Would you buy a house with public sewer within boundary of the house and running under it

Catman2025

Thank you for your comments. Can I check if I should consider the following additional reports - CCTV drainage survey and a subsidence survey? Are they any good or just waste of money and I should focus/wait on getting the answers from the solicitor and the seller.

user1977

Why wouldn't you wait for the answers?

user1977

Catman2025 said:

WIAWSNB said:

Catman2025 said:

Looking for some advise. Please help. Looking to buy a house and the drainage search has revealed that there are public sewer (pipes) not only within the boundary of the property i.e. front driveway and the back garden but also running under the property.

I am concerned about any potential health risks, plus will this hinder property value/sale in the future? As well as any future/additional (ongoing/maintenance) costs if something was to go wrong i.e. damp, subsidence, blockages etc.

Would you buy or pull-out? The solicitors have put forward various questions to the sellers including  built over agreement and am waiting response.

The redline shows the foul sewer pipes running from the front of the property, through to the garden. The blackline is the boundary of the property. 

Appreciate any advise/guidance.

How old is the house? And is the part which is over the sewer the original property, or a subsequent extension?
If it's original house, and of a certain age, I wouldn't personally be concerned if there's a lack of B-O agreement; it seems clear that the WB are aware of the layout, and have full responsibility for it - it's on the map.
If it's an extension, then I would be looking for a BOA, although I am not aware if there was a date from when this became a requirement. But, again, that map shows the drain and the house footprint, so it seems clear to me that the WB, again, has full knowledge and responsibility for it. Easy to confirm with them, and I'm sure your solicitor will be doing this. Worst case - the seller provides an indemnity policy.
Is it a problem? In a word, no. This is very common. 
Should the worst case occur, say the sewer under there collapses, the WB has a number of ways of addressing this, including moling or sleeving or redirecting the pipe, but it ain't your problem.
Is it a health issue? I guess under a very extreme scenario, it could be, but one would have to be of a somewhat paranoid or hypocondriactic (sic) disposition to give it a moment's thought. 
Will it affect future sale? It shouldn't, but bear in mind it has given you some pause, so it might discourage a very small number of potential buyers.
What to do? Exactly what you are doing - due diligence in order to confirm the above - ownership and responsibility. Once you are given that assurance, then you live happily in your new home, and have this info to pass to the next happy owner.

Sorry new to this but what is WB? Water company?

WB = Water Board, which is what the predecessor to the water company would have been (several generations ago...)

WIAWSNB

Catman2025 said:

WIAWSNB said:

Catman2025 said:

Looking for some advise. Please help. Looking to buy a house and the drainage search has revealed that there are public sewer (pipes) not only within the boundary of the property i.e. front driveway and the back garden but also running under the property.

I am concerned about any potential health risks, plus will this hinder property value/sale in the future? As well as any future/additional (ongoing/maintenance) costs if something was to go wrong i.e. damp, subsidence, blockages etc.

Would you buy or pull-out? The solicitors have put forward various questions to the sellers including  built over agreement and am waiting response.

The redline shows the foul sewer pipes running from the front of the property, through to the garden. The blackline is the boundary of the property. 

Appreciate any advise/guidance.

How old is the house? And is the part which is over the sewer the original property, or a subsequent extension?
If it's original house, and of a certain age, I wouldn't personally be concerned if there's a lack of B-O agreement; it seems clear that the WB are aware of the layout, and have full responsibility for it - it's on the map.
If it's an extension, then I would be looking for a BOA, although I am not aware if there was a date from when this became a requirement. But, again, that map shows the drain and the house footprint, so it seems clear to me that the WB, again, has full knowledge and responsibility for it. Easy to confirm with them, and I'm sure your solicitor will be doing this. Worst case - the seller provides an indemnity policy.
Is it a problem? In a word, no. This is very common. 
Should the worst case occur, say the sewer under there collapses, the WB has a number of ways of addressing this, including moling or sleeving or redirecting the pipe, but it ain't your problem.
Is it a health issue? I guess under a very extreme scenario, it could be, but one would have to be of a somewhat paranoid or hypocondriactic (sic) disposition to give it a moment's thought. 
Will it affect future sale? It shouldn't, but bear in mind it has given you some pause, so it might discourage a very small number of potential buyers.
What to do? Exactly what you are doing - due diligence in order to confirm the above - ownership and responsibility. Once you are given that assurance, then you live happily in your new home, and have this info to pass to the next happy owner.

