What should we do about cracks in our garage wall and our neighbours 50 foot laylandii trees -2 of them?

[crystalglasses]

Our neighbours planted 2 of these trees about 15 years ago right next to our brick garage. I've now noticed there are some cracks in the garge wall and that the crazy paving near the laylandii (on our side) is cracking up. It could be just that the crazy paving is old and the garage is old and so nothing to do with the leylandii. However I'm a little worried that whenever we come to sell, this will be a dealbreaker. I've looked into getting a surveyor to let us know if the cracks are caused by the leylandii but it will cost over £300. My neighbours aren't at al approachable and love their trees but they are really huge, planted right bank up against our garage wall(probably about 2 feet maximum away) and about 15-20 ft away from our house (if you could our garage inbetween their Leylandii and our house.

Does anyone have aqny suggeastions about what I should do? About 3 years ago the branches of one of the trees knocked of one of the upstanding piers on the garage roof. The neighbour has keept the tree trimmed back so it doesn't touch the roof now but never offered to pay us for the repair (it didn't cost alot - only about £80- so we didn't bother asking him)

Leylandii planted that close to the garage are very likely to be causing problems with the foundations. TBH any tree planted that close to a building with foundations is likely to cause a problem. However, you need an expert to prove this if you're going to get your neighbour (or more likely their insurance company) to pay for the damage.

Your neighbour will remain liable even if you don't sort it out before selling the house so a new owner could get the neighbour to pay. However, the longer you wait before resolving it the more damage will occur.

www.gardenlaw.co.uk/

^ thats a great forum fro this kind of thing.

Paying £300 now is going to be easier than having the difficulties of being unable to sell later. If you're thinking of selling, it's probably worth it. Don't forget the trees can only be taken down at certain times of year, because of birds nesting.

DO NOT get them to take down the trees without expert advice (surveyor). Taking down big trees close to buildings can cause way more damage than leaving them in place and doing rememdial work. Once the tree is down, the roots will rot leaving underground cavities, which leads to subsidence.

Speaking from experience on subsidence, I think you need a structural engineer to look at this.

History of subsidence can cause problems when selling and applying for home insurance. Also, the excess is on an insurnce policy is usually £1,000 for subsidence. Think seriously about whetehr you go through your insurance company, because it may cost you more in the long run if you put yourself in a position where you have to declare it to any new potential owners. Paying to fill in the cracks yourself if that is all that is required at this stage you will probably be better off in the long run, but that is after the cause of the subsidence if any, is determined and eradicated.