As flooding becomes more of an issue for conveyancers, to what extent can you rely upon the flood map posted on the Environment Agency website? It is important to understand the map’s limitations:

it does not show potential flooding from ground or surface water;

it does not show the potential depth of flooding from river or coastal floods;

it does not distinguish between properties by their height above sea level;

importantly, it is searchable by postcode only (ie it is not site specific – since several properties can share one postcode);

the map is based on a flood risk assessment that uses a 100 sq m grid, but in reality different properties within that grid will have different levels of risk (eg if one is higher than the other);

the risk assessment assumes that the flood defences will work properly (previous flooding experience shows that existing flood defences are often inadequate).

The end result is that it would be dangerous for conveyancers to rely on the flood map when advising a client on the risk of flooding for a specific property.

There are, of course, specialist agencies that will provide detailed flood risk reports. However, it is worth checking the extent to which the person compiling that report is relying upon the Environment Agency flood map (often, that is the main source of information). In practice, residential buyers may find it best to focus on questions 5-8 of the Property Information Questionnaire which obliges the seller to reveal any storm damage (during the period of ownership) and flooding that they know about (even if it occurred before their ownership). Generally, of course, a vague reply will be given, but a purchaser who is genuinely concerned on this point should consider demanding categorical assurances.

The Environment Agency flood map is online at www.environment-agency.gov.uk.