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House purchase: subsidence history (Read 6004 times)
kg1448
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House purchase: subsidence history
Apr 9th, 2014, 8:33am
 
We are in the process of buying a 4 bed Victorian semi-detatched house in London. We are a reasonable way through the process and have just been notified by the seller that a buildings insurance claim was made in 2008 for subsidence damage due to escape of water (leaking drain) resulting in internal and external cracking. The drain was replaced and the cracks were repaired and then monitored for 12 months, no underpinning was required. It was all signed off and there is a Cerificate of Structural Adequacy. The claim was for approx £10k and apparently they have switched insurers since the original claim and now the buildings insurance premium is approx £400/year. The seller says the insurance has never been subject to any rises etc on all the legal forms.

When we offered on the property (between £500-600k) we had no idea about these problems, therefore our offer was significantly over the asking price. It is a ‘project’ and needs completely modernising. It is in an area of London 5 mins walk from a tube in Zone 3 where there are always numerous offers well over the asking price. It had taken us 6 months to find this house due to being ‘outbid’ on similar properties. We have looked at several other properties for sale since finding out and there is nothing anywhere near as good for the money (it has a good size garden, big driveway and 4 double bedrooms).

Both the front and the whole of the back of the house are pebbledashed. The front looks like it’s been there for years but the back looks more newly done (the pebbledash looks much ‘whiter’). The vendor says both sides of pebbledash have always been there. We are yet to go back and have another look and have the works explained in situ. We have a survey booked but we are now wondering whether we should go ahead and spend any more money. If we are going to continue, we feel there should be a reduction in the agreed price.

The house next door (the other side of the semi detatched) also came up for sale recently, we are in contact with the buyers and have seen inside the house. It has some cracking to the internal walls, but the outside looks fine - it is not pebbledashed and all the original brickwork looks intact. We wonder if the neighbours just didn’t bother to repair the internal cracks due to the same issue.

Apologies this is so long winded! Any useful advice would be gratefully received. Should we go ahead?
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Re: House purchase: subsidence history
Reply #1 - Apr 9th, 2014, 9:27am
 
Hi,
Not a pro, but I would rely on the survey report when you get it in the first instance and if there's a structural Certificate perhaps ask whoever did that one as well.

On the other hand I would consider it strange that both properties are up for sale unless the owners are related in some way, maybe worth asking a few of the immediate neighbours.

The other thing you can do is stand back and view the building from the outside, is the walls plumb or bulging, does the fascia look level etc
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Re: House purchase: subsidence history
Reply #2 - Apr 9th, 2014, 9:38am
 
Thanks, that's a good idea to ask the neighbours. It had occurred to us that it might be slightly strange they both came up for sale at a similar time, but we assume it's because the prices have gone up so much. The neighbour's house has been rented out for yonks, and our one belonged to an elderly lady who died last year.

The buildings look mainly straight however: the sill of the upstairs bay window on the neighbour's house has some cracks and appears to have 'slipped' down slightly. Possibly as a result of the same subsidence, but we're not sure if the neighbour had any remedial work done.

The other issue is that on 'our' house, the very top of the 'end' wall (the only one which isn't pebbledashed) is slightly irregular - the pointing looks dodgy and it isn't quite flat/straight...
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Re: House purchase: subsidence history
Reply #3 - Apr 9th, 2014, 10:32am
 
The surveyor should pick any visible problems. The insurance is quite cheap so they are obviously happy, but worth checking the exclusions.

Generally you have the Certificate plus your surveyor will issue one, so I wouldn't be too worried if the price is right
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Re: House purchase: subsidence history
Reply #4 - Apr 9th, 2014, 10:45am
 
Thanks for this. Do you mean the surveyor would issue a certificate to say there's no movement, provided this is the case?
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Re: House purchase: subsidence history
Reply #5 - Apr 9th, 2014, 2:41pm
 
You should get a written report as a minimum, you could ask them what  paperwork they intend to issue.

Out of interest is there any sign of where they sorted the problem
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Re: House purchase: subsidence history
Reply #6 - Apr 11th, 2014, 10:37am
 
Thanks - we have commissioned a structural engineer's report in the first instance. We are going to have another look and have the work explained in situ...
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