Japanese Knot weed treated - advice on purchase

FTB21

Hello

Im in the middle of a house purchase and was notified by my solicitor last week that the house we're buying had a 3 small shoots of Japanese Knot weed (JKW) back in Jul 2019, which was treated and had an insurance back guarantee to last 10 years (to end Jun 2029).

The surveyor we had round in Oct did not detect and JKW, nor did the lender when they did the valuation - but as they were done in Sept/ Oct - I think this is when JKW dies down so difficult to see.

The JKW is located at the back of the garden (and is in the neighbours next doors as well as the garden directly behind this garden) and is more than 7 m away from habitable space.

Love the house, love the area, well priced compared to the houses on the same street, many houses on this street were up for sale/ sold in the last few months.

Could I get people's opinions on this please?

There's a part of me that's been spooked by this and the other part is telling me it should be fine seeing how I've counted 3 other house on the same street has sold the last few months and as long as we keep inspecting and keep under control it should all be fine? We're looking to stay in this house for long term, potentially a forever home but you never know what might happen.

Thanks

elsien

There is JK in my area in adjoining houses. The landowner is not keeping it under control so I have been doing a DIY  job for three years to keep it out of next door's garden, which so far is going quite well. Nothing came up last year.
In my experience it spreads faster when you have idiot neighbours who keep cutting it back and spreading it. The stands that are left in peace or treated properly aren't so much of an issue.
It wouldn't be a deal breaker for me, depending on the below.
There are several factors I would suggest you need to consider:
The guarantee and plan for your garden, whether it's transferable to you and whether it's a reputable company who know what they are doing.
How the neighbours are managing the bits in their garden and whether it is likely to spread to yours again. Your mortgage lender may also have a view on this.
The impact on other buyers in the future. Yes it's a nuisance, but some of the reporting has been little short of hysterical and it will send buyers running a mile, whether warranted or not. If you're not selling for years that's less of an issue. But it does need to be on your radar. 

FTB21

Thanks Elsien, really helped put my mind at ease a bit.

Just seen that the guarantee is transferable (for a small fee).
Just out of curiosity when JKW is discovered in your own garden and you get someone out to treat it, do they also treat the next door neighbours JKW? So if I had someone come into treat any new shoots of JKW surely it will also need treatment for the neighbouring garden right to stop it spreading back to mine? If so is the cost normally split between neighbours?
As  my solicitor brought this to my attention, I belive they would have mentioned to the lender on this finding, I'll check to make sure

elsien

My unhelpful neighbour is a BTL landlord who really doesn't care. He sent a workman to try to dig it up which just ended up spreading it a lot further. Finding out if there has been any discussion with neighbours about a joint plan would be something that you could certainly ask/investigate. 

I  also need to add a caveat that my DIY job is probably working because nothing is being disturbed. If there was digging going on it might prompt the rhizomes back into action again. 

princeofpounds

If everyone was doing it properly, then yes, you would try to eradicate whole areas and neighbours would band together to do it. That happens often, but you may have someone who doesn't care living next door, so you can't assume it will happen. You can't just treat the neighbour's property without permission. Sometimes you can get the council to force an eradication.

It is not difficult to treat small encroachment of JKW yourself, although at one stage the EU were trying to make it so by restricting suitable herbicides to licensed professionals. 

Your solicitor acts for your mortgage lender, so yes they will be aware.

It could cause you some difficulties reselling if not sorted out next door - there is more hysteria about it than is warranted - but with treatment guarantees it's normally ok. 

FTB21

Thanks for the advice.
Just seen the treatment invoice/ guarantee, it looks like the company had access to the 3 other surrounding gardens (the one on the right, and the 2 gardens directly behind my garden and the neighbours garden) and can see they took pictures so access seemed to of been provided.
I'll ask more about the treatment plan, as far as I can see from the invoice herbicidal treatment was applied @elsien I will check what happened to the neighbouring property or if there are any joint plans thanks - It would be a little difficult to try and fight JKW if the neighbours aren't doing anything about it - like putting out fire with a water pistol!

Anything else I should ask about this to my vendor?

elsien

Can’t think of anything else. There have been other threads on the topic though if you do a search.
And can get to grips with the now appalling search function. 

Marvel1

I had it 3 years ago, treated myself with roundup tree stump, followe instructions not to spray until September, didnt touch it physically and nothing next 2 years.

FTB21

Marvel1 said:

I had it 3 years ago, treated myself with roundup tree stump, followe instructions not to spray until September, didnt touch it physically and nothing next 2 years.

Thanks, this helps put me at ease, although I probably won't trust myself to treat it properly! So think I'll get the professionals  in to do the treatments

EdHam

Hi 

Reading through your question/predicament, if your solicitors have picked up that the Japanese Knotweed was treated back in July 2019 and that there is an Insurance Backed Guarantee Certificate in placed covering this work for 10 years (June 2029), then you should be absolutely fine with the purchase.

Should the Japanese Knotweed start to re-grow & sprout again, you should be able to call the company that did the original treatment, provide the guarantee number and they will come back to re-treat the Japanese Knotweed, hence this is why the certificate is to cover you for 10 years.

The only issue is the growth on the neighbouring properties, if they do nothing about their side, then there is potential for it to spread back over to you. The Government website on Japanese Knotweed says " Though it is not against the law to grow Japanese Knotweed, If you do not keep it under control and allow it to spread to a neighbouring property, you can be held liable and possibly face prosecution"

I spoke to someone who was very helpful about this called Dan who gave me is email address dan@knotweedsurveys.com

He explained also for people like Elsien they could claim compensation & free eradication as his company specialises in Japanese Knotweed related problems such as this, as Japanese knotweed  can be very expensive to remove and decimate property values.

Hope this helps guys

Ed

elsien

For information, the company referenced seems to be a no win no fee lawyer.
Nothing wrong with that if it's what people want, but it's helpful to know.