New roof advised - what new offer do I make?

quatro

My builder has advised me that the roof spread problem with the house I am buying is not going to be merely a case of tieing the timbers to the wall plate.
He can't guarantee it will not move further, and the timbers have been stressed too much to be realigned.
It has been caused by too many joists removed from the rear of the roof when a DIY velux was put in, thus pulling the roof down, and causing the ridge and the rear roof to bow [can be clearly seen with the naked eye.
He recommends, and I would only be happy with, a new roof estimated cost £8-9k.
How much should I now drop my original offer? Is it normal practice to split the difference or do I have a case for asking for £7k off [which I want to do]?

Thanks for any advice, I have never had to reduce an offer before.

nearlyrich

I would start with the full cost if you weren't expecting to pay for a new roof when you put the original offer on the table.

You can always haggle but if you go in too high you will be out of pocket.

silvercar

Do you still want the house? Can you put up with the hassle of repairing the roof?

Were the sellers aware there was a roof problem? More to the point would the sellers have expected potential buyerrs to have seen the problem and allowed for it in their offer? (Especially as you say it can be seen with the naked eye.)

Maybe the sellers were not aware the problem was so large and will be prepared to reduce the price. On the other hand some people need to realise a certain amount from their sale, without which they cannot proceed with their plans.

I guess my first instinct would be to draw their attention to the problem and ask their opinion. Say you've never had to revise an offer before but this is an unforseen expense that you hadn't budgetted for.

distilled

I'd walk away. Housebuying is stressful enough without this additional hassle. Disappointing though it may be when you've found the home of your dreams, your head must rule your heart. What else have they messed up?

quatro

The house is being sold by executors of someone who died before moving in. It has been empty for 15 months and i think they want shot of it.
The executors are 2 solicitors who are also handling the conveyancing. They are not in this area and have never seen the house!
Everything else in the house is ok - it's just that someone did a quick DIY room in the attic and put in the velux themselves. I do not want to use the attic at all.

mummytofour

Simple question, how much do you want the house?

mandi

Hi ,
there are 2 options here.
1. revise you offer, by the cost of the roof, or..
2. ask the vendor to pay for the work, and leave your offer as it stands

either way, the vendor is unlikely to sell the house unlesss the works done, so let them choose from the above..good luck

Mandi

quatro

I want the house very much - apart from this problem it is sound [ just needs freshening up inside] and a nice home.
I think I could be in a good position as anyone else would find the same problem and the solicitors[executors] won't want to do the work thats for sure - but unsure how offer will sit with the vendors family [and the executors].
Wish me luck.....

Doozergirl

This is an issue they are probably unaware of, even if the deceased knew about it. I suspect they'll be accommodating if you're friendly about it.

It is totally normal to revise offers after survey. Explain your quote is for £8-9k and ask for the cost of the work to be knocked off the agreed price. If they say no, then you can come to £7k and then you'll have exactly what you wanted in the first place.

It surprising how quickly a roof can come off and go back on again . If you trust your builder, you've little to worry about - soldier on!

Ooops! Forgot to say Good Luck!

quatro

thanks Doozergirl - I have in fact put in an offer for £7k less than original asking price, and am on tenterhooks awaiting the reply. I have however the full support of my surveyor and the builder who advise me not to back down at this stage.

In the future i will have no way of getting large amounts of money uptogether and this is my only chance to get it right -using the funds from the sale of my present property and negotiating a good price for this house which needs a lot of tlc.

NervousYetFeisty

Ooooh, good luck! Please let us know what happens!