House we are buying, radon and flooding.

[CrapBag]

Had a search back that said there is no flood risk. But there is a small river, over 400 metres away and at the bottom of a valley and the report mentions this river, but I think there is no risk whatsoever to the house. The solicitor has sent a letter saying he is not qualified on these things etc but "if applicable" and goes on to talk about flooding and surface flooding and there can be another search type thing carried out for £25 if we would like it, can affect value in the future, resale etc etc. I grew up in a house nearby and we have never had a problem, it is at the top of a hill and the other side slopes down gently and at the back of the garden is a field that has a very steep slope. In my mind there is no flood risk whatsoever as I can't see where the water would sit (wrt surface flooding). Am I being ignorant about it though?

Also the report has detected radon, but nothing about levels or anything. Apparently you can get a kit once you have moved in and take 3 months worth of readings to see if you need to do anything about it (surely a bit late then). We are near a dockyard so I don't know if that has anything to do with it? Also I have family who have lived in this area for years and years and no one has had any problems. I don't know anyone who has had lung cancer (yet, I suppose there is still time).
WWYD?

The property we're buying shows a risk of surface and groundwater flooding, but as we live very close and have a friend in that road we know there's been no problem, even with the 2007 floods. Personally, I don't think the search is very accurate as map shows properties I've known to flood as not even having a risk! I think it's a standard enquiry now, but you could get your solicitor to ask if the vendor has any knowledge of flooding to the property you're interested in (or indeed the ones either side).

Sorry, I don't know anything about radon. Might be worth talking this over with your solicitor.

On the Environment Agency website there are maps of flooding, you can look there to see.
Radon is most likely because your underlying bedrock is Granite. It is perfectly natural. The problem is in a modern home and/or a well insulated one you may get a build up of Radon. If this is a problem there is a fan system that can be installed to prevent the build up.
However any other house in the same area is also likely to have Radon gas.

local knowledge is king when it comes to flooding. Things do change, especially if there has been excessive development which means runoff doesn't work any more.

ask the current owners; they are not allowed to lie to you. Also run some insurance quotes for the house (you don't have to own it to do this), mentioning the watercourse,and see what happens.

regarding radon - I live in an area where every single house comes up on the radon searches. It's nothing to do with dockyards, it is a geological issue. I expect that your report has simply flagged up that you are also in one of these areas, not that the actual house has a problem. If the actual house has a problem that's different! My partner was born and bred here and we also don't know anyone with lung cancer.

here is the site that may help:

www.ukradon.org/information/ukmaps

FWIW I wouldn't worry on either BUT I'm not you and not buying the house!

Thanks.

I actually grew up next door, the house that is joined to it so I know the flooding really won't be an issue and it doesn't worry me. Unless the whole city ends up deep underwater, I can't see how the water would sit at the top of some very steep hills.

I think its just the fact that the radon was brought up on the search made me think a bit. I didn't really consider anything like that, but various relatives have lived next door for 50 years and the seller has lived there for the same amount of time, as did her mum so I don't think there is really an issue. Many of the people around there are the same ones from when I was much younger so I am probably just being a bit paranoid.

Radon is a gas that comes up from the ground, in tiny quantities, in certain areas depending on the rocks beneath. An older house will usually have a wooden floor with a space underneath that is ventilated with airbricks. In areas with radon, fans can be added to ventilate it away. If you are in such an area (I'm not) there will be people familiar with what has to be done. It is not viewed as an emergency, I expect you have to be careful to get someone reputable and not an overpriced scammer. The local council might have extra building regulations to cover it.

Forgot to say, I phoned our present insurance company for a quote and was honest and said the search showed the property was at risk of surface or groundwater flooding. She asked me if I was aware flooding to the property we're buying or the ones either side, which I'm not and they said that's all they needed to know.