Sewer/drain build over issue.

neetiem

Hi
I am new to here but have found that this site has offered some useful information so far so have joined and would be very grateful if anyone can help with our problem.

We have been trying to sell our house. We had some buyers but today they have pulled out because of this issue.

The house itself was built in the 1960's and then at some point in the 70's a garage was added onto the driveway. At the time permission was not needed but the garage was built over, according to the plans, a sewer and a storm drain.

The solicitor of our buyers picked this up in a drainage search and insisted that we obtain build over permission for the building. We have been in contact extensively with South West Water and they are adamant that they cannot issue retrospective build over agreements and one guy we spoke to even went as far as suggesting we have an unsaleable house because of this, which was for us, distressing news.

As far as the physicalities of the problem are concerned, lifting the manhole cover, the foul water sewer seems to run in the opposite direction towards the road in front of the house, different from what the plans suggest, but we don't know about the storm drain. We are also supposed to have a manhole cover in the back of our garden but we don't. If the pipework does exist it would have to be extremely deep as the incline from the top of our property is about 10 foot different to the bottom of our property and the garage has been situated on an extremely thick concrete pad, partly to level out the garage floor, thus the weight of the garage is spread over its area, limiting any pressure in one point.

We really don't know what we can do as although South West Water have been helpful and say the the likelyhood of having to get access to the pipework is slim, obviously they cannot give any guarentees that it will never be the case and because of our enquiries, an indemnity is no longer an option.

We are at our wits end. We want to sell but listening to the guy at South West Water, the prospect is looking bleak.
Reading other posts I know this isn't the only property this has happened with but is there any light at the end of the tunnel? My partner feels that he will have to stay here forever or is there anything we can do to boost the confidence for another prospective buyer, eg cctv inspections or anything.

I'm so dissapointed its not true but am trying to salvage something from the mess.
I would very very grateful for any information or ideas.
Many thanks
Anita

tyllwyd

So it is only the garage that is built over the drain? What would be the situation if you took the garage down yourself?

mrcol1000

I am not sure what you can do but this is a very real problem. I know of several outbuildings and extensions which have had to be demolished because they have been built on drains which then run into problems.
It may well be that you need to demolish the garage or see if its possible to re-route the drains. Have you consulted a solictor? There may well be some ideminty insurance you can buy.

ab7167

Can you get a proper survey done to exactly define where the buildings are and where the pipes are? It sounds like you are nit sure if the pipes are actually there or not?

mynameisdave

Edited....

pararct

Am I missing something here?

So long as the inspection cover is accessible then this shouldn't be a problem.
I can recall a house I owned in the 90's had a conservatory added on by the kitchen where the floor was laminated but we were able to get to the inspection hatch by lifting the laminate.

Depending on the age of the house some of the sewer pipes are at some point going to be under the structure. I own a house now where a foul pipe runs away at around 30 degrees right under one part of the property to the sewer in the back alley (built in 1910 and an en suite added to a front bedroom some time in the past). This pipe is modern and roddable I can see it where it runs though the shallow basement (not used) and out to join the existing foul waste at the rear.
I think building regs changed in the 70's and demanded that foul waste pipes be concealed within a structure rather than channelled down an outside wall, on this basis every house built since is going to have a sewer pipe within its built boundary.

Bottom line is the water main issue in the link is clouding this as this is not a main.

Yes the drain could break or require maintenance but then so it could anywhere right under the kitchen sink even.

My sale as was and purchase with these issues presented no problems at all.

mynameisdave

pararct wrote: »

Bottom line is the water main issue in the link is clouding this as this is not a main.

Thought it might be but I'll edit it out as it has its own topic anyway

archess200

You don't say if this is over a public drain or your own private connection.
If it is a public drain: there is a problem.
I do not know how the water authority view this, but if you can show that the garage has adequate 'lintol' provision ie a reinforced slab or proper lintols over the pipework, and that they can access each end, I don't see why they should not accept this.

Is it possible to reroute the drain?

It sounds like you only have access from one end, so you could track the other end of the drain in order to either locate the manhole or build in a manhole. This allows access along the buried pipe/s from each end for clearing, rodding, lining (if there is a break) or even total replacement.
If it is your own private connections, then think about connecting from your own soil pipe into another part of the main drainage system: costs a bit, but peace of mind and saleability. The surface rainwater system can go to a soakaway (5m from your property): cheap option. This cuts out the buried pipework in question.
Not a very clear reply, but state whether it is your own private pipework or is it taking stuff from other properties?
You can track drains using a special electronic sounding device, or, funnily enough, a water deviner.

lincroft1710

I have an extension built over a sewer complete with manhole which has cover complying with current building regs. No problem getting building regs approval.

parallellines

I had the same problem when selling my parents place and also lost a buyer. In our case it was an en suite bathroom extension , but also built in the 1970s, no paperwork. Yes worst case there is a lot of work if there is a leak but the likelihood of that happening is vanishingly small.

Take a deep breath, readvertise and this time round make sure the estate agent explains the issue up front. I had no problem attracting buyers who were prepared to accept the risk, and if they do that before making an offer then you won't have to deal with buyers solicitors trying to find a legal solution to what is a practical issue.

Bananamana

indemnity insurance. cheaper and eaiser