If you are buying near the Georges River, read the flood section of the planning certificate before you read anything else in the contract. City Peak Conveyancing acts for buyers and sellers across Panania, Picnic Point and East Hills, and we explain those notations in plain English before you are committed.
What the planning certificate can tell you
Canterbury-Bankstown Council has flood studies covering the Picnic Point and East Hills catchments and the wider Georges River. When a property is affected, the section 10.7 planning certificate attached to the contract can show:
- Whether the land is a flood control lot
- The 20 year and 100 year flood levels at the property
- The probable maximum flood level, the most extreme event modelled
- Rules for future building, such as how high new habitable floors must sit
If the certificate shows a flood notation
If you are buying a home to live in: get a building insurance quote before you exchange, not after. Premiums on flood-affected land can be much higher, and some insurers will not cover it.
If you plan to extend or rebuild: the floor level rules can change what you are able to build and what it costs. Speak to a builder or town planner before exchange.
If your lender needs a valuation: a flood notation can affect it. We make sure finance approval is unconditional before you are locked in.
If you are selling: the notation is already on the certificate the buyer receives. We prepare you for the questions buyers and their conveyancers will ask, so the sale does not stall.
If the certificate shows no flood notation: the property may still be affected by local stormwater or overland flow. We point you to council's flood information so you can check.
Panania homes away from the river
Most of Panania sits on higher ground, with established family homes and a growing number of duplex rebuilds. Here our usual focus is the contract's special conditions, inclusions and any additions that were built without approval. See how our contract reviews work.
How we work in Panania, Picnic Point and East Hills
Most matters run by phone and email and settle electronically through PEXA. Our Principal Conveyancer, Marcelino Assaf, will meet you in person by appointment if you prefer.
Common questions
FAQs
Will a flood notation stop me getting a loan?
Not usually, but it can affect the valuation and some lenders' appetite. That is why we want unconditional approval before exchange.
Can I ask the seller to remove the flood notation?
No. The notation comes from council's flood planning, not the seller, and it stays with the land.
Do you act outside this area?
Yes, on property anywhere in NSW. See our Bankstown page.
City Peak Conveyancing acts on NSW property only. This page is general information, not advice about your circumstances.