Brownfield land is a term that comes up often during conveyancing, especially when clients are thinking about redevelopment potential or long‑term value.

It’s a simple concept on the surface, but one that’s frequently misunderstood. This short blog gives you the essentials: what brownfield land is, why it matters, and how it affects property decisions.

Wellies on, lets dive in.

What Is Brownfield Land?

Brownfield land is any site that has been previously developed. In practice, that usually means land that once hosted buildings, industry, commercial operations, infrastructure or other structures. It stands in contrast to greenfield land, which has not been built on before. Brownfield sites range from former factories and warehouses to petrol stations, abandoned yards, old institutional sites, and disused commercial plots. Crucially, brownfield does not automatically mean contaminated or unsafe – but it can raise more questions for planners, developers and lenders.

Why Isn’t Brownfield the Same as Contaminated Land?

This is where confusion often begins. Many clients assume brownfield = contaminated, but the two are not synonymous. Contamination is about pollutants or risks to health and the environment. Brownfield simply describes a site’s past use. Some brownfield plots require remediation; others are clean and ready for redevelopment. The key difference is that brownfield status triggers certain planning and due‑diligence expectations, while contamination triggers risk assessment and environmental investigation.

Why Does Brownfield Status Matter in Conveyancing?

Brownfield land can influence a buyer’s plans and a lender’s appetite. Planners often encourage reuse of brownfield land to reduce pressure on greenfield development, meaning redevelopment prospects may be better than clients expect. At the same time, a previous use (industrial or commercial, especially) may indicate the need for environmental checks, ground investigations or a closer look at historic planning records. For commercial buyers, brownfield status can shape feasibility studies, construction costs and regulatory obligations. For residential buyers, it may influence what future extensions or conversions are likely to be permitted.

How Does Brownfield Land Show Up in Searches?

Local searches do not explicitly label a site as “brownfield”, but clues appear throughout the results. Historic planning records, previous use classifications, industrial permissions, and environmental notices all help paint a picture of the site’s past. If a site is part of a local authority’s brownfield register, this may also be visible through planning portals or local development plan documents. When dealing with former industrial or utility sites, buyers may seek environmental searches, desktop risk reports or specialist assessments.

What Should Clients Be Aware Of?

If a client is buying a site for redevelopment, brownfield land can be a positive; many planning frameworks favour its reuse, and grants or local incentives may apply. However, they should also be aware of: previous foundations, buried structures, unusual ground conditions, the need for site investigations, and potential planning conditions relating to remediation. Even where contamination is unlikely, lenders sometimes require clarity or reassurance about historic use. Clear early conversations help avoid delays later.

Brownfield land isn’t a cause for alarm, it simply tells us the land has a past. For many buyers and developers, that past can unlock opportunities. For conveyancers, the key is helping clients understand what “previously developed” means in practice: where it creates potential, where it signals extra due diligence, and how it shapes the path to planning permission. By identifying early whether brownfield status is relevant, you can guide clients through the next steps with confidence.

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Stamp Duty Land Tax (SDLT) is one of the most misunderstood areas of property law – and one of the most frequently misquoted by clients.

In this special session, our Managing Director Liz Jarvis is joined by Richard Friend of 4Stamp to tackle some of the most common SDLT myths and misconceptions. From first-time buyer confusion to gifting property, mixed-use quirks and company purchases, they separate fact from fiction with clarity, context, and a few laughs along the way.

Whether you’re a seasoned conveyancer or just looking to sharpen your SDLT knowledge, this is a must-watch (or listen) for 2026.

🔍 What’s covered?

  • First-time buyer relief: why it’s a one-time benefit
  • Gifting property: when a mortgage triggers SDLT
  • Mixed-use properties: how they’re taxed differently
  • Reclaiming the 5% surcharge after selling a main residence
  • Divorce exemptions, company purchases, and more

A little knowledge about SDLT can be dangerous – but 30 minutes with Liz and Richard might just save you from your next client conversation that starts with, “I read somewhere that…”

▶️ Watch the video

🎧 Listen on Spotify

A Section 106 agreement is one of the most important tools local authorities use to make development acceptable.

When a new scheme is likely to put pressure on roads, schools, open space, healthcare or community facilities, a s106 agreement helps ensure the local area isn’t left picking up the bill… and that the development genuinely works for the community.

For anyone involved in buying, selling or advising on property, understanding the basics of s106 can save a lot of confusion (and sometimes a lot of money).

Lets dive in…

What does a s106 agreement actually do?

In simple terms, it’s a legally binding commitment between the developer and the local authority. It can:

  • Secure affordable housing contributions
  • Fund infrastructure like transport improvements or new public spaces
  • Provide community facilities such as parks or play areas
  • Restrict or control how the land is used
  • Require mitigation measures to minimise negative impacts (e.g., noise, traffic, landscaping)

While planning permission sets the rules, a s106 agreement sets the responsibilities.

