Some quotes

typeractive

Hi guys,

Just wondering what people think of the following quotes that have returned for surveys and one for a solicitor.

House is currently classed as uninhabitable due to not having a boiler (so no hot water and central heating). Managed to find out the property also has beetle infestation, and some rising damp. (Managed to find that out from comapny selling the house). It needs a lot of rennovation.

Surveys

Company 1.
Home buyer survey £373.75
Building survey £603.75

Company 2.

Building survey. £494.50
Building survey with valuation. £546.25

Both are RICS surveyors (or credited).

Company 2 is the cheaper one - by quite an amount really. Firstly is it really worth getting a full survey? I read a lot about people saying they're not worth it. As the house is in need of a lot of modernisation (mainly the kitchen), the rest is liveable, just refresh and decorate to my tastes really. Secondly does this sound like a good quote for a building survey? Should I add on the valuation, bearing in mind that the mortgage company will be wanting me to fork out for the valuation also when they visit. 2 valuations may give a more accurate value...having said that they could also be way off!!

Solicitors

I have also had a quote from a Solicitors (recommended by mortgage advisor as he's used them for years and they are supposedly very fast at responding to actions)

Fee - £345
Land Registry search - £3.00
Land Charges Search - £1.00 (per person)
Telegraphic Transfer Fee - £26.45
Registration Fee - £60.00
Total - £435.45

I've yet to source for any other solicitors yet, but was wondering what people think of these figures generally? Oh - all prices include VAT.

All opinions and ideas welcomed!
:beer:

typeractive

anyone?

Thrugelmir

You should ascertain what precisely they cover in the Surveys.

As far as Solicitors go. Use one with a dedicated conveyancing department and team. Less likely to have delays.

Is the property mortgagable?

typeractive

Thrugelmir wrote: »

You should ascertain what precisely they cover in the Surveys.

As far as Solicitors go. Use one with a dedicated conveyancing department and team. Less likely to have delays.

Is the property mortgagable?

Cheers

The property is not mortgageable at the moment - no. Whole point of independent survey is to find out all the ups and downs, then get certain work done prior to valuation, to enable it as mortgageable.

Thanks

clutton_2

"beetle" could be many different types of beetle - you need a specialist damp and infestation company to do a free survey to find out what sort of beetle it is - they will also l ook for dry rot and wet rot - dry rot is a killer and terribly expensive to sort out

typeractive

clutton wrote: »

"beetle" could be many different types of beetle - you need a specialist damp and infestation company to do a free survey to find out what sort of beetle it is - they will also l ook for dry rot and wet rot - dry rot is a killer and terribly expensive to sort out

They will do it free??!!! Should I get this done before the full building survey?

Grz.26

Do not use Wolstenholmes solicitors. useless!

Fire_Fox

typeractive wrote: »

Hi guys,

Just wondering what people think of the following quotes that have returned for surveys and one for a solicitor.

House is currently classed as uninhabitable due to not having a boiler (so no hot water and central heating). Managed to find out the property also has beetle infestation, and some rising damp. (Managed to find that out from comapny selling the house). It needs a lot of rennovation.

Company 2 is the cheaper one - by quite an amount really. Firstly is it really worth getting a full survey? I read a lot about people saying they're not worth it. As the house is in need of a lot of modernisation (mainly the kitchen), the rest is liveable, just refresh and decorate to my tastes really. Secondly does this sound like a good quote for a building survey? Should I add on the valuation, bearing in mind that the mortgage company will be wanting me to fork out for the valuation also when they visit. 2 valuations may give a more accurate value...having said that they could also be way off!!

All opinions and ideas welcomed!
:beer:

The bank's valuation will be a valuation for mortgage purposes - it's unmortgageable so not sure what they will come up with. If you pay for a valuation you will find out what it would be worth to a cash buyer.