I think it is a 1950s/60s built. However, the current owners built a side extension on top of the sewer pipes (on the right of the property across the garage and added the new side extension) more recently in the last 10 years' or so. Solicitors have asked for a BOA and we are awaiting to hear back on this as well as a possible indemnity policy (if it comes to that).

Sorry new to this but what is WB? Water company?

Sorry, yes, the water board.
I would expect a 10-year old extension to have required a boa. Does it have PP? Building Control sign off?
Clearly the map has been updated to show the extension, so I suspect it was all done correctly, but don't quote me.
Yes, I'd definitely include a drainage inspection using CCTV. This should reveal the pipe's location, and its condition, and shouldn't cost much - say £200?
Subsidence report? I presume you'll be having some form of survey, so choose one that's covers this if you wish, but I'd have no specific concerns - if the drains are ok, then your house insurance will cover subsidence, with the usual excess.
If the reports and surveys come back to indicate that the sewer location is known by the wb, with no concerns, then you should be good to go - it's a public sewer, so their responsibility. If you are not certain of this, insist on an indemnity policy.
As said, countless sewers, public and private, are 'built over'. Very very rarely a concern, and an indemnity policy shouldn't cost the seller much.
Our extension, built around 7 years ago, goes over a 'public' sewer - it takes the waste from one neighbour, as well as ourselves, and a boa was required. The WB were actually informed directly by the BC application - it hadn't occurred to me. CCTV report - just over £100. This determined the old pipe was in good order, and our builder just had to ensure the correct 'build over' at the founds. 
I have no concerns that my neighb's poo flies under my floor, some 6' below. And I know my extension ain't going to be dug up should a pipe ultimately fail - there are alternatives.
Due diligence, get the required reassurance, an indemnity if actually needed, but don't 'worry'. Your solicitor should advise you.

Slinky

As far as needing a build over agreement, we extended our previous home in 2007 and needed a BOA then.

Catman2025

WIAWSNB said:

Catman2025 said:

WIAWSNB said:

Catman2025 said:

Looking for some advise. Please help. Looking to buy a house and the drainage search has revealed that there are public sewer (pipes) not only within the boundary of the property i.e. front driveway and the back garden but also running under the property.

I am concerned about any potential health risks, plus will this hinder property value/sale in the future? As well as any future/additional (ongoing/maintenance) costs if something was to go wrong i.e. damp, subsidence, blockages etc.

Would you buy or pull-out? The solicitors have put forward various questions to the sellers including  built over agreement and am waiting response.

The redline shows the foul sewer pipes running from the front of the property, through to the garden. The blackline is the boundary of the property. 

Appreciate any advise/guidance.

How old is the house? And is the part which is over the sewer the original property, or a subsequent extension?
If it's original house, and of a certain age, I wouldn't personally be concerned if there's a lack of B-O agreement; it seems clear that the WB are aware of the layout, and have full responsibility for it - it's on the map.
If it's an extension, then I would be looking for a BOA, although I am not aware if there was a date from when this became a requirement. But, again, that map shows the drain and the house footprint, so it seems clear to me that the WB, again, has full knowledge and responsibility for it. Easy to confirm with them, and I'm sure your solicitor will be doing this. Worst case - the seller provides an indemnity policy.
Is it a problem? In a word, no. This is very common. 
Should the worst case occur, say the sewer under there collapses, the WB has a number of ways of addressing this, including moling or sleeving or redirecting the pipe, but it ain't your problem.
Is it a health issue? I guess under a very extreme scenario, it could be, but one would have to be of a somewhat paranoid or hypocondriactic (sic) disposition to give it a moment's thought. 
Will it affect future sale? It shouldn't, but bear in mind it has given you some pause, so it might discourage a very small number of potential buyers.
What to do? Exactly what you are doing - due diligence in order to confirm the above - ownership and responsibility. Once you are given that assurance, then you live happily in your new home, and have this info to pass to the next happy owner.

