Property advise-flood risk

[Inchy]

Wondering if anyone has any advise of experience of the following.

I’m in the process of buying a new house in Clifford (near Boston spa). The searches have been done and it states the flood risk for 5 years of moderate (D on A-E scale).
I assume the risk is from ground water as the nearest rivers would never flood the area where the house is

Now for the life of me I can’t understand why. The areas has never flooded from what I can gather. Will this massively affect house insurance? Or will it just be a few more quid a month?

[Row x]

Wondering if anyone has any advise of experience of the following.

I’m in the process of buying a new house in Clifford (near Boston spa). The searches have been done and it states the flood risk for 5 years of moderate (D on A-E scale).
I assume the risk is from ground water as the nearest rivers would never flood the area where the house is

Now for the life of me I can’t understand why. The areas has never flooded from what I can gather. Will this massively affect house insurance? Or will it just be a few more quid a month?

I cannot answer your question directly, but spent sometime in Boston recently ( never again) but it's very flat, with lots of rivers and dykes, which must flood the surrounding area, depends how far away you would be from them

[dsr]

Which end of the scale is "extreme danger"? A or E?

I know a man who lived at Heifer Lane, Colne, who suffered a huge insurance hit because the river in Trawden flooded and he only lived 50 yards away from it. When he contacted the insurance company and explained that it was 50 yards above the river level as well as fifty yards sideways, he got it reduced. Obviously that won't help for Boston!

[beddie]

Wondering if anyone has any advise of experience of the following.

I’m in the process of buying a new house in Clifford (near Boston spa). The searches have been done and it states the flood risk for 5 years of moderate (D on A-E scale).
I assume the risk is from ground water as the nearest rivers would never flood the area where the house is

Now for the life of me I can’t understand why. The areas has never flooded from what I can gather. Will this massively affect house insurance? Or will it just be a few more quid a month?

Inchy, It could well be the biggest purchase you’ll ever make, if it was me I’d take legal advice from a reputable conveyancing lawyer. It could be worth every penny.

[Bosscat]

Which end of the scale is "extreme danger"? A or E?

I know a man who lived at Heifer Lane, Colne, who suffered a huge insurance hit because the river in Trawden flooded and he only lived 50 yards away from it. When he contacted the insurance company and explained that it was 50 yards above the river level as well as fifty yards sideways, he got it reduced. Obviously that won't help for Boston!

I know someone who when buying their house had to pay for a "Flood risk assessment" for a mortgage, and they were looking at a property on top of a hill with 360 views. The nearest river 1/2 a mile away in the bottom of the valley.

Cost a couple of hundred quid for a bloke to drive up to the property look for 10 seconds and tick the No Risk box

[Inchy]

I cannot answer your question directly, but spent sometime in Boston recently ( never again) but it's very flat, with lots of rivers and dykes, which must flood the surrounding area, depends how far away you would be from them

Boston Spa not Boston Lincs.

The river wharfe runs though Boston Spa, although at the bottom of a valley and if it floods Boston spa I suspect we would all be under water.

I have got a conveyancing solicitor who has just given me the details but provided no advice.


As I say I’ve searched online and have found no evidence the property or surround area has ever flooded

[beddie]

Boston Spa not Boston Lincs.

The river wharfe runs though Boston Spa, although at the bottom of a valley and if it floods Boston spa I suspect we would all be under water.

I have got a conveyancing solicitor who has just given me the details but provided no advice.


As I say I’ve searched online and have found no evidence the property or surround area has ever flooded

You need to change your conveyancing lawyer.

[Row x]

Boston Spa not Boston Lincs.

The river wharfe runs though Boston Spa, although at the bottom of a valley and if it floods Boston spa I suspect we would all be under water.

I have got a conveyancing solicitor who has just given me the details but provided no advice.


As I say I’ve searched online and have found no evidence the property or surround area has ever flooded

My apologies, I never realised there were two Bostons....
I think a good solicitor, in that field is essential...glad it's not Boston, lincs.

[Inchy]

You need to change your conveyancing lawyer.

