Buying a flat in high risk flood zone - should I be worried?!

fashionvictim

I used checkmyfloodrisk website when searching for properties.

My flat is first floor too. No river flood risk when using the checker but when buying it I was told it was at risk of surface water flooding.

So worth considering that flooding is not just from rivers but can be rain on poor draining land.

Also surely if a ground floor flat in the block flooded it could come up through the plus/toilets etc and the cost of repairs of any shared areas would fall to everyone.

AlexMac

Frukoz wrote: »

Hi, So I've finally had an offer accepted on a flat which is in zone 3 London and about 200m from a small river. From the Environmental Agency website, it appears to be on a zone 3 flood risk but it's very hard to tell because it's so close to a no risk area as well....I couldn't find any history of flooding. .. an ex-local authority flat which .. is about 2 metres off the ground. ... Is the freeholder (the council) responsible for the building's flood insurance?... maybe ring the council who is the freeholder?...
Thanks so much.

Going back to your OP- I'd say flooding probably isn't really an issue; in my opinion, London - even on on the Thames flood plain, is one of the best flood protected areas in the UK. Even areas like Lewisham (zone 3) haven't flooded in decades since they improved the charmingly named 'River Quaggy' and what you describe - 2m up -seems bomb-proof. Private developers are building like crazy on former water meadows in nearby Kidbrooke Village (the 'brook' bit gives you a clue?) but the old 1970's Council estate they're demolishing didn't flood either.

When it comes to standard pre-sale enquires your solicitor will probably ask if there has been past flooding but to be sure, you can ask 'em to specifically include this Q in their Qs to the freeholder. Probably a waste of time to ring random Council officers to ask them to research and reply to Qs outside their usual legally binding responses to your lawyer.

Yes, the Council will have insuring liability, and I bet they've no trouble finding cover with their portfolio!

As regards other's bias about LA Freeholders, I share your confidence. I own two ex-council BTLs and my LA (Greenwich) are great freeholders; reasonable service charges of around £600-£900 pa including insurance and routine maintenance. Mine (and I suspect yours) don't have a sinking fund so I expect a £5k bill every 6-10 years for major stuff like window renewals, external decor or improvements to communal areas.

My Council are probably typical in that they issue leaseholders with statutory notices of any major (or even minor) planned maintenance expenditure 1-2 years before it happens, then warnus on likely cost so again, your vendor will be obliged to forward these to your solicitor, who (if they are half-competent and not some online bucket-shop cheapo conveyancer) will probably also ask the freeholder.

Good luck with the purchase- great that you've found a place!

caliew

Hi I have worked in insurance for a number of years I have just left due to childcare some underwriters may ask about signs of flooding coastal or river erosion history in or within 150meters some may ask for more than 150meters if the latter is the case you may need to refer to a specialist insurer each one you approach may want rebuild costs as well as market value and as it's a flat it will be a full rebuild cost.