You must get a full structural survey as this is your bargaining tool. Ask for examples of the surveyors work, some surveyors go into much more detail that others. Some make more effort to get into inaccesible areas than others (e.g. lifting fitted carpets) - they usually make more effort if someone is present to give permission.

Have you had a damp survey done yet? I think I previously recommended Rentokil as my experience is they go into more depth as to the source of any damp than the average DPC-only companies. Rentokil can do an infestation survey simultaneously. If you need a DPC a lot of the plaster needs to come off, which is very disruptive so if this is avoidable in some areas you ned to know.

typeractive

Fire_Fox wrote: »

The bank's valuation will be a valuation for mortgage purposes - it's unmortgageable so not sure what they will come up with. If you pay for a valuation you will find out what it would be worth to a cash buyer.

You must get a full structural survey as this is your bargaining tool. Ask for examples of the surveyors work, some surveyors go into much more detail that others. Some make more effort to get into inaccesible areas than others (e.g. lifting fitted carpets) - they usually make more effort if someone is present to give permission.

Hi Firefox! Hope you're well

Right, so I am best off going for the independent company with the full survey and the valuation included. I will ask them to provide some examples of their work (do you just mean a survey report to give me a good idea of how comprehensive they are?). There are no occupants in the house, though I would like to go around with the surveyor that way I can chat to him/her about stuff too and watch them at work. I should have the time to do so now.

Have you had a damp survey done yet? I think I previously recommended Rentokil as my experience is they go into more depth as to the source of any damp than the average DPC-only companies. Rentokil can do an infestation survey simultaneously. If you need a DPC a lot of the plaster needs to come off, which is very disruptive so if this is avoidable in some areas you ned to know.

No - not yet, just been looking into this. Is it recommended I have this done first? How much have you paid in the past if you don't mind me asking? I could call and get a quote. Would they include the electircs also? ...maybe not? To be honest I'm not worried about plaster as my best mate is a plasterer! We've already spoken about him doing work to the whole house and at a very good rate. Obviously if we have to pull plaster off during the survey though this might not be favourable - was that what you meant?

Thanks very much - you're becoming a very handy buddy in buying this place! :beer:

oh - and on topic - what do people think of my quotes? any good?

typeractive

Just been speaking to my mate who's been in the building trade for around 15 years, though his family for much longer! He has been to visit the property with me on the first viewing and thinks it's a really sound house. I mentioned about going for the survey etc, and he thinks it's a complete waste of time from his experience of carrying out work for people based upon survey reports (such as recommendation to replace a flat roof in a report - when my friend went to quote teh job it was totally fine and no older than 3 years - the surveyor did not even get up to look at the roof!).

I'm going to arrange my third viewing and my mate is going to come with me with a few little tools and some ladders to have a more in-depth look under fixings and in the loft etc. He really does know what he's talking about, and it's making me wonder if it's worth getting a full survey at the moment? We've been good friends for years and I know the advice will be realistic. Does anyone think I'd be mad to not get a building survey done also?

Fire_Fox

It's brilliant to have a tame builder! Unless he is willing to write you a report/ supply a written quote on headed company paper you won't be able to use his advice to hammer the price down. Nor do you have you anyone to claim from should there turn out to be a problem with, say, the foundations at a later date. A full structural survey is much like buildings insurance, you very very rarely need to claim on it but when you do ....

Your story about the flat roof is all too common - hence you need to view the surveyors work, seek the permission of the owner before you do anything involving tools and ideally be present so you know how long they spent looking at the property. Bear in mind the next purchaser will probably have a homebuyer's report or structural survey carried out - what will you do if it throws up something that requires part of the house to be gutted again?

IIRC Rentokil surveys are free or very cheap, it's a while since I have used them so I forget! Don't think they do electrics but you never know. Really your builder mate could look at that: if there are plenty of sockets and the wiring behind looks new it's a fair bet the place has been rewired in recent years. Do look behind the plates or under floorboards if possible as it's not unknown to leave old wiring but update just the switches and sockets!