He outlined the search outcomes (flood risk, Radon, energy etc) and concluded with “based on the time, cost and complexity of the proposed next steps relating to all sections of the report, the transaction won’t be impacted.”

Do conveyancing lawyer advise regarding flood risk? I’ve only moved house once before and never had these issues come up

[Quickenthetempo]

You could always get insurance without flood damage policy.
If you have a cellar below the maximum height of the flooded River, you will get flooded in the cellar.

It's easy to protect the outside of your property with flood barriers.

You will get help from government funds if you flood so insurance isn't a must.

[Jakubclaret]

I know someone who when buying their house had to pay for a "Flood risk assessment" for a mortgage, and they were looking at a property on top of a hill with 360 views. The nearest river 1/2 a mile away in the bottom of the valley.

Cost a couple of hundred quid for a bloke to drive up to the property look for 10 seconds and tick the No Risk box

https://www.yorkshirepost.co.uk/news/we ... pa-3982442

Don't think that box would be ticked. You don't need conveyancing people just possess local info & something between your ears.

[Roger1960]

Flooding can also be a risk if a property is in a local dip or at the bottom of even a small hill. With far higher risk now of unusual storms ,think Valencia , the issue comes from surface water systems being overwhelmed so if your property is in such a location some of the really detailed radar height contouring tech can identify it as at risk

[Jakubclaret]

Flooding can also be a risk if a property is in a local dip or at the bottom of even a small hill. With far higher risk now of unusual storms ,think Valencia , the issue comes from surface water systems being overwhelmed so if your property is in such a location some of the really detailed radar height contouring tech can identify it as at risk

True if the ground is already saturated no run off.

[Inchy]

https://www.yorkshirepost.co.uk/news/we ... pa-3982442

Don't think that box would be ticked. You don't need conveyancing people just possess local info & something between your ears.

Well spotted it hadn’t seen that. Fortunately the property would never be flood by the river as the river would have to rise about 10 metres to make it way down to my village. The flooded properties in 2023 will have been at the bottom of the valley right next to the river. River flooding has not been highlighted as a risk on the survey, just ground water

[Inchy]

Flooding can also be a risk if a property is in a local dip or at the bottom of even a small hill. With far higher risk now of unusual storms ,think Valencia , the issue comes from surface water systems being overwhelmed so if your property is in such a location some of the really detailed radar height contouring tech can identify it as at risk

The property is part way down a very slight incline, not at the bottom of the incline.

[wilks_bfc]

I’m not sure that surveyors actually visit the property and just look at in on a map.
When we bought our current home, the survey came back with a “risk of flood” as we are located right on the canal side.

The thing is we are above the canal and if we flood then those between us and the M65 are in real trouble

[Inchy]

I think il go up and ask the neighbours tomorrow if they have ever had any issues

[IanMcL]

My apologies, I never realised there were two Bostons....
I think a good solicitor, in that field is essential...glad it's not Boston, lincs.

Massachusetts then?

[Row x]

Massachusetts then?

No
Boston, lincs

Boston spa Yorkshire

[AfloatinClaret]

Which end of the scale is "extreme danger"? A or E? ..suffered a huge insurance hit because the river in Trawden flooded and he only lived 50 yards away from it....

We had a similar experience about 20 years ago when some houses near ours flooded and we afterwards received a letter from our insurer expressing concern that our property too might now be considered a higher risk. I replied with some photos and a calculation showing that by the time water levels reached our house's front door, their own 5 storey offices would be under 60 -70' of water

[Jakubclaret]

Well spotted it hadn’t seen that. Fortunately the property would never be flood by the river as the river would have to rise about 10 metres to make it way down to my village. The flooded properties in 2023 will have been at the bottom of the valley right next to the river. River flooding has not been highlighted as a risk on the survey, just ground water

I own a property in nearby otley & I know how much the river can rise quickly I've seen it a few inches off the bridge at tittybottle park shutting the road off. All you need is a 1 off freak weather event for something to become a reality.

[Quickenthetempo]

It's quite easy to Google the nearest river height (live) and previous highest levels. Should even tell you at what height it will flood.

