Was hoping to exchange contracts on a new home in the next few days and reading through all the paperwork the solicitor just sent and apparently the place is a high flood risk even though it has never flooded.
There is a tiny stream about 20 m from the bottom of the garden and the entrance to the lounge from the garden is up a couple of steps. We already have building and contents insurance set up and that was no problem. I have looked again and it seems that getting insurance is no problem.
Any thoughts or advice? My heart says ignore it but my head says that we don't want to end up with a property we can't insure or ever sell.
Minnie points at the crucial difference between protected and unprotected floodplain. If there's protection, you need to know against what - a one in a hundred year flood? Could happen any time. One in a thousand? Not so likely.
EA's planning comments will be a lot more precise than their maps, if I was worried, about anything built recently, that's what I'd look up.
Definitely speak to your local EA office. You may not need to pay for a flood risk assessment - the EA should be able to tell you what you need to know.
You can find out the flood history, and what the risk is. Just because it hasn't happened in the last 80 years doesn't mean it won't happen this winter! And the 1:100 or 1:75 etc also refers to the magnitude of the event.
If you decide it's a risk you're prepared to take then there a lots of precautions you can take to help reduce the chance of flood water entering your home, and lessen the damage if it does. As well as the EA, speak to the national flood forum and look at the Blue Pages for links to products such as air brick covers, gel sandbags and flood gates.
Just an update.... as I hate it when I search for something and don't find out how it ends
The solicitor went back to the company who did the survey and it turned out that the cursor was in the wrong position at the bottom of the garden. They then evaluated it in more detail and whilst there is 1 in 1000 flood risk to the bottom of the garden, the brook at the bottom would help take water away in the event of a flood. There was also lots of work done when the development was done to improve the drainage and remove the risk of surface water. So we now have a report with a much lower risk and can proceed with the move.