Insurance extent where extension not bridged over sewer

Karmabuyer

Hi all,

I am in the process of buying a property (not exchanged yet) but have a few concerns and wondered if anyone has any experience of this situation or advice to offer? 

The house is a small terrace built c.1900. The drainage search shows a combined public sewer running under the alley and then across the back of the house touching the corner of the kitchen extension before it runs on next door. There are no records of the extension lodged with Building Control, suggesting it was built before 1977 or never got approval. Either way, I'm led to believe by the people at Building Control that both outcomes are likely to mean it probably wasn't correctly bridged over the sewer. 

My understanding is that without a build over agreement (which won't be possible to get if built before 1985), and without bridging in place, I need to have an insurance policy. My solicitor has sourced one (vendor won't pay or put one in place), but it's a bit vague. It seems to cover me for legal costs; damage to sewer caused by water company, or the cost of "altering, demolishing or reinstating all or any part of the Property, to comply with a court order or injunction". But nowhere does it state it would cover me if the kitchen had subsidence or started to slip down into the sewer due to a lack of proper bridging. I have tried calling a few insurance companies but boy it's impossible to get to talk to anyone!

My question is - is this normal (i.e. not insurable) or could I expect to get a more comprehensive policy from a specialist provider?

Second query - the Gov flood risk map shows medium risk in the road where the property is. If it's a combined sewer that takes rain water as well as sewage, does anyone know if medium risk means it may not cope with heavy downfalls?

I've never come across any of these types of issues when buying before and am doing this one completely alone, so any help and advice is HUGELY appreciated!

In advance - thank you,

Kay

oliver1951

Kay, do you have a lawyer or conveyancer, they should be able to give advice? Have you had a building survey carried out and was this issue raised as a result of that? If the surveyor raised the issue they may be able to give advice. You have potentially two issues, issues arising from a potentially unapproved extension, which may not be an issue due to the time factor, if you can you should speak to the council building control department. Secondly the sewer which if your building is over it may give you liability for repairs. You should talk to the water company. 

On the issue of risk, given that flooding is becoming more common and this road has a medium risk, I’d be a little concerned. One key thing to check is if the road has been flooded and if so when and how often. Again you could talk with the council environmental dept or with the water company or both to get more info.