Valuation and Neighbourhood Report for 19 Southwood Gate, Leeds LS14 5AN

Thank you for purchasing the valuation and neighbourhood report from LandRegistryDocuments.co.uk. As well as a basic valuation of 19 Southwood Gate, Leeds LS14 5AN we aim to give you a comprehensive insight into the street and the surrounding area. We've tried to look at all the factors that people take into consideration when buying a property (transport links, local facilities like schools and hospitals), flooding risk and so on to provide as clear a picture as we can of the place where you are looking to buy or rent.

We hope you enjoy reading this report and that you find it useful but please do bear in mind that it is a tool to be used in conjunction with other tools and is not for example a substitute for a professional survey report. Anyone choosing to place reliance on this report to decide whether to buy or rent a property does so at their own risk.

Current Market Value

Based on the information supplied we estimate the value of 19 Southwood Gate, Leeds LS14 5AN to be £70,467.00. The current owners purchased the property for £64,500 in 2013.

House Price Trends in Leeds

The following graph shows how the average house price in Leeds has fluctuated over the past five years:

180000 160000 140000 120000 100000 Average Price e c i r 80000 Nationa Average P 60000 40000 20000 0 2010 2011 2012 2013 2014

Years and this graph shows fluctuations over the past 12 months:

12 month average

180000 160000 140000 120000 100000 Average price e c i r 80000 National average P 60000 40000 20000 0 A M J J A S O N D J F M

Months

This report is provided for general information purposes only. It is not a suitable replacement for professional legal and valuation advice and is not intended to be so. Those placing reliance on its contents do so at their own risk. To the full extent permitted by law DGPS Partnership denies liability for any loss suffered whether directly or indirectly as a result of reliance on this report. The contents of this report including any logos are the copyright of DGPS Partnership LLP and may not be reproduced in whole or in part without permission of DGPS Partnership LLP Copyright 2014 (c) all rights reserved If the price trends of the past 12 months continue for the next 5 years property values in Leeds will fluctuate as follows:

5 year forecast

125500 125000 124500 124000 e

c 123500 Forecast Price i r P 123000 122500 122000 121500 2015 2016 2017 2018 2019

Years

Council Tax

The property appears to be in Council Tax band A which means you would pay £899 per annum. Please verify this with the local authority before committing to the purchase or rental.

Planning Applications in Your Street

According to the local authority's records the following planning applications are pending in respect of properties in Southwood Gate:

There are no pending planning applications on Southwood Gate.

Planning History

If you are planning on extending or altering a property after you purchase it then you need to know the planning history. Have previous, similar applications been accepted or rejected for this property or others in the street? This would give an indication as to how likely it is that your plans will be acceptable to the planning department. Has the property already been extended in the past? There are limits as to how much bigger you can make a home so you need to beware if it's already close to the limit. The following table shows details of planning consents that have been issued in respect of properties on Southwood Gate including the property you are interested in. Please note

This report is provided for general information purposes only. It is not a suitable replacement for professional legal and valuation advice and is not intended to be so. Those placing reliance on its contents do so at their own risk. To the full extent permitted by law DGPS Partnership denies liability for any loss suffered whether directly or indirectly as a result of reliance on this report. The contents of this report including any logos are the copyright of DGPS Partnership LLP and may not be reproduced in whole or in part without permission of DGPS Partnership LLP Copyright 2014 (c) all rights reserved that there can sometimes been many hundreds of applications, so where there are more than 50 we have limited it to the 50 most recent plus any directly affecting your property (which will be highlighted in red):

Planning History

Address Ref Description Date Swarcliffe Estate 32/265/04/RM Laying out of car parking areas and 4/5//2005 landscaping to housing estate The Larches, Elmet 32/446/03/OT Housing and retail 31/12/03 Way

Environmental Issues

The next section deals with any environmental issues associated with the property.

Flooding

The risk of flooding has to be a major consideration when looking to but a property these days, particularly if it's in an area you are not familiar with. All too common are the scenes on the news of entire villages and small towns being engulfed, nearly swept away by rising waters. The effects can be devastating both emotionally and financially and more and more areas that were once considered safe are becoming susceptible.

According to the information available from the Environment Agency Southwood Gate is in an area with no risk of groundwater flooding and no risk of river/coastal flooding.

Coal and Cheshire Brine Mining

Coal mining activities have over the previous two centuries been carried out in many areas of the country with heavy concentrations in Yorkshire, the North East, the Midlands and Wales. Cheshire Brine mining has also been conducted in parts of Cheshire. Subsidence caused by collapsed mine shafts and adits can seriously damage or even destroy property therefore it is essential when buying property in a mining area to carry out a search with the Coal Authority.

According to the Coal Authority a mining report is recommended for this property.

Metaliferous Mining (Tin and Copper Mining) Search

Similar to coal and brining, the presence of disused tin and copper mines in the vicinity of a property is something you need to know about. Cornwall Consultants are one of the leading providers of of Metaliferous Mining searches. We have checked with them and they advise that a

Radon Gas Levels

Radon is a naturally occurring radioactive gas which emanates from the ground. It has the potential to be harmful in sufficient concentrations such as you may find inside buildings. It is thought that prolonged exposure at sufficient levels may increase the risk of lung cancer. Since 1 st January 2001 and the coming into force of the Building Regulations [2000] it has been a requirement for all newly constructed buildings in areas with high levels to have radon protective measures installed, such as a protective membrane. It is now also an NHBC requirement.

