Would this behaviour be enough to make you move house?

Yes I would move. You should speak to your solicitor about whether you need to disclose anything about the neighbour to the buyer.

Make sure it's really what you want though and moving house also costs money/stress

I think anyone who dosent get any form of neighbour problem is rare. Even my parents many years ago now, who lived in a detached house experienced alot of neighbour noise in the garden which affected them when the when the weather was nice, trying to sit outside . You just never know .

If you aren’t prepared to report this to the police (unwanted abusive text messages and deliberately trying to provoke a reaction from you is harassment) then moving is really your only option.

I’d seek some legal advice: the TA6 requires you to report anything which you are aware could lead to a dispute, not simply disputes formally documented. You know this could lead to a dispute as you say the reason you have not taken formal action is because you wanted to sell and didn't want to have to declare, so legally you are required to report it and could potentially be on the hook for failing to do so - your neighbour seems very likely to proudly tell any new neighbour that she “drove you away.”

Does she own the house or is it rented?

We have a similar issue with unhinged neighbours - who most definitely were causing issues and it was not mentioned till the morning after we moved in! Buy the sellers themselves - who came to retrieve rubbish they had left after handover…

If we can’t sell, and it’s likely due to their odd behaviour (think Tubbs and Edward…) my great plan is to let them know that we are:

1. Going to rent out to a family I shall hand pick - large, loud and preferably with several cars. They will probably smoke in the garden, or dare to drink or have a small gathering of friends in the garden (have heard complaints when we have been in our garden as a small family.. we are a very quiet family due to certain disabilities)
2. Rent it out to SERCO. Even the loveliest of migrant families wouldn’t do at all - or hmo.

Weve got cctv and signs up which has stopped some of the more aggressive slanderous behaviour, logs with their housing association and police. They seem to be known to them as entitled troublemakers a - get a warning and it goes quiet for a while before something else sets them off…

If she's a tenant it should be solvable. But even if she owns the place the council has to respond and deal with the situation. I think I'd go down thst route. It wont affect your future ability to sell if the outcome is that it has stopped. Also a bit morbid of me but if she's that much of an alcoholic she won't make old bones.

Sounds like my sister, she’s an alcoholic too, also abuses drugs when she gets her hands on them. Also very paranoid !

At the times when she's ranting and not lucid, can you phone the police for a welfare check under the guise of concern for her safety? Might get to settle down a little?

This must be horrendous but selling your property knowing how awful she is next door and not dealing with her legally isnt a good move.
What if a family buy your house with a baby or child etc and they knew none of this its not fair on you but it wouldn't be fair to sell and not be honest.
This is your home and its up to you to get authorities involved you're allowing her to behave in this way.
Stand up to her before allowing someone else to go through it all.

Yeah agree with this.

Have you considered screaming “shut the fuck up you fat alcoholic cunt” whenever you hear her? Sometime you have to fight fire with fire. These people cannot be reasoned with. They’re scum. Show her you’re not going to be bullied by lowlife like her.

Is your estate part affordable/social housing? I only ask because a work college bought her new build and a few doors down in the smaller built homes, they went to social housing. They have caused no end of issues with their antisocial behaviour and the police have been involved. She paid over £350k for her house and some go for more depending on where they are on the estate. Dotted in between the expensive homes are much smaller homes which she now knows are mostly social housing. She is trying to move herself.

I agree

And how do you know that the sellers of a detached house you buy won’t have also concealed noisy neighbours who make a racket in their garden day and night? Summers are longer and warmer so people stay outside longer , build tiki bars or sheds used as entertainment spaces (ask me how I know).

Or you move and then get new neighbours who do all of the above

But I agree, this neighbour is particularly horrendous

One of mine is the same. Accuses people of doing terrible things to her but when she sobers up she cant remember what she's said and denies it.

It is a worry their house isn’t selling and makes me worry for you. I would try to get it up for sale without a sign asap. I couldn’t live there.

Get in touch with Environmental Health straight away make a diary of when the noise is, they will deal with it.

Initially I would be tempted to try tit for tat - I know it’s not but not clever, and my husband would definitely be opposed to it but there would be a part of me that thinks “oh you want to see what real crazy looks like you drunk twat”.

Really though, the better option would be to log and report everything. Report her aggressive outbursts at her daughter (probably can’t now she’s over 18) and just report over and over. Especially the texts. She does sound fucking deranged though, and I’m kind of shocked she’s not escalated to anything physical - especially since you mentioned she thinks people are “out to get her”. In my experience people who believe that and drink heavily can be quite dangerous.

You may as well go back to the council as it's not just enforcement action that needs to be shared, if you know you have anti-social neighbours and don't tell prospective buyers, you'll probably end up in court as it's classed as misrepresentation which will cost you a lot of money. There is no way to hide this, you are required in law to disclose such information on the sellers document pack form TA6. If you lie or fail to mention something that later becomes obvious to the buyers, the advice will be to sue you and get their money back. I suggest you get back in touch with the council and resolve the anti-social behaviour as you really have nothing to lose.

I think I'd ask an agent to look for a landlord buyer. Most are turning even three beds into HMO. She will soon shut up when there's 3/5 guys outside smoking and watching her.

We bought an ex drug factory. The owner didn't tell us but the agent did as he didn't want to be sued plus he was changing jobs. I have never had a problem and my buyer (were moving) knows. My neighbours are lovely and they were relieved I turned down a HMO buyer. Your neighbour I wouldn't extend that courtesy to. Good luck.

Ah, so only poor people are obnoxious? Gotcha.

Definitely report her to council or police - I’ve had some truly awful neighbours (including a family with drink / drug issues who ended up in prison for murder!).
I lived alone for several years in a flat which I owned, in a small block, and had a neighbour above who also owned his flat. He had a sound system and would play extremely loud music at 2 / 3 am as he didn’t work. He also used to put notes through my door, try to call the shots over what happened in the building and grounds, and there were a few other strange things that happened which I’m sure were down to him. He was definitely targeting me, and another woman who lived above him but she didn’t live there full time so I got the brunt of it. I reported him a couple of times for noise, to the council, and took recordings of the volume of it. It did stop - but in the end both myself and the other woman did move on as our lives changed. I didn’t declare any of it when I sold and luckily a landlord bought my flat to rent out.
I’m sorry but I actually doubt many people do declare stuff like this when moving - when you think about the number of nuisance neighbours there must be…
I would also report this woman to police for harassment of you (keep a record of everything) and to authorities for suspected child / animal neglect (probably also abuse going on there). Make her life difficult by getting the authorities involved.
Can your husband not block her phone number?
If I were you I would want to move - but if you otherwise like your house etc then why should you? Moving is expensive, stressful etc.I feel for you and cannot stand people like your neighbour!

I just wanted to jump in here and say, we are in SH due to my husband's disabilities (veteran) and, yes, there is one family in our row of 10 who have caused issues however our HA have dealt with it very efficiently and never let up on them. It does genuinely upset me that some SH tenants behave that way because it gives myself and the multiple other well behaved, hard working tenants who love and appreciate our homes exactly this really bad name, something I pointed out doggedly to our HA when I first complained about the problem household. We are also on a new build estate, the family I mentioned know now they have to behave or they will be out, it can be resolved, and not all SH tenants are the same.

You would be very unreasonable to sell your home to an unsuspecting buyer. That would be cruel.

Have you thought about recording her when she's being abusive and sending it to her when she's sober? Maybe that'd shame her enough to stop this behaviour. No sure if that's permissible in UK law?