Have we offered too much for house with subsidence

[toohottohandlebar]

Having a bit of a panic so looking for some reassurance/advice.

We saw a house we loved and secured it by offering £15 over asking price. However, the conveyancing process has revealed that the house has had subsidence in the past and lots of work carried out on it- not clear if the house was underpinned but we've received documents that state the entire ground floor had work done on it and decorated afterwards through an insurance claim. I've looked up subsidence and read that houses with subsidence issues usually cost 20% compared to those houses without and now I'm worried that we're overpaying for a house that we'll potentially struggle to sell on too. We're yet to have a structural survey but what should we do? The vendor has been a nightmare but has shared a certificate of structural adequacy but I'm not going to lie, this has made me worry a lot. We've been told the subsidence was caused because of a tree outside the house which has now been cut down but I'm worried we won't be able to carry out an extension because of the property's dodgy foundations.

I think it also depends on timing. If subsidence happened within the last 5 years I would be worried; if it happened 20 years ago and has been stable ever since then I would worry less.
If I really loved the house I might pay for my own chosen structural engineer to have a look at it and give an opinion; otherwise I would cut my losses and go elsewhere.

Subsidence happened in 2019 and the property was monitored over a year and was deemed stable and no longer at risk of subsidence since the tree outside had been chopped down.

Can I ask what you ended up doing it the end? Similar situation and feeling stressed

@Firsttimebuyer192 apologies- I've just seen this. We took the risk and bought the house. I was petrified of making a massive mistake but we've been in since August last year and I wouldn't change a thing. We've had a few tiny cracks to the plaster in places but they were either there before we moved in or developed since but it's an old house on a through road so I'm not too worried. We managed to get insurance for the property without a problem- through the insurer the previous owners claimed from without paying an arm and a leg for the privilege. I've also gone ahead and had a new tree planted outside on the road that the previous owners insisted should be cut down (I don't think I can forgive them for that- the street is lined with gorgeous trees and our new one sticks out a mile)!

What has your structural report come back with?

@Firsttimebuyer192
Some of the info in this thread was not correct. It’s important to realise that an underpinned house is absolutely fine. It certainly won’t be 20% cheaper! What matters is what remedial works have been undertaken, how well that’s been monitored if not underpinning, and how accurate the original diagnosis was. You really need a structural engineer to walk you through the issues. Plus if it untreated subsidence, do not buy it. The vendor should repair it on their insurance.