In older homes retrospective measures may be required.

According to the data provided by the Health Protection Agency this property is in an area where 0 – 5 % of homes are above the action level. You should consider carrying out a property specific search.

Schools

A very important factor these days for buyers and renters with children (or indeed those who are planning to have them) is the quality of the schools in the area. It's not surprising considering the apparent gulf in quality from one school to the next and the impact a good or a bad school can have on a child's entire future.

Following is a list of schools within a 1 mile radius (primary schools) or a 5 mile radius (secondary schools). You will need to check with the schools themselves to see if Southwood Gate is within the catchment area. We have highlighted the school name in either green (outstanding), yellow (good), orange (requires improvement), red (inadequate) or white (no formal designation) according the overall grade in the latest OFSTED report:

 Primary

School Distance (m) Last OFSTED report

St Theresas Catholic Primary 0.1 09/01/12 Manston Primary 0.3 26/02/14 Swarcliffe Primary 0.4 27/11/13 Parklands Primary 0.6 11/12/12 Grimes Dyke Primary 0.6 13/12/12 Beechwood Primary 0.8 09/07/13 Cross Gates Primary 0.8 29/03/10 Our Lady of Good Counsel Catholic 0.9 26/09/07 Seacroft Grange Primary 0.9 18/01/10 White Laithe Primary 1.0 28/11/11

School Distance Last OFSTED report

E-ACT Leeds East Academy 1.0 12/06/13 David Young Community Academy 1.1 09/05/12 Temple Moor High School Science College 1.4 19/03/13 Corpus Christi Catholic College 1.9 20/06/13 Allerton Grange 3.4 18/09/12 Mount St Marys Catholic High 3.5 05/06/13 City of Leeds 4.4 23/04/13 Cardinal Heenan Catholic High 4.7 05/02/13 Allerton High 4.8 18/09/13 Brigshaw High and Language College 4.9 15/05/13 South Leeds Academy 5.0 26/06/13

Crime can happen anywhere, but some areas re more susceptible to others. Renting, and especially buying, a property in an area with high crime rate, particularly where there is a high rate of violent crime or crime against property, can be a serious mistake. Aside from the practical aspects (noone wants to be a victim of crime) a public perception that your property is in a notoriously “bad” area can have a seriously detrimental affect on its value.

The following charts will give you an indication of the crime statistics in the neighbourhood of Crossgates & Whinmoor as compared to Leeds and the national average. The figures are in crimes per 1,000 residents and are for March 2014: Crimes per 1,000 of popuation - Crossgates & Whinmoor Anti-Social Behaviour Burglary Robbery Vehicle Crime Violent Crime Other Crime Theft - Shoplifting Drugs Criminal Damage & Arson Theft - Other Bike Theft Theft from Person Possession of Weapons Public Order

Crimes per 1,000 of popuation - Leeds

Anti-Social Behaviour Burglary Robbery Vehicle Crime Violent Crime Other Crime Theft - Shoplifting Drugs Criminal Damage & Arson Theft - Other Bike Theft Theft from Person Possession of Weapons Public Order

Crimes per 1,000 of popuation - England & Wales Anti-Social Behaviour Burglary Robbery Vehicle Crime Violent Crime Other Crime Theft - Shoplifting Drugs Criminal Damage & Arson Theft - Other Bike Theft Theft from Person Possession of Weapons Public Order

This report is provided for general information purposes only. It is not a suitable replacement for professional legal and valuation advice and is not intended to be so. Those placing reliance on its contents do so at their own risk. To the full extent permitted by law DGPS Partnership denies liability for any loss suffered whether directly or indirectly as a result of reliance on this report. The contents of this report including any logos are the copyright of DGPS Partnership LLP and may not be reproduced in whole or in part without permission of DGPS Partnership LLP Copyright 2014 (c) all rights reserved ASB Robbe Burgla Vehicl Violent Drugs CD&A Shoplif Bike Theft Other Weap Public Other Total ry ry e ting Theft from Theft ons Order the Perso n Cross 1.81 1.18 0.14 0.45 0.54 0.05 0.72 0.77 0 0.05 0.59 0 0 0.09 6.39 gates & Whin moor Leeds 3.17 1.01 0.12 0.79 1 0.32 0.97 0.83 0.12 0.42 1.26 0.04 0.18 0.11 10.34 Nation 3.01 0.67 0.08 0.55 1.16 0.3 0.79 0.53 0.12 0.13 0.77 0.03 0.2 0.08 8.42 al

Medical Services

Your nearest hospital with an Accident & Emergency Department is:

St James Hospital Beckett Steet Leeds LS9 7TF Distance: 2.8 miles

The nearest GP surgery is:

Dr S M Laybourn & Partners 846 York Road Leeds LS14 6DX Distance: 0.22 miles

The nearest chemist is:

Seacroft Pharmacy 868 York Road Leeds LS14 6DX 0.22 miles 0.23

Barrett & Associates 896 York Road Leeds LS14 6HT Distance 0.19 miles

Transport Links

The nearest motorway to 19 Southwood Gate, Leeds LS14 5AN is the M1 which is 14 minutes away. The nearest railway station is Crossgates which is 0.9 miles away. Crossgates has direct services to Leeds, Scarborough and York.