SE23.com - The Official Forum for Forest Hill & Honor Oak, London SE23
Online since 2002  -  10,000+ members

Home | SE23 Topics | Shops & Services | Wider Topics | Offered/Wanted/Lost/Found | Advertising | Contact
Geddes Hairdressing & Barbering Studio One Armstrong & Co Solicitors Adult Learning Lewisham


Post Reply  Post Topic 
Subsidence issues in Crofton Park, Blythe Hill?
Author Message
SpecialK


Posts: 2
Joined: Aug 2013
Post: #1
25-09-2013 07:29 PM

Hi there,

is anyone familiar with subsidence issues in Crofton Park/Blythe Hill area?

We are thinking of buying a property in that neighbourhood but have been told that the risk of subsidence is high there.

Is the risk real? Can anyone recommend a building insurance company which won't charge an extra premium?

Many thanks in advance!

Find all posts by this user Reply
Duckling


Posts: 23
Joined: Apr 2013
Post: #2
26-09-2013 01:08 PM

I don't know about Crofton Park/Blythe Hill specifically, but any older property in SE London has a risk of subsidence, given it's clay heavy.

My understanding from another poster here on an earlier thread (I forget which) is that insurers will generally assume a potential risk based on your postcode - so the whole of SE23 is relatively risky for example.

Get a proper survey of any house or flat you buy if it is in an older property (especially if its a victorian terrace, as they have shallow foundations) and make sure your solicitors ask the seller if there there is any history of subsidence with the place as part of their enquiries. The major cost with subsidence is when it happens to you and you have to claim under the insurance - you basically get stuck with your current insurer (the major insurers wont newly insure a house that has had a subsidence claim in the last 10 years at best) and your insurance cost will go up.

There is no insurer that wont add a premium - the problem is finding one prepared to insure it if there's been a claim. If your house gets underpinned, then (fairly or unfairly) you will generally find only niche insurers such as NFU Mutual will insure it. Although, as an NFU customer out of choice (no subsidence with our place!) they have been very good so far...

Hope that helps.

Find all posts by this user Reply
daveherne


Posts: 212
Joined: Jul 2012
Post: #3
26-09-2013 01:39 PM

an easy test is also just to get an insurance quote and see!

Find all posts by this user Reply
Sherwood


Posts: 1,347
Joined: Mar 2005
Post: #4
26-09-2013 04:43 PM

It often seems to depend on how near a tree is to the property.

Find all posts by this user Reply
rshdunlop


Posts: 1,111
Joined: Jun 2008
Post: #5
26-09-2013 05:40 PM

Duckling - your information is not quite correct. If a building has a past history of subsidence, the insurer at the time of the subsidence is obliged to carry on insuring the property, even to subsequent owners. It does mean that you have no choice of insurer for some years. After twenty years from the date of the subsidence, if there has been no further movement, you can usually go to the market (but you need to speak to insurers directly, rather that doing it online). So it's not entirely true to say: 'the problem is finding one prepared to insure it if there's been a claim' because the original insurers will insure it in the short to medium term and eventually other insurers will too.

Also, if you suffer subsidence and you claim on your insurance, that doesn't necessarily mean your premium goes up. I had serious subsidence in a house in East Dulwich. I claimed on the the insurance. I had to pay 1000, which was the excess on the policy, but 40,000-worth of work was done. My premium did not rise.

Find all posts by this user Reply
Nellienoodle


Posts: 23
Joined: Feb 2013
Post: #6
26-09-2013 09:03 PM

Our house, which is down the road/hill from CP, had subsidence. It is a bit of a SE London problem. Personally, I wouldn't necessarily rely on the replies from the seller - they could legitimately be unaware of any problems. Caveat emptor! Do you own due diligence. We got a full structural survey. If there is a hidden problem then it is easier to sue your surveyor than the seller.

Quite a few mainstream insurers don't insure this area (apparently), but lots of others do. If you find the place has had subsidence, don't worry! We got insurance from an alternative insurer at a massively reduced rate (compared to the original insurer's rate). It's via a specialist broker company in Maidstone: http://www.woodstockinsurance.co.uk/ I am sure they'd give you a quote, so you can see what you are getting into. One thing to consider is the excess on the policy - our mortgage company stipulated a relatively small excess, which we only realised just before exchange!

Don't be put off! It's a great area to live in. The wonky angles in our house give it more character ;-)

Find all posts by this user Reply

Friends of Blythe Hill Fields


Possibly Related Topics ...
Topic: Author Replies: Views: Last Post
  Premiership Trophy at Crofton Park library Today scully 1 1,239 22-06-2015 06:50 AM
Last Post: ForestHillier
  RUSS open day 15th March Crofton Park Library Alice10 0 1,176 11-03-2015 01:50 AM
Last Post: Alice10
  Crofton Park Assembly Meeting this Saturday derbybill 1 1,213 06-03-2015 09:09 PM
Last Post: derbybill
  Crofton Park Trains MessyMessy 11 4,755 12-01-2015 09:04 PM
Last Post: rbmartin
  Crofton Park and Lewisham on BBC London News Poppy9560 0 1,565 08-06-2012 06:44 PM
Last Post: Poppy9560
  Crofton Park Assembly Sat 4 Feb derbybill 0 1,904 03-02-2012 01:41 PM
Last Post: derbybill
  New Polish Shop in Crofton Park mljay 1 3,025 01-02-2012 08:58 PM
Last Post: priamel
  Crofton Park Community Library Karen Jonason 0 1,549 02-03-2011 12:41 PM
Last Post: Karen Jonason
  Crofton Park Local Assembly BarCar 1 2,078 24-06-2009 09:55 PM
Last Post: michael