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Original poster

Possible subsidence issue - run a mile?

17 replies

CecilieRose · 20/10/2021 20:58

I'm trying to buy a period flat in London and am wondering it's becoming too much of a headache. I realise these old houses are always going to have issues thrown up in the survey/searches but I'm not sure what is 'normal'. Apparently it had work done about 25 years ago to shore it up/underpin it and all has been well since, but the building insurance excess is higher than normal for subsidence and more worryingly, the seller does not seem to have the documentation about this work, which could cause a problem with the lender.

I'm starting to feel a bit weary and wondering if it's worth it. I felt like the flat was a good deal when I offered on it but it would need a bit of work (new bathroom, kitchen, carpets, etc.) and now I'm wondering if it's all just a bit too much hassle. What would you do? I've had mixed opinions from friends, ranging from run a mile to 'all period houses have some stuff like this' and 'actual subsidence is rare and it's probably fine'.

OP posts:

evilharpy · 20/10/2021 21:02

Following with interest to see what people say.

We have a house that has had subsidence. The cause has been resolved and won't recur, it's had extensive monitoring, and it's just about to have remedial work which will all be cosmetic, no underpinning required. We'll obviously have to disclose it to potential buyers but I think it'll put people off and we'll probably take a hit on market value which is annoying.

maofteens · 20/10/2021 21:58

I'm sure your solicitor will suggest the sellers get some sort of indemnity insurance.

Lightswitch123 · 20/10/2021 22:00

If it's a London flat I'd definitely pull out and get a different one.

I might feel differently if it was a forever home / otherwise very unique and special property

Onandoff · 21/10/2021 08:20

If it’s 25 years post underpinning it’s classed as historic and you should be able to get insurance easily at normal price, even online.

You need the paperwork. Underpinning - if done properly and signed off- should show on the building regs search. The vendor should have received a detailed engineer report too.

Onandoff · 21/10/2021 08:21

@maofteens

I'm sure your solicitor will suggest the sellers get some sort of indemnity insurance.

Ignore this, it is useless.

Original poster

CecilieRose · 21/10/2021 09:08

@Onandoff

1. If it’s 25 years post underpinning it’s classed as historic and you should be able to get insurance easily at normal price, even online.

You need the paperwork. Underpinning - if done properly and signed off- should show on the building regs search. The vendor should have received a detailed engineer report too.

@Onandoff this is the real issue, isn't it? The fact there's no paperwork is going to scare the lender and put off any future buyers too, even if I did get a mortgage.

I'm just baffled as to how the vendor thought they could sell without this.

OP posts:

Original poster

CecilieRose · 21/10/2021 09:10

@Lightswitch123

If it's a London flat I'd definitely pull out and get a different one.

I might feel differently if it was a forever home / otherwise very unique and special property

Because it's not worth the hassle and there are others I could go for?

TBH it's not just this - the searches have shown a lot of fire safety issues too. None of them seem serious or unfixable but it's just more faff and back and forth asking for things to be done as a condition of the sale.

I think the more I think about it, the more put off I am about all this extra work. I don't know what to do next.

OP posts:

Onandoff · 21/10/2021 09:47

Go into the local council building control regs search. You can pop in the address and it will tell you whether they got sign off for the underpinning works. If not then with all the other issues I would walk away.

Original poster

CecilieRose · 21/10/2021 13:19

@Onandoff

It's there - they were done. My solicitor still seems to think the lender could be reluctant that they were done at all. Is this over cautious or is this an issue?

OP posts:

Onandoff · 21/10/2021 13:31

That’s good at least. Did the sellers insurance pay for the works or was it done prior to them moving in? If some by their insurer they will probably be able to get hold of the engineer’s initial report detailing the extent of the subsidence. Post works, Building regs cert is the only paperwork that gets issued. If it’s on the system I don’t see a problem.

friendlycat · 21/10/2021 16:20

The fact that it's a flat and not a house would make me pull out.

There are literally loads of flats on the market, but more importantly if there are issues you then have to deal with the other owners of the flat (above/below etc) as well who may not always be on the same page as you.

It's just not worth the hassle for a flat honestly. Then you mention the other work that needs doing which is all costly, messy and hassle. I really would pull out and find something far more suitable. Flats are not currently as popular in this market and you could take your pick of many many others.

Original poster

CecilieRose · 21/10/2021 17:52

Thanks for the advice, everyone! I think I will pull out. This and some other issues just make me feel like this will all be too much faff.

@friendlycat I keep hearing flats aren't popular, but anything that goes on the market in my bit of London seems to get snapped up pretty quickly! It's also really hard to find a flat that isn't a) a new build, with all the possible cladding/construction issues and headaches that could bring, b) ex-council, which lenders don't like to lend on, or c) a period house, with all the issues they have. Gahhh!

OP posts:

Original poster

CecilieRose · 26/10/2021 17:11

So I did pull out of the purchase. The documents were mysteriously produced as soon as I did, so God knows why I wasn't sent them in the first place. Am I doing the right thing? It doesn't seem like the underpinning is the massive problem I thought it was, but the comments on this thread and other comments from friends made me feel like even the mention of subsidence would put future buyers off. This definitely isn't intended to be a forever home for me - it's a small flat.

I was also a bit put off by the fact I'd share the freehold with the other flat owners - initially seemed like a plus but one of them is a BTL landlord and I imagine it could be a headache trying to get things fixed. The building as a whole is not in great repair and looks quite shabby, although nothing serious.

Am I doing the right thing or am I panicking and losing a great opportunity here?

OP posts:

Lightswitch123 · 26/10/2021 19:13

@CecilieRose yes, exactly.

There are loads of flats in London. It might not feel like it but I'm sure it won't be too long before one comes up that doesn't have all these potential issues.

If it was a once in a generation avaliable/ unique property etc then the pain of sorting this out might be worth it

Lightswitch123 · 26/10/2021 19:15

Hi OP just read your update after my reply. So strange they didn't share the documents in the first instance!!!

It sounds like there are a number of things that make it a less than ideal purchase, but whether you're willing to compromise on them depends really on how much of a bargain you might be getting!

Also make sure not caught out by cladding / fire issues etc. Good luck

Original poster

CecilieRose · 26/10/2021 20:24

[quote Lightswitch123]@CecilieRose yes, exactly.

There are loads of flats in London. It might not feel like it but I'm sure it won't be too long before one comes up that doesn't have all these potential issues.

If it was a once in a generation avaliable/ unique property etc then the pain of sorting this out might be worth it[/quote]
Not at the moment but maybe it's just a quiet time? I feel frustrated I wasted so much time on this one and missed out on loads of better ones I saw in August/September, but that's life, I suppose.

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Original poster

CecilieRose · 26/10/2021 20:58

@Lightswitch123

Hi OP just read your update after my reply. So strange they didn't share the documents in the first instance!!!

It sounds like there are a number of things that make it a less than ideal purchase, but whether you're willing to compromise on them depends really on how much of a bargain you might be getting!

Also make sure not caught out by cladding / fire issues etc. Good luck

Yeah, I definitely am worried about cladding and fire issues! To be honest, I would much prefer to be in a modern flat, due to far better soundproofing (if concrete floors), virtually no chance of rodents or infestations, etc. but the building/safety issues are a huge concern. So basically I need something modern but not too modern, like a low rise brick block, I guess.

OP posts:

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