Advice since our survey (Info within)- Valuation similiar, repairs and advice needed!

suisidevw

Hi guys,

All advice, comments, thoughts, opinions appreciated, FTB'er here. Here is the conclusion of the survey that's just been received. The house is an estate and a 1935 semi detached house. Previously it was owned by the same lady for 50 years.

The valuation of the house is £500 more than the accepted offer which is obviously subject to survey.

Am I right in saying from here, I should get in roofer, builder and electrician to provide quotes of works that are apparently necessary (are they all?) and use this figure to renegotiate with the vendor (the deceaseds 2 sons) as it seems there are some relatively large works and weren't obvious?

Many thanks for any help in advance

ACTION

We recommend that you should treat the following matters - all discussed earlier in the report - as Urgent matters
Urgent repairs, to be remedied as soon as possible after purchase. For each item, you should
obtain competitive quotations from reputable contractors before you exchange contracts. As soon
as you receive any quotations we will be pleased to advise whether or not they would cause us to
change the advice or valuation in this report:

C5 Roof structure and covering : repair the slate roof coverings.
C6 Ceilings : remove the polystyrene by a building contractor.
D1 Services : repair/upgrade the electrical installation by a qualified NICEIC registered electrical
engineer.

We recommend that you should treat the following matters - all discussed earlier in the report - as Further
urgent which should be undertaken and concluded before you exchange contracts. Additional investigation
repairs/improvements may be necessary following the results of these investigations. As soon as
you receive any reports we will be pleased to advise whether or not they would cause us to
change the advice or valuation which we give in this report. Should you decide to exchange
contracts without obtaining this information, you would have to accept the risk that adverse
factors might come to light in the future:

C1 Movement : investigate the wall ties by a registered wall tie replacement company.

C2 Timber Defects : investigate the kitchen/utility/pantry floors by a building contractor.

D1 Heating/Other : if servicing has not been undertaken in the last 12 months then a full service
should be carried out on the gas fires and the central heating system by a qualified heating
engineer.

F2
MAINTENANCE There are a number of minor defects which are not urgent or significant but, when taken together,
CONSIDERATIONS the cost of repair becomes significant. The following should be carried out soon after occupation.
You should obtain quotations for the work before you exchange contracts so that your full
financial liability is known, before you commit to purchasing the property:

· Improve ventilation to the bathroom and utility roof and improve insulation of the property.
· Improve flashings.
· Ventilate and cap redundant flues and check the chimney pots.
· Repair the defective rendering and lintels.
· Repair/replace soft and rotten external timbers, defective double glazing and defective windows,
· improve fire exits and carry out external redecoration.
· Carry out repairs/improvements to the internal joinery.
· Test the gas supply.
· Carry out improvements to the drains.
· Repair/upgrade the boundary walls.
· Demolish the garage.
· You should check also that the large panes of glass in the property are safe and on the possibilitythat lead paint has been used in the property soon after you take up occupation.
F3
OTHER We are not aware of any other significant considerations which could affect the property.

Doozergirl

I'm trying to find the relatively major repairs. You'd have to have people in to tell you if there are major repairs due, because that survey isn't giving much away and most of that doesn't show any surprises for me on an older house.

The valuation hasn't been affected so in theory there's not much room for negotiatio - it may affect your own valuation but the vendors may be a little less flexible if it hasn't actually been downvalued by the surveyor.

suisidevw

Thanks Doozergirl.

The vendors won't know the valuation price and I'm not going to lie about it etc but if the 'bad points' were stressed maybe it would give some scope?

suisidevw

up? Any help appreciated...