Buying: Underpinning not declared upfront

Biggie

Hi I'm buying a 1930s Semi in North London

I had a fully survey done and surveyor found some movement which was non-progressive hence no big issue.

The search has now brought up building regs for partial underpinning that was done in 1992, the solicitor has requested further paperwork for the work carried out. Also a garage errection was applied for at the same time.

Underpinning doesn't bother me in general as I brought a flat some time ago that was underpinned. My view was an underpinned property had a less chance of subsidence in the future. Especially important here in London were risk is medium due to clay soil.

But now i'm a little concerned about this house because:

- I may find difficulty getting insurance or at least pay increased premiums
- I wasn't told about the problem upfront :mad:

Any advice on where to go from here...

danm

You say that underpinning doesn't bother you in general.

If the vendors are the same maybe they do not view it as a problem to mention.

Biggie

well doesn't bother me to the effect that I would still consider purchasing rather then run a mile. However it is conditional on the extent of the damage and the work carried out. I would still like to be told about it upfront.

Also the flat didn't bother me too much as it's insured by the MA where as I'm responsible for the house.

silvercar

If there has been no movement since 1992 then you shouldn't have any cause for concern and you should have no problem getting insurance.

subsidence claims are registered so you could try getting an insurance quote now and see if there is a problem.

Debt_Free_Chick

The seller may not know that underpinning was done 15 years ago. Did they live there, then? Their solicitor may not have found out, when they bought.

Insurance is possible. It's insured now, presumably, so you could ask the seller for details of their insurer and talk to them, in the first instance. Otherwise, a decent broker will find you insurance. Online quotes are likely to be turned down - you need to speak to a broker/insurer instead.

Jonbvn

It is possible to insure underpinned properties. Have a look at the link for details.

http://www.subsidencebureau.com/previous_subsidence.htm

BTW, as silvercar stated, if no further subsidence has occurred since 1992, then there is no cause for concern.

Biggie

Debt_Free_Chick wrote: »

The seller may not know that underpinning was done 15 years ago. Did they live there, then? Their solicitor may not have found out, when they bought.

Insurance is possible. It's insured now, presumably, so you could ask the seller for details of their insurer and talk to them, in the first instance. Otherwise, a decent broker will find you insurance. Online quotes are likely to be turned down - you need to speak to a broker/insurer instead.

The seller only moved in around 10-11 yrs ago so may not know. But I pressume it would have come up on the related searches.

But if he dosn't know and he hasen't declared it then I persume he's not insured.

Biggie

Also at the same time the property had permission to errect a garage attached to the side of the house.

Is it possible that the underpinning is a result of errecting a garage ? as opposed to subsidence.

Biggie

any more expert advice !!!

PhilipB_2

Ask the vendors to reduce the house price or share the costof fees:
to pay for a specialise engineers report (Your surveyor can refer you to a specialist engineer) and you can use this report (if positive) when you come to sell the house and for insurance purposes....if the report is negative ----just drop the deal.

maninthestreet

The vendor does not have to volunteer information such as this, but must answer honestly any questions raised by the vendor.