Britannia Mortgage Refused - Single Skin Wall

wiggy001

Coincidentally, the surveyors that did the valuation have just phoned me in response to an online request I made earlier this week for quotes for a full survey!

I'm waiting to hear back from the surveyor that did the valuation, although I guess he won't tell me too much until I pay for him to go back for a full survey?

I've also been told that the vendors believe the bathroom was actually converted from a bedroom back in the 1950s. So until then, someone was sleeping in a single-skin constructed room, which explains the need for a fireplace in there!

silvercar

wiggy001 wrote: »

I've also been told that the vendors believe the bathroom was actually converted from a bedroom back in the 1950s. So until then, someone was sleeping in a single-skin constructed room, which explains the need for a fireplace in there!

It actually makes less sense. I don't think there was ever a time when a main wall of a house would be built as single skin.

I suspect that on further inspection it could turn out that the part of the wall that looked to be single skin was actually a bricked up window or similar and the rest of the walls are fine.

wiggy001

Thanks for all the comments so far.

Having spoken to the vendors (via the Estate Agent), they are adamant that the kitchen and bathroom are both part of the original construction, 9" solid walls, and that the bathroom is no different to the rest of the house.

I'm waiting for a call back from the surveyor/Britannia as I want to find out if the surveyor has got this wrong before I go any further.

natman

Hi, well done for chasing this up. keep your post up to date , so we can see how it progesses,

good luck

wiggy001

Well it seems that the vendor is still disputing what the surveyor has said so I'm off down there on wednesday night to take a look.

Now obviously if all walls of the bathroom are 4.5" thick, I can easily measure this using the window, but I guess there is no way of telling if it is just the party wall that concerned the surveyor? It didn't say as such in the valuation, so I assume the whole bathroom is supposedly 4.5".

My plan is to determine the thickness of the external walls of the bathroom and:

if they are 4.5" thick, get a full structural survey done to determine if this really is an issue and if all is ok, get another mortgage on the property

if they are 4.5" thick, get a full structural survey done to determine if this really is an issue and if it is likely to cause me a whole world of pain, walk away

if they are not 4.5" thick, or anywhere close, have a word with the surveyor!

Anything else I should be considering at this stage?

Cheers

pawpurrs

Actually shingle shin of brick construction was quite common for the whole of some houses in the Victorian times, and in some areas, I have sold many in Sussex, and they are called Sussex bond, and have sold many with mortgages without a problem.

slopemaster

AFAIK Sussex bond is another name for Flemish Garden Wall bond which is 9" (one full brick), not 4.5" (half brick or 'single skin').
I have certainly never heard of half brick or 'single skin'being used in Victorian houses except for a lean-to scullery or suchlike.
Is this a confusion between solid one-brick walls (the norm in pre-1920 construction) and 'single skin'?
If the house really has half-brick walls, I would run away.

wiggy001

Ok, just got back from another viewing.

2 external walls of the bathroom are indeed around 4 - 5 inches thick, but from speaking to the vendor and seeing for ourselves the construction is actually timber covered with tiles on the outside rather than brick as the surveyor has stated. Party wall is solid as per the rest of the house.

Vendors believe this construction to be original mainly based on the fact the room contains a fireplace/chimney.

So, has anyone heard of this kind of construction before, and is it likely that is it original (1902). What are the potential issues?

We still really like the house and location, and are planning on getting a full structural survey done asap before seeking a mortgage from another lender.

Any thoughts much appreciated

silvercar

We still really like the house and location, and are planning on getting a full structural survey done asap before seeking a mortgage from another lender.

If you really want the property, I would be inclined to get a full structural survey privately and then a basic valuation from the lender. These valuations are so basic they probably won't examine the thickness of the walls and you will avoid this interegation, having satisfied yourself with the FSS.

Out of interest, what does the EPC say (should be part of the HIP). I would have thought it would effect the energy rating.

panks_2002

Coincidentally we viewed a property twice and made the offer and a very nice estate agent (one in a million) told us that he don't want to keep us in dark and a full structural survey has been conducted on the property. Surveyor assessed that the ground floor of the semi detached house built before 1920's is in perfect order but the whole first floor walls are single skinned walls. I didn't have much clue about it and went on internet and came across various scary posts. We loved this house as it has lot of potential and RBS is happy to lend the money as well. My only question if anyone can answer is can any builder demolish the walls of first floor bit by bit and replace it with solid walls within regulations. I know it will cost money but I think shouldn't cost more than £20000 which is worth spending on this house. Any suggestions welcome.