[Tw@]

Its solicitor or barrister in this country, not Lawyer

[chadders]

Hi Inchy,
Have you done a check with the EA? A local officer should be able to help. The Catchment Data Services website might be worth a look-can't remember of the top of my head if that's the one.
Hope it all goes ok
UTC

[aggi]

Wondering if anyone has any advise of experience of the following.

I’m in the process of buying a new house in Clifford (near Boston spa). The searches have been done and it states the flood risk for 5 years of moderate (D on A-E scale).
I assume the risk is from ground water as the nearest rivers would never flood the area where the house is

Now for the life of me I can’t understand why. The areas has never flooded from what I can gather. Will this massively affect house insurance? Or will it just be a few more quid a month?

I had similar, the property I bought had a higher than average risk. No idea why as it's never flooded, there's no water nearby and there are thousands of properties in the area on the same level.

The obvious to the insurance thing is to get some quotes and see how much they'll be. If they have massive premiums then maybe reconsider. I did that and they weren't noticeably different.

[Inchy]

I had similar, the property I bought had a higher than average risk. No idea why as it's never flooded, there's no water nearby and there are thousands of properties in the area on the same level.

The obvious to the insurance thing is to get some quotes and see how much they'll be. If they have massive premiums then maybe reconsider. I did that and they weren't noticeably different.

I’ve done some quotes and the costs is only slightly more than where I live now, but it’s a bigger house so I expected that.

The village (Clifford) is not at risk of river flooding, the risk highlighted is from ground water. I’ve spoken to a couple of locals today and the estate agent. There’s no history of flooding in the village

Thanks for the advice everyone

[Jakubclaret]

It's quite easy to Google the nearest river height (live) and previous highest levels. Should even tell you at what height it will flood.

It does it'll tell you the record levels recorded at the gauging stations which are dotted around the main watercourses unfortunately google will fall short (the important bit) in accurately predicting the levels of rainfall with 100% certainty which will naturally add to all the tributaries & surrounding flatland.

[pushpinpussy]

Its solicitor or barrister in this country, not Lawyer

That is not correct. A lawyer is a phrase used for those who work in the legal profession in the UK. If you want to define them more specifically you can use the term Barrister, solicitor or even paralegal.

[boatshed bill]

That is not correct. A lawyer is a phrase used for those who work in the legal profession in the UK. If you want to define them more specifically you can use the term Barrister, solicitor or even paralegal.

Or Robin Barsteward?

[Tw@]

That is not correct. A lawyer is a phrase used for those who work in the legal profession in the UK. If you want to define them more specifically you can use the term Barrister, solicitor or even paralegal.

Lawyer is another word that has come from across the pond, it has no legal meaning in this country whatsoever.
When I did a law ‘A’ level it was a term that was frowned upon by Chris Hartley my lecturer at Burnley College!

[Tw@]

FAO pushpinpussy
Lawyer is a general term used to describe people who provide legal services. Unlike terms such as solicitor or barrister, lawyer has no defined meaning in UK law. Anyone can call themselves a lawyer, regardless of whether they have any professional legal qualifications or not. In our Standards and Regulations, we use the word lawyer as a shorthand to describe all regulated individuals, but in reality, if someone calls themselves a lawyer, it does not necessarily mean they have an official title or are subject to any formal regulation.
That’s from the Solicitors Regulation Authority website, as you will be familiar with as you are a solicitor

[Loyalclaret]

Many solicitors in the UK refer to themselves as lawyers. I hear it everyday.

[timshorts]

FAO pushpinpussy
Lawyer is a general term used to describe people who provide legal services. Unlike terms such as solicitor or barrister, lawyer has no defined meaning in UK law. Anyone can call themselves a lawyer, regardless of whether they have any professional legal qualifications or not. In our Standards and Regulations, we use the word lawyer as a shorthand to describe all regulated individuals, but in reality, if someone calls themselves a lawyer, it does not necessarily mean they have an official title or are subject to any formal regulation.
That’s from the Solicitors Regulation Authority website, as you will be familiar with as you are a solicitor

That's pretty much what pushpinpussy said. What do you think a "paralegal" is?