To buy or not to buy...house flooded in Carlisle floods in 2005

carlton0903

We are Ftb's and are looking to buy a 2 bed terrace house in Carlisle. Been looking round for ages and this really is the perfect house for us apart from my one big concern....it was on the edge of the flood zone in the 2005 Carlisle floods.

I am not too concerned about the risk of flooding happening again as around 50million has been spent adapting the river courses, developing drainage and increasing flood defences in the area. My big worry is the insurance, do you think we will be able to get buildings insurance for a reasonable price, as obviously it is a condition of getting our mortgage.

I think the flood factor will mean we can knock a chunk off the asking price so that could make up for a slightly higher insurance premium, I just don't want to be stuck not being able to find any and have to pull out of the house purchase.

If anyone has been in a similar position please let me know, any advice/knowledge would be greatly appreciated.

Thanks

kk20

where abouts? The flood defences off warwick road are fairly mature. After 2005 there were new flood defences built all around the city. This was done because of insurance, I have no issues with insurance on one of my BTL (CA2). The problem is - most of the houses in carlisle were in the flood risk so it is unlikely they will parley.

carlton0903

kk20 wrote: »

where abouts? The flood defences off warwick road are fairly mature. After 2005 there were new flood defences built all around the city. This was done because of insurance, I have no issues with insurance on one of my BTL (CA2). The problem is - most of the houses in carlisle were in the flood risk so it is unlikely they will parley.

Thanks kk20, it's just off Warwick road up towards Tesco, CA1 postcode. Think it's going to be a case of ringing round a few insurers, the impression I get it some won't touch previously flooded houses with a barge pole?

Wanted to get an impression of what people thought before we make the 'big' decision. Was your BTL property affected by the floods? Do you think the insurers take into account the work that has been done on the flood defences to reduce the future flooding risk?

kk20

most of durranhill was untouched anyway. Tescos was underwater as was most of warwick road. That is the most sturdy part of the flood defences so I reckon you would be ok. Durranhill is rough though, it gets better towards the curry factory then rough again at old harraby. Look at police.uk - it is fairly accurate for the areas that side of carlisle.

I wasnt affected neither was the house. Insurance is no more expensive than it was when I lived in preston.

carlton0903

Yeh realise I should be cautious of the Durnahill area, this house is on Tilbury rd, the little cul-de-sac just before eastern way so pretty much on Warwick road.

Thanks for the advice, already had a look on police.uk...that site just makes me not want to move to Carlisle, haha!

Hopefully the insurance will be fine, will be asking the current owner about their premiums etc but I realise some people who are with the same insurer as before the floods couldnt have their policies increased dramatically.

kk20

That area was just about above water but has very strong defences. The football traffic will treat your driveway as a carpark though on match days (on account of the disc zone not reaching that far). Good luck staying out of the carvery when you cant be bothered cooking