The Essential Role of Flood Reports in Conveyancing

In recent years, the UK has seen increasingly erratic and extreme weather. The 2024 winter was no exception. Every region experienced above-average rainfall, but southern England was hit especially hard and East Anglia saw a record-breaking 106.4mm of rain in February 2024 alone - that’s 248% above the normal average. This led to saturated ground, swollen rivers, and a heightened risk of flooding across much of the UK. Traditionally, we associate flood risk with areas like the Somerset Levels or the Thames Valley, particularly in the wetter Autumn and Winter months. But as climate change continues to disrupt historical weather patterns, flood risk is becoming a year-round concern in regions far beyond the usual suspects.

The increase of wet weather has a significant impact on both property and agriculture. The 2024 winter saw the highest number of flood warnings on farmland since the current warning system began in 2006, and over 1,000 properties flooded in the first week of January alone. This is particularly relevant for regions like the East Anglian Fenlands, where low lying farmland and rural towns are becoming increasingly susceptible to flood year-round. With 1 in 6 properties in the UK now at risk of flooding (around 5.7 million in total), flood searches during the conveyancing process are becoming more essential than ever. While conveyancers aren’t legally required to obtain flood reports, many lenders now include them as part of their mortgage terms and conditions – and with good reason. Flood risk can significantly affect a property’s value, and even its insurability.

But why should flood reports be included in your search pack? Geodesys Customer Service Advisor, Nathan Rogers, shares his thoughts on the role of flood searches in protecting buyers.

“Flood reports are essential so that the scuba-diving stays in the ocean and not the living room, and so summer rains don’t become holidays at sea. You will want to be sure that your new home doesn’t come with a surprise swimming pool in those rainy months!

This can be a concern for many potential buyers who want to finally move in to their dream home. Flood reports help you to investigate any and all areas of the country by looking at risks related to  rivers, seas, rainwater, or even underground springs getting too full. I wouldn’t want to live in a swamp and these reports will help you avoid exactly that. With climate change impacting the environment, it’s more important than ever to ensure that you have peace of mind. Environmental search providers want to help deliver that by providing different options to suit your needs.  

The best way to find out if a property could be at risk, is to order a combined environmental risk report. There are a myriad of environmental searches that cover flooding and flood risks, depending on the transaction type.  These include a Landmark Envirosearch Residential search, or the Groundsure Homebuyers search. These reports provide you with an overview of whether there is a risk of the various types of flooding, and will give further advice if anything should be amiss. Not only that, but these cover a wide range of issues like ground stability, contaminated land, radon risks and even any pesky electric towers that could creep into your lovely countryside view.

If a flood report highlights a medium or high risk, a more detailed environmental search may be recommended. Experts will then analyse historical and current data to pinpoint the exact source of the risk, which may not always be directly on the property itself. They also assess what flood defences are in place and how the risk applies to the surrounding area.

Using this information helps you stay one step ahead, keeping your head above water and empowering you to make the best decision for your future. For added peace of mind, these reports come with up to £10 million in personal indemnity insurance cover, protecting you even if an issue arises later on. If higher risks are identified, the reports will also typically outline available personal insurance options in your area helping to keep you, and your investment, high and dry.”