I bought a house in Belgium a couple of months ago. Since taking ownership, I've discovered a chronic water problem in the cellar that wasn't disclosed before the sale. It started as what looked like an undisclosed groundwater collection pit/pump, but a specialist who recently inspected it now believes more than half of the water is actually sewage, suggesting a leak in a sewage pipe rather than (or in addition to) groundwater. I'm currently arranging a camera/leak-detection inspection to confirm the exact source, and I've already notified my property insurer.
I'm now trying to figure out whether this is worth pursuing as a hidden defect (vice caché) claim against the seller, and I realize the notaire who handled the sale isn't really the right person to represent my interests here — their role was to make sure the transaction itself was legally sound, not to advocate for me in a post-sale dispute.
A few things I'd appreciate advice on:
- How do people typically find a good real estate/construction-law lawyer in Belgium for this kind of case (vastgoedrecht/bouwrecht/droit immobilier)? Any tips on vetting one, or red flags to avoid?
- Roughly what should I expect to pay — hourly rate, fixed fee for an initial letter/consultation, or is it usually a % of the claim?
- My home insurance includes a "legal assistance" (rechtsbijstand) coverage — has anyone successfully used this kind of coverage for a vice caché dispute with a seller? How did that process go?
- How long does this kind of dispute typically take in practice — does it usually settle amicably once you have a solid expert report, or does it often end up dragging through court for years?
- Anything you wish you'd known before starting a hidden defect claim?
Any pointers, personal experiences, or lawyer recommendations (DM is fine too) would be hugely appreciated. Thanks in advance!