Rookwood

The two badges do not mean that the house is at high risk. tytl has confirmed that its badges are based on how close mapped flood areas are to the title boundary. At Rookwood, the map shows a medium-risk area in the school playing field beside the boundary, and a small low-risk area at the bottom of the garden. The map reviewed does not appear to show either area over the house. GOV.UK rates surface-water flood risk at the house as very low.

The report’s “1 > 3.3%” means a yearly chance between 1% and 3.3%, roughly between once in 100 years and once in 30 years. “0.1 > 1%” means between 0.1% and 1% a year, roughly between once in 1,000 years and once in 100 years. The “>” sign is being used to show the range; in plain language, read it as “to”. These figures describe the mapped areas, not the house, and are not a timetable for when flooding will happen.

If you would like a more detailed assessment, ask your conveyancer about obtaining a detailed flood report.

Basis: tytl Material Information Pack, tytl mapping view, GOV.UK long-term flood-risk check and tytl’s written explanation of its badges. Reviewed: 13 October 2026. This is an AI opinion, not a site-specific flood survey. The precise mapping details remain to be confirmed.

The recorded planning position is that the field was not allocated for development in the adopted Local Plan or the withdrawn 2016–2038 draft. A replacement plan is being prepared, so its future status cannot be guaranteed.

Absence of an allocation does not establish that development is impossible or determine the outcome of a future application. If this is important to your purchase, ask for current planning evidence and consider a named planning professional’s opinion.

Basis: planning evidence recorded in the Rookwood property file. Review trigger: publication of the replacement Local Plan, or a relevant application or policy change. This edition does not independently recheck planning records.

Yes. The local authority, environmental, and drainage and water searches are available for inspection.

PIP recorded the local authority search as replaced on 6 October 2026 at 14:27 and the environmental search as created that day at 16:43. Ask the selling agent to arrange access for your conveyancer.

Basis: PIP notifications and the recorded transaction update, updated 10 October 2026.

Rookwood is recorded as the penultimate sale in the chain. Beyond Rookwood is an end-of-chain executor sale, with the vendor’s solicitors instructed. Probate is not currently recorded as a consideration, although that position may change.

Basis: seller’s position recorded in the property file. Ask the agent to reconfirm the current chain position before making an offer.

Yes. Ask the selling agent to arrange access to the available pack for your conveyancer. Agree the scope and cost of their review directly with them. They can advise on the documents, outstanding matters and further enquiries relevant to your intended purchase.

No property-specific conveyancer opinion is published in this edition.

Use the answer type, evidence and significance of the issue to decide whether further advice is needed. An AI opinion can help identify questions. An agent’s answer explains information within their role. A conveyancer or another named professional can advise within an agreed scope.

If you need a Paid Professional Opinion, ask the agent to help identify an appropriate professional. Agree their scope, fee and reliance terms before commissioning it. No Paid Professional Opinion has been added to this edition.