Buying a property on potential contaminated land

It depends what the contamination is. Your solicitor can emply a more detailed search surely.

I'm not sure? He has sent me a copy of the report and it simply says potential contaminated land. He has written to Northern Rock who are selling the property to ask them to provide insurance and for further information but I don't think that they would have any further info given that it is a repossession.

How old is the property?

35 years

I am an environmental consultant specialising in contaminated land so hopefully can help a bit. If the land is 25m away it is unlikely to have an effect on you or your property unless it is giving off gas.

It is more likely to cause you a problem when you come to sell the house especially as environmental legislation is becoming stricter all the time. I think you should try to find out a bit more about it eg. why it is contaminated, what it was used for , is it industrial premises.

Your solicitor will be asking Northern Rock for an Indemnity Policy to protect you and any furthers owners of the title against any issues arising from the contaminated land. Be warned though your solicitor will have to write to your mortgage lender to advise of the contaminated land to ensure they are still willing to lend - 95% of lenders will be satisfied by an Indemnity policy

Is it likely that NR will provide such a policy?

Well techincally they ought to as it is a defect of their title - I am presuming its a reposession? If so, they may refuse but you can get a policy for the same thing and it won't cost a lot

Yep it is a reposession.

Thanks all, got to close computer down now as leaving work for the day. But many thanks for your help.

Cosmo

Contaminated land per se wouldn't necessarily bother me but I would need to know what the contaminants were to be able to make an informed decision. EG asbestos wouldn't cause me to lose any sleep but an ex-chemical works might.

I'd have thought Gordon's Rock would be desperate to get rid of any property they could make money on, especially for the price of an indemnity policy. Hope it gets sorted soon.

If I remember from my mortgage days I think your new mortgage company can request an environmental report from the relevant agencies. It might be worth a phone call to them as chances are they are requesting it anyway for their own purposes, I know we used to do it before issuing a mortgage offer. Once they know what it we used to show it to the valuer and ask if it was likely to affect the orginal valuation price.

One other point, it is worth getting in touch with the Contaminated Land Officer of the council, they will be able to tell you if it is actually contaminated or not. If it is they will be able to give you all the info on the site and what has/is/will be done about it. I would also check the historical maps (this can be done for free at the local studies section of the library, and sometimes on-line) the database they use is flawed and so is not always accurate. I work as a Contaminated Land Officer, so pm if I can help any further xxx

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That sounds like a tough situation, Cosmo. You might want to check detailed Hillsborough county listings to compare property values and environmental factors in nearby areas — it can give you a clearer picture before making a decision. Here’s a helpful resource: Hillsborough county listings. Also, consider getting a professional environmental assessment for peace of mind.

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Absolutely understand how concerning that kind of report can be, especially when you're already emotionally and financially invested in the property.

The phrase "within 25m of contaminated land" usually means the property is close to a site that has previously been used for industrial purposes, landfill, or something similar. It doesn’t necessarily mean your home is directly affected, but lenders and insurers will still take it seriously because of the potential long-term risks, like land value issues or future development complications.

Your solicitor is doing the right thing by requesting more information and asking about indemnity insurance. That’s quite common in situations like this, especially when dealing with repossessions where historical documentation may be limited.

It might also help to speak with a local property expert who’s familiar with the area’s history and can interpret these kinds of search results in more detail. I had a similar scare a couple of years ago, and what really helped was reaching out to Property Store. They walked me through what the reports actually meant and even liaised with the solicitor to make sure everything was in order. In the end, it turned out to be a precautionary note with no real impact on the sale.

Hopefully you get some clarity soon, don’t panic just yet, these things often sound worse than they are at first glance.

When buying property on potentially contaminated land, it’s crucial to investigate its historical use and environmental records. One helpful step is to view parcel information to check ownership history, tax assessments, and land usage. This can give insight into possible risks before purchase. Consulting environmental experts is also highly recommended.

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The wording “within 25m of contaminated land” means that your property is close to a site considered dangerous. It doesn’t necessarily mean your property is contaminated, just that it’s near a site that might be. Hence, it’s really important to get a property inspection reporting before buying a property. This service involves a professional writing a detailed document after examining and inspecting the property. The key elements of the report include photographic evidence of any issues found and important property details.

That’s an important topic—many buyers overlook the environmental history of a site before investing. Checking local assessments, ownership records, and zoning data can reveal valuable insights about the land’s background. I often use Lee County Land to review maps and property information before making any purchase decisions. Doing thorough due diligence upfront can help prevent major financial and legal issues later on.