What’s In A Name? - Identifying Flood Risks
As Property Search Agents, one of the most frequently asked questions we hear is about the likelihood of flooding might be in a given location. This is hardly surprising given the narrative around climate change and the horrendous weather events of recent years. Given the awful experiences that some have endured, it is important not to be complacent, and for those moving into an area that they are unfamiliar with, it is a perfectly natural concern to avoid hidden hazards not immediately apparent on a casual visit or in a glossy brochure or website.
Estate Agents are obliged to disclose ‘material facts’ to potential buyers at the earliest opportunity, and this would certainly include any flooding history. However, not all agents are as diligent in this regard as they might be (shock and horror). Sometimes, they simply don’t know, and in the event of an off-market purchase, there is no agent to ask anyway.
There is, of course, a wealth of information available online. However, this can sometimes be difficult to interpret – focussing as it does on probabilities and ‘once in 100-year events’. Whilst this can be very generalised, it can be useful to assess alongside much more local knowledge. Place names can reveal surprising insights into a region's flood risk, often serving as historical indicators of past flood events. Individual properties, roads and geographical features are frequently named after floods, water bodies, or related events, offering a subtle but telling clue about a location’s vulnerability to flooding. So, Marsh Road, Ford Lane, Riverside, and Weirside might all be locations where a closer look at flood risk is prudent.
There has been much comment on the impact of proximity to water courses on insurance costs. My experience is that in the vast majority of cases, acceptable levels of cover are available on reasonable terms, and I will often ask a seller for details of their existing policy. A thorough knowledge of a local area will also include an understanding of flood alleviation/prevention measures that have been carried out. Just because a location flooded in the past does not necessarily mean it will flood again. Helpful and accurate anecdotal comments about which bit of ‘Marsh Lane’ really does flood and which bit does not can also be invaluable.
At Recoco Property Search, we are used to guiding buyers in fully assessing property. And while we will not be put off by a name we will carefully consider the story behind it.
Mike Henderson FNAEA