CON29 O form are given below:

  • Road proposals by private bodies
  • Public paths or byways
  • Advertisements
  • Notices: completion/ land maintenance/ pollution/food safety/ hedgerow
  • Parks and countryside
  • Pipelines
  • Multiple occupation/ noise abatement
  • Urban development/ improvement and enterprise zones
  • Register of common land and town/ village greens

You may also ask a question that is not on the form. If we can answer the question we will, but we may not have the information you want. There is a charge of £24.00 for every additional question we answer. Examples of extra questions are given below.

"Where planning consents have been issued subject to conditions, please confirm that all the conditions have been complied with."

"Is the authority aware of, or does it have information in its possession regarding, the presence or possible presence of pollutants or contaminants at the property or any adjacent land?"

What about CON 29 R questions?

The CON 29 R enquiries questionnaire, which forms part of the official search, contains many 'Warning' questions, the answers to which you will not find on any of the statutory registers.

Examples of the information only to be found by submitting a CON 29 R are given below:-

  • Any trees in your garden that are covered by a Tree Preservation Order.
  • Any Enforcement Notices that have been applied to your property.
  • Any proposals for new roads.
  • If your property is a Listed Building.
  • If your property lies within a Conservation Area.
  • If your property has been subject to a Housing Grant.

How to request a search

There are full instructions on the Local Land Charge Search forms. Your solicitor will have these forms or you can buy them from law stationers.

Both the LLC1 and CON29 forms should be submitted at the same time if answers to both are required.

Examples of the LLC1 and CON29 forms.

Our Commitment to You

Most residential property searches are processed and returned in substantially less time than the guidance of 10 days.

We aim to return all official searches within 15 working days and in any case within 20 working days.

landcharges@staffordbc.gov.uk

01785 619338

Stafford Borough Council, Civic Centre, Riverside, Stafford ST16 3AQ

DX: 723321 Stafford 7

Contact

Tel: 01785 619534

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