I think it is a 1950s/60s built. However, the current owners built a side extension on top of the sewer pipes (on the right of the property across the garage and added the new side extension) more recently in the last 10 years' or so. Solicitors have asked for a BOA and we are awaiting to hear back on this as well as a possible indemnity policy (if it comes to that).

Sorry new to this but what is WB? Water company?

Sorry, yes, the water board.
I would expect a 10-year old extension to have required a boa. Does it have PP? Building Control sign off?
Clearly the map has been updated to show the extension, so I suspect it was all done correctly, but don't quote me.
Yes, I'd definitely include a drainage inspection using CCTV. This should reveal the pipe's location, and its condition, and shouldn't cost much - say £200?
Subsidence report? I presume you'll be having some form of survey, so choose one that's covers this if you wish, but I'd have no specific concerns - if the drains are ok, then your house insurance will cover subsidence, with the usual excess.
If the reports and surveys come back to indicate that the sewer location is known by the wb, with no concerns, then you should be good to go - it's a public sewer, so their responsibility. If you are not certain of this, insist on an indemnity policy.
As said, countless sewers, public and private, are 'built over'. Very very rarely a concern, and an indemnity policy shouldn't cost the seller much.
Our extension, built around 7 years ago, goes over a 'public' sewer - it takes the waste from one neighbour, as well as ourselves, and a boa was required. The WB were actually informed directly by the BC application - it hadn't occurred to me. CCTV report - just over £100. This determined the old pipe was in good order, and our builder just had to ensure the correct 'build over' at the founds. 
I have no concerns that my neighb's poo flies under my floor, some 6' below. And I know my extension ain't going to be dug up should a pipe ultimately fail - there are alternatives.
Due diligence, get the required reassurance, an indemnity if actually needed, but don't 'worry'. Your solicitor should advise you.

Hi All,

I wanted to give you an update on my purchase situation so far.

The water company has confirmed that no BOA was/is required for the extension that was built about 10 years' ago (over the sewer pipe). The water company consented to the extension without a BOA.

The water company (assuming remotely) checked the manhole and said everything is running freely. They would only put a camera in if there was an issue or there had been an issue. The records show that there have been no issues.

The manhole for the public sewer pipe is located on the street away from the property and there are three ‘mini’ manholes on the property that serve the purchase property only.

The extension has building control sign off and certification from the local council.

Not sure if I need a CCTV survey at this point but I will make sure to take the necessary buildings insurance etc.

The solicitor is seeking an indemnity policy to go in place before exchange/completion.

(It shouldn’t come as a surprise but unfortunately my solicitor is incompetent of the highest order  – and that’s putting it lightly and perhaps for another chat for another day).

Please advise with any final thoughts.

Thanks, in advance.

vic_sf49

If the water company gave consent, what is the policy indemnifying against?

Don't they just cover costs, if say the water company said "oi, we have issues with your extension" , which they won't, as they gave consent?

Indemnity policies can have their uses. My house sale was stalling as there was a missing, possibly never issued FENSA certificate. Buying an indemnity policy was cheaper (<£10), than just ordering a copy of the FENSA certificate would have been (prices in 2001).

Catman2025

So the seller has come back to say that they will not pay for a indemnity policy as build over agreements were not in force at the time of the original extension built.

WIAWSNB

As said by Vic, what would such a policy protect against?
It's a public sewer, confirmed as such by the WB. They didn't require a boa presumably because of the depth of the pipe and type of ground - Ie, no risk - and the sewer is not your responsibility in any way.
Jobbie literally jobbed.
This is a none issue.
Happy New House. 
It also doesn't require any special consideration in your insurance policy. But do, always, add Legal Protection to it. 

vic_sf49

Catman2025 said:

So the seller has come back to say that they will not pay for a indemnity policy as build over agreements were not in force at the time of the original extension built.

So if you still think you need one, you will have to buy one yourself, or walk away.