They say you should never judge a book by its cover and that beauty isn’t only skin deep. By the same token as these two adages, you need to remain logical and detached when searching for your dream property and not just fall in love with its aesthetic appeal.

Although many property surveys should reveal anything from subsidence to more major structural faults, not enough people have them carried out. It is better to be safe than sorry, in case you experience the same nasty surprise that befell the owner of a house in Redruth, Cornwall, that made national headlines at the tail end of 2006.

After belatedly realising that the house was located directly above a mine shaft, the owners were forced to abandon the property and place it up for auction at the nominal reserve price of £1,000. The house eventually fetched £32,000 at auction in Plymouth although the new owner’s intentions for the site are unclear.

Mining was prolific around the Camborne and Redruth areas from the late 1700s until 1800s and a large number of mining shafts run along underground. As there was no requirement to keep accurate underground plans before 1878, buying in the area - and other parts of Cornwall where mining was prevalent - can be something of a lottery, although some disused shafts have been filled with concrete.

Flood Risk

Another potential danger that may not show up on a survey is whether or not your potential property is located in an area that may be susceptible to flooding. If you live on the banks of a river in an area that experiences heavy rainfall, or on a flood plain, then this will be immediately apparent, but it isn’t always as obvious. The Environment Agency has a flood map tool on its website that lets you browse areas by postcode, so it may be worth checking this out if you have any doubts.

Insurer More Th>n has produced an information and advice factsheet on flooding. It warns people living in areas likely to be affected to prepare a ‘flood plan’ and in addition to proffering straightforward suggestions such as keeping sandbags and listening out for flood warnings, it also has ideas you wouldn’t necessarily think of, such as keeping your insurance policy documents in a watertight bag!

Mike Holliday-Williams, director of More Th>n Insurance, says in the event of a flood, it will do everything it can to take the hassle away from people. “By following some basic steps, you will be able to reduce the amount of potential damage to your possessions and your home,” he says. “Our claims staff are trained to deal with disasters and they can relieve some of the stress and strain these situations bring.”
It is important to be proactive about acquiring the right cover and not just let nature tale its course. As Mark Till, marketing director of Barclays Insurance, says: “While you cannot prevent floods from occurring, you can make sure you are covered for the damage.”

There was controversy surrounding the Government’s stance on flood risk management after it slashed its 2006-2007 budget by £15m, which provoked outcry and lobbying from the Association of British Insurers, especially in light of the widespread devastation of Boscastle in Cornwall in 2004.

Be Prepared

So the main message to bear in mind is to look before you leap. Always consider instructing a full structural survey on any older property you are thinking about buying, and make sure this contains as much information as possible on things that could threaten your home.

And be sure to take advantage of the useful facilities on the Environment Agency’s website (http://www.environment-agency.gov.uk). Once you have undertaken these processes, take out an adequate insurance policy that protects you against all eventualities, as you can never be too careful.

Buying a new house is an exciting time, but be thorough and make sure getting swept along on a wave of optimism doesn’t leave you vulnerable to waves of a more literal nature further down the line.