How is it secured and how long does it last?

A s106 agreement is attached to the land itself, not the developer. That means future owners inherit any outstanding obligations until the council confirms they’ve been discharged.

A s106 will:

  • Be recorded as a Local Land Charge
  • Remain binding until fully complied with
  • Normally become visible in searches, even many years after completion

This is why conveyancers treat s106 entries with such care; they can affect value, use, timescales, and sometimes even mortgageability.

Variations and legacy agreements

Planning evolves, and so can s106 obligations. You may also see:

  • Deeds of Variation: where the authority and developer agree changes (often due to viability or design updates)
  • Section 52 agreements: older versions dating from the 1970s, still enforceable where they remain on the record

They all matter because they can impose conditions or financial obligations long after the development was first approved.

Why s106 matters in conveyancing

A s106 agreement can shape:

  • What the buyer can and can’t do with the land
  • What payments or works are still outstanding
  • Whether all conditions were met correctly
  • Whether affordable housing restrictions apply
  • Whether any future obligations might fall onto the new owner

Buyers rarely expect to inherit a clause requiring, for example, a payment towards a cycle route – but if it’s still undischarged, they need to know.

A clear s106 check helps avoid surprises, delays or misunderstandings between buyer, seller, agent and lender.

Section 106 agreements sit quietly behind most medium‑to‑large developments, making sure the benefits of growth are fairly shared. For property professionals, they aren’t just paperwork – they tell the story of how a site came to be, what promises were made, and what’s still expected.

A quick s106 review can reveal whether obligations were tied up neatly or whether loose ends remain. And when things aren’t quite wrapped up, spotting it early means there’s time to renegotiate, clarify or put protective wording in place – long before contracts are exchanged.

Think of s106 as the fine print of place‑making: essential, often overlooked, but hugely important to the people who live, work and invest in the area. Get it right early, and the rest of the transaction runs far more smoothly.

When development happens, someone needs to pay for the roads, schools, parks and services that help an area cope with growth. That’s where the Community Infrastructure Levy comes in

They are a tool used by many local authorities to collect a standardised financial contribution from developers.

Here, in a nice, tea break-sized blog, is all you need to know:

So, what exactly is a Community Infrastructure Levy?

CIL is a fixed, non‑negotiable charge set by a local authority and applied to certain types of new development. Unlike Section 106 contributions (which are negotiated case‑by‑case), CIL uses a published charging schedule so everyone knows upfront what’s expected.

It only applies in areas where the council has formally adopted it, so while some parts of the country use CIL routinely, others rely more heavily on s106 agreements.

When does CIL apply?

CIL liability is triggered by development, usually measured by new floorspace (typically over 100m² unless it’s a new dwelling). Once planning permission is granted, the developer must:

  • Assume liability
  • Submit a Commencement Notice
  • Pay according to instalments in the authority’s policy

Missing any of these steps can result in surcharges… something conveyancers are keen to avoid.

CIL vs Section 106: what’s the difference?

This is a question conveyancers hear weekly. The short version:

  • CIL = fixed charge, set out in the charging schedule
  • s106 = negotiated obligations, often tied to site‑specific impacts (e.g., affordable housing, open space mitigation)

Importantly, both can apply to the same development. CIL doesn’t replace s106, it simply reduces the need to negotiate everyday infrastructure costs.

Why it matters in conveyancing

If CIL liability exists, it binds the land, not the person who created it. This means buyers could inherit unpaid CIL unless paperwork is watertight.

Conveyancers should always check:

  • CIL liability notice
  • Assumption of liability
  • Any surcharges
  • Whether commencement was properly notified

CIL keeps infrastructure funding predictable and transparent – great for planning, but absolutely essential to get right during due diligence. A quick CIL review won’t just prevent expensive surprises later; it also protects your client from inheriting someone else’s liability, avoids last‑minute delays, and helps clarify the development history attached to the property.

In practice, checking CIL is one of those small steps that gives everyone – buyers, lenders and solicitors – real peace of mind. When the numbers add up, the notices line up, and the paperwork shows a clean trail, the whole transaction moves more smoothly. And when something doesn’t look right, spotting it early is the difference between a minor correction and a major headache.

In short: treat CIL like an early‑warning light on the dashboard – quick to check, invaluable when it’s flashing, and best handled before the journey goes any further.

Property professionals can now enjoy greater confidence and peace of mind in every transaction, thanks to OneSearch’s new partnership with 4Stamp: the definitive SDLT solution.

