Old Water Main under Tree?

EssexExile

Peter_87 wrote: »

The issue is not with previous owner but with Conveyancer.
This should have been highlighted as part of “Water & Drainage Search” - have been and checked Building Plans I can see that it was their prior to building and Water Board are aware of it.

I don't understand what you think the conveyancers should have told you. I've bought a few houses over the years but I've never been told the routes of all the services.

tonyh66

Peter_87 wrote: »

The issue is not with previous owner but with Conveyancer.
This should have been highlighted as part of “Water & Drainage Search” - have been and checked Building Plans I can see that it was their prior to building and Water Board are aware of it.

Your wrong, nothing to do with the conveyancer, did they tell you where the elec, gas and water enter the house? And from which direction, did they tell you where your drains run to the main sewer? There's no blame and there's no claim...

tonyh66

EssexExile wrote: »

I don't understand what you think the conveyancers should have told you. I've bought a few houses over the years but I've never been told the routes of all the services.

You are correct.

in_my_wellies

I don't understand why this will be a problem. If you hadn't removed the tree you would never have known it was there.
Remove the remaining trees if that was your plan, cover and plant up your garden in the normal way. 65cm is too deep to be disturbed by normal gardening

Davesnave

Peter_87 wrote: »

The issue is not with previous owner but with Conveyancer.
This should have been highlighted as part of “Water & Drainage Search” -

Why would they 'highlight' it. Are they supposed to be psychic?

CON29DW is the standard drainage search. The map shows what water services run near the property and copy is usually included in a conveyancing pack. There's no trees marked on it, so how the hell would the conveyancer, who's never visited the property, know that they are there, or that this would be an issue for you?

You are also presuming that the map is accurate, which it should be, but not always. My map shows the position of a large village-sized water main, but it's wrong, so we nearly put a heavy post through the thing with a tractor-mounted rammer. Fortunately, the contractor probed first with an iron bar, as he's experienced. Even the village main, renewed maybe 20 years ago, is only about 0.6m down and around 4 metres from where the map says it is.

Peter_87

The Water & Drainage Search was a requirement of our Mortgage. It should advise of any Public Water Mains and Sewers that cross the property and provide map indicating the location.

Our Conveyancer advised that there were no water mains or sewers crossing our property. Had we been advised we could have inspected area or advised the Survey company to inspect (visually).

The issue is water mains and sewers on property can interfere with planned development on property. In my case removal of trees to open up garden. Water Board advised that if we damage main as a result of removing tree/roots then we are liable for cost of repair. Based on age of trees and pipe they have advised against removing trees/roots.

tonyh66

Why was a water and drainage search a requirement of your mortgage? its not standard practice.
Is your house and garden located on a previously occupied site (brownfield,farm buildings)?
Having established the pipe is a dead end? could the water company not terminate the pipe at the edge of your property?

If you specifically had a water and drainage search done and it missed this pipe, even though it exists on the water companies plan, then you may have cause to complain to the conveyancer as they have not carried out the search properly.