Surveys advice needed!

Babylonian_2

I've read through the helpful comments to earlier posts and wonder if you could give me some advice too.

I've just had my building survey results -
Background - 2 bed + 1 studio room mid terrace stone house built 1890 ish. Offer of 145K accepted. On market for 150K. Similar properties for sale in the area between 140K and 180K. BS valuation - 135K. 113 square metres.

I fully accept that when you buy an older property a building survey will show up work - what I need to know is what is a serious problem.

Movement - to the front wall between the next door neighbour's house. Crack runs vertically up the height of the house - old so probably not too serious according to the surveyor. This house was an end of terrace and then the next door neighbour's house was built later.

Also vertical crack by rear door where the rear vertical stone member is pulling away from the remainder of the stone wall. Probably need to replace the rear door with a more structurally stable element and to strengthen the lintel above the door. Surveyor recommends a structural engineer to advise further.

Roof - complete renewal of roofing slates and roof lining recommended by surveyor

Loft conversion - no building regs so needs to comply

New downpipes needed

No damp course - high damp levels detected downstairs.

Central heating - the vent is too close to the outside vent stack and needs to be moved.

Other minor issues...

I have called the Estate Agents today and explained the down valuation and the work needed - so the ball is now in the vendors court.

We are really keen on the house because of the location and were willing to swallow the lack of parking because of this. We are wondering whether all this work may be a bit too much for the price and the lack of building regs concerns us.

Advice or comments anyone?

Ian_W

Hi Babylonian,
No expert, just an interested by-stander :rolleyes:

But my worry list would be in this order:
1. Rear door crack, structural engineers don't come cheap and neither, in many cases, does the structural work that follows.
2. Renewal of roofing slates and linings, depending on size of roof and where you're located about £3-4k might be a rough idea of cost. If timbers need replacing you can probably double that.
3. New damp proof course - ballpark for injection on terraced £1 to 1.5kish?

Loft conversion - to comply with BR's might cost a lot and include fire doors and strengthening joists BUT loads [seems like the majority in a lot of areas] of props have loft cons that don't conform. Difference is you can't officially classify them as a bedroom unless they do, but as a loft room they are OK without BR's. There's another thread HERE discussing them. Don't personally think it is a big issue but check it out with your local council building control. Depending on when the conversion was done, may not need to comply with current regs.

The surveys thrown up quite a lot of issues that, on the face of it, could be quite costly. If you can get the costs quantified and renegotiate on price it may still be worth it if the property is right for you.

BoL whatever you decide.

distilled

Walk away!