My Solicitor Says the House I’m Buying Is at Risk of Subsidence, Do I Need a Surveyor?
- Darryl Miller BSc (Hons) AssocRICS MFPWS MPTS MPRSA
- Feb 4
- 4 min read
Updated: 7 days ago
If you’re buying a property in Essex or London and your solicitor has warned that the searches show a risk of subsidence, it’s completely normal to feel concerned.
We speak to buyers every week who’ve been told exactly this — often with very little explanation of what it actually means.
So, do you need a surveyor?
In most cases, yes — but not because the property is necessarily subsiding.
Why Conveyancing Searches Flag Subsidence Risk in Essex & London
Solicitors rely on desktop environmental data, not inspections.
In areas such as:
subsidence risk is commonly flagged due to:
Clay shrink–swell soils (very common across Essex and London)
Historic insurance claim data in the wider postcode
Nearby mature trees
Historic ground movement mapping
Previous mining or ground works (location-dependent)
These searches are deliberately cautious. A risk simply means the area has characteristics where movement can occur — not that your specific property is affected.
This is why solicitors often advise buyers to seek a RICS Qualified surveyor’s inspection.
How a Survey Helps When Subsidence Is Mentioned
A HomeBuyer or Building Survey provides real-world context.
A surveyor will:
Inspect internal and external cracking
Assess whether cracks are cosmetic, historic, or structural
Look for signs of progressive movement (distortion, racking, misalignment)
Consider drainage, trees, and soil conditions
Advise clearly whether further investigation is actually required
In many cases, the conclusion is reassuring and helps buyers proceed with confidence.
HomeBuyer Survey or Building Survey — Which Do I Need?
Often suitable for:
Conventional houses and flats
Properties built after around 1950
Where no obvious movement is visible
It will:
Comment clearly on cracking and movement risk
Explain whether the search result is a concern
Recommend proportionate next steps
More appropriate if:
The property is Victorian, Edwardian, or older
You’ve noticed cracking or distortion
The house has been extended or structurally altered
You want deeper technical reassurance
It provides:
A more detailed structural assessment
Clear differentiation between historic and active movement
Practical advice and cost guidance
What If Subsidence Is Identified?
This doesn’t automatically mean you should walk away.
A survey can help you:
Confirm whether movement is historic and stable
Decide if monitoring is sufficient
Understand likely repair options and costs
Reassure lenders and insurers
Renegotiate the purchase price if appropriate
Many properties across London and Essex have historic movement and remain perfectly mortgageable and insurable.
Why Ignoring a Subsidence Warning Can Be Risky
When a subsidence risk is mentioned in searches, some buyers are tempted to proceed without a survey — particularly if the property appears visually sound or a lender valuation has already been carried out.
That can create avoidable problems later.
Proceeding without an independent survey may result in:
Your lender requesting further reports at a late stage, delaying exchange
Insurers raising questions after completion, when options are more limited
Early warning signs being missed, which could have been addressed or negotiated
Reduced negotiating leverage, once you are legally committed
A buyer-instructed survey provides clarity before exchange, when you still have time, options, and control.
Crucially, unlike lender valuations, our surveys are carried out solely in your interests — not to satisfy mortgage criteria, but to help you understand the property you are buying and the risks that may affect you long-term.
How Rellim Surveyors Help Buyers in Essex & London
At Rellim Surveyors, we regularly assist buyers where solicitors have raised subsidence concerns.
We’re known for:
Clear, calm explanations (no alarmism)
Practical, proportionate advice
Strong local knowledge of Essex and London housing stock
Reports that lenders and solicitors understand
Our aim is simple:to tell you whether there’s actually a problem — and what to do next.
Get an Instant Survey Quote
If your solicitor has mentioned subsidence risk and you want clear, professional advice:
There’s no obligation, and it’s often the quickest way to turn uncertainty into confidence.
Frequently Asked Questions
Does a subsidence risk shown in searches mean the house is subsiding?
No. It indicates the property is in an area where subsidence can occur. It does not confirm that movement is present at the property.
Can a survey confirm whether movement is historic?
Yes. A surveyor can usually distinguish between historic, stable movement and active issues based on inspection evidence, construction type, and surrounding indicators.
Is subsidence always expensive to fix?
No. Many cases involve historic movement that requires no further action. Where repairs are needed, costs vary significantly depending on the cause and extent.
Should I get a Building Survey if cracks are visible?
Yes. Visible cracking is best assessed under a Level 3 Building Survey, which allows for a more detailed inspection and explanation of likely causes and risks.
If the building is new, or I can’t see any cracks, should I still get a survey?
Yes. The absence of visible cracking does not guarantee that a building is free from defects or movement. Some issues develop slowly or are concealed by finishes, recent decoration, or modern construction methods. A survey provides reassurance, identifies early warning signs, and checks factors such as ground conditions, drainage, construction quality, and past alterations that may not yet be visible.
At Rellim Surveyors, we provide thorough, professional surveys that give you the confidence and peace of mind you need when buying a new home. Our expert surveyors use their experience and knowledge to identify any issues, so you can make an informed decision.
Contact Rellim Surveyors today to schedule your home survey and ensure that your new property is everything you want it to be.
EMAIL US:Â surveys@rellimsurveyors.co.uk
CALL US: 0208 064 9980
WhatsAPP or TEXT US : 0771 899 1294