We’ve just added three Highways searches from PlanVal to our portfolio of searches. The three searches, Highways Lite, Highways Enquiry and Highways Standard with opinion reveal important information concerning property boundaries not shown in either local authority or Land Registry searches.
Most property owners take it as granted that they can access their property directly from the public highway, and likewise, many solicitors assume that standard Land Registry and Local Authority searches will highlight any potential issues with access. Unfortunately, it’s not always that simple.
The Land Registry’s Search of Index Map (or SIM for short) isn’t detailed enough to precisely define a property boundary, and under the General Boundary Rule, can’t be replied on to show the exact property boundary. Likewise, the Local Authority’s search will show whether the highways are adopted, but doesn’t include hazards such as ransom strips, which can prevent access to the property.
Highways searches ask authorities specifically if the property abuts directly onto the public highway, and if not, the status of any intervening land – information that isn’t included in a standard Local Authority search.
All three of the searches all ask this vital question. Highways Enquiry and Highways Standard with opinion also ask three additional questions, regarding road improvements and widening schemes, public footpaths crossing the property, and future improvements or developments which may affect traffic flow around the property. Highways Standard with opinion also contains a professional opinion from Groundsure, backed by £10 million Indemnity Insurance.
PlanVal recommend Highways Lite and Highways Enquiry for residential properties, and Highways Standard with opinion for commercial, although all are available for any type of property. As all three searches use data obtained from the relevant local authority, their price varies depending on which authority area the property is located in.
To find out more about Highways searches, click here for residential properties, and here for commercial.