From today, OneSearch customers can manage and track their post-completion SDLT and LTT calculations directly within our platform, alongside local authority searches, environmental reports, and other essential conveyancing tools. This integration brings everything together in one place, saving time and reducing risk.

4Stamp is a cloud-based solution which allows all parties access to all the updates, data, and information required to provide a certified, accurate assessment of the purchasers’ property tax liability

“We have always been dedicated to setting the gold standard for accuracy and trust in the property market,” said Liz Jarvis, Managing Director of OneSearch. “Our partnership with 4Stamp is a natural extension of this promise. By integrating their certified, expert-backed solution into our platform, we are giving our clients end-to-end confidence, from the initial search all the way through to the final tax calculation.”

Richard Friend, Managing Director at 4Stamp Ltd added, “We are thrilled to partner with OneSearch, a company that shares our core values of data integrity and professional excellence. Their market-leading platform provides the perfect home for our service. Together, we are taking the mystery out of Stamp Duty Land Tax and empowering legal professionals to eliminate risk and streamline their workflow.”

Generic online calculators can be risky, often failing to account for all variables and exposing your firm to potential liability. In fact, 8% of customers overpay on their property tax, a statistic that highlights the need for a better solution.

4Stamp is not another calculator. It’s a comprehensive, certified assessment that considers the purchaser’s circumstances, the property, and the transaction vehicle. This is why it’s trusted by professionals.

By using 4Stamp via OneSearch, you will:

  • Eliminate Risk: Move beyond generic calculators and get a precise, certified tax assessment.
  • Gain Protection: Every calculation is backed by professional indemnity insurance, transferring liability away from your firm.
  • Save Time: Instantly get a certified value or immediate access to tax advisors for complex cases.
  • Ensure Compliance: Every assessment includes a certified PDF and a full audit trail for your records.

At OneSearch, we have always been about empowering legal professionals with speed, confidence, and protection. Now, we’re bringing that same promise to the final, critical step of every property transaction.

Ready to transform your conveyancing process? Learn more about the OneSearch and 4Stamp partnership and discover the value for yourself.

When you’re moving through a property transaction, Local Land Charges (LLCs) sit quietly in the background… but they’re doing a lot of heavy lifting.

They protect buyers, inform lenders, and ensure no one inherits an unexpected restriction or liability. And now, with HM Land Registry’s digital migration well underway, the way we access and understand these charges is changing for the better.

Here’s a clear, friendly, five‑minute guide to help newer faces to conveyancing explain the essentials.

What are Local Land Charges?

Local Land Charges are restrictions, obligations or prohibitions that are tied to land or property and automatically pass to each new owner. They’re created by public bodies using statutory powers and must be registered so that buyers are informed before committing to a purchase.

Classic examples include:

If it limits how the land can be used – or ensures someone pays what they owe – it’s probably a land charge.

LLC1 vs CON29: clearing up any confusion

Buyers often mix these up, so here’s the easy explanation:

  • LLC1 reveals everything held on the Local Land Charges Register – the legally binding charges.
  • CON29 covers local authority enquiries about things not held on that register, such as road schemes, planning history, or building control.

Together, they form the ‘full search’, but they serve very different purposes.

What’s in the Local Land Charges Register?

LLCs are grouped into Parts 1–12, covering everything from financial charges (like CIL) to planning designations, environmental protections, historic buildings, aviation restrictions, compensation schemes and more.

Some charges are mapped in spatial datasets. Others exist only as text entries. Many are highly technical, but the purpose is always the same: to alert the buyer to something important before they exchange.

The HMLR Digital Migration; what’s changing?

Since 2018, Local Land Charges registers have been gradually transferring from individual councils to HM Land Registry’s national digital service. Not every authority has migrated yet, but the end goal is a centralised, standardised, instantly searchable dataset.

The benefits are big:

  • One national search portal, instead of 300+ different council processes
  • Better mapping, using INSPIRE spatial datasets
  • Consistent turnaround times
  • Cleaner, clearer data, reducing the risk of omissions
  • Easier access for conveyancers, especially in edge cases or multi‑parcel searches

For buyers and conveyancers, this means a more predictable, transparent experience – and fewer discrepancies between planning systems, mapping, and the LLC register.

Why this matters in practice

LLCs can flag anything from a straightforward TPO to a condition that must be discharged, a financial liability still owed, or a highway obligation that limits future alterations. Even one missed entry could have costly consequences.

The digital migration helps reduce these risks by improving visibility, consistency, and auditability.

Local Land Charges may not grab headlines, but they’re one of the most important safeguards in the homebuying journey. Understanding how the register works – and how the HMLR digital upgrade is modernising it – helps conveyancers guide clients with confidence, clarity and the right expectations.