should I buy this house with a two storey sinlge brick wall extension?

lincroft1710

It would not be double skin i.e. brick/brick, or brick/block like rest of house. Mortgage surveyors are currently very fussy beggars who seem to find any excuse to deter potential buyers and lenders.

If you do decide to proceed, I trust that any offer you make will be at least £5K less than if no work needed doing. Kitchen units will need to be removed and may not be able to be replaced. Your electrics and plumbing may need replacing/moving/altering in the rooms affected, depending on where they run/are situated. Plus the inconvenience factor.

hotcake3

so u mean that even if I went through all the trouble - i might still risk not be able to sell the house in the future?

Cost to insulate will be

£3000+rewiring/moving bioler/cupboard+plumbing + inconvenience

+ standard £5K off

Should ask for £10K off for that factor

If I re-build the extension do you know how much it would cost?

marcg

You don't need planning permission for any extension built before 1st July 1948. If you can't tell how old it is, in all likelihood, neither can anyone else. If you're really worried about it, you can apply for retrospective planning permission from the council for about £200. It would be really ridiculous of them to reject it if the building has been standing for more than say 15 years. See http://forums.moneysavingexpert.com/showthread.html?t=1644399

If you apply for and get building regs for the improvements I would say it actually improves the saleability of the house - it shows work has been done properly.

Where is this house, btw?

lincroft1710

I would not say you would not be able to sell the house, just that there may be problems.

There is no such thing as "standard £5K off". House could be £10K, £15K overpriced or even underpriced. You have to decide what you think house is worth, taking asking prices of other houses into account.

If you have to move boiler unless it is fairly new you may want/have to consider replacing. So that's another £2K (at most).

Demolishing and rebuilding a 2 storey extn will not come cheap. You'll need building regs and have to build on bigger footprint to allow for double skin walls or end up with reduced internal space. It will mean all new materials including roof. Unless you intend to stay at least 10 years don't even consider it, it's just not worth it.

Knowing that this extension is sub-standard, I would be wanting to know about the electrics - has house been rewired within last 10 yrs.

I am at present extending house replacing everything existing internally - doors, light fittings, switches, fitted wardrobes, boiler, some new rads, relocating kitchen, plus all windows and external doors replaced and soffits, bargeboards and rainwater goods will be replaced. Everything had passed its sell by date. Plus garden will be relandscaped etc. Costing an absolute fortune, but we will hopefully be staying here for some time.

If I were in your position I would be looking at other houses and putting this on possibles rather than probables list.

hotcake3

Thanks for the info. The house is in Berks.

I am in fact thinking of coming in with a price at least £20k ( asking price £195) lower than the asking price. As effectively this house should be regarded as a two bed room house instaed of three beds.

If I could get it at £175K and if I know just adding another layer of the wall the house will be fine I will be happy to take the deal. What do you think?

lincroft1710

What else could you get for say £185K in the area?

marcg

You know the local market. If you're happy at that price then that's the end of the argument for me.

I don't think you can get a definitive answer from anyone who hasn't seen the house or knows the area. A bedroom 2m wide isn't a double. A bedroom 1.8m is barely a single. But if two bed houses in good condition in the area are worth £180k and you're getting a two bed + useful boxroom and new kitchen for the same money then, yes it sounds good. But but but.

greenface

how is the upstairs floor supported ?? is it just tied into timber and bolted to the outside brickwork or is it just the external face one skin and both sides are terraced with built in joists

hotcake3

Thanks for all.
£180K could get a good 2 bed rooms house with 2 bath rooms- one at each floor at the same area.


The floorboard of the first floor bedroom is exactly I am worried about- i fear it would not be strong enough to carry any extra weight for the additional insulation layer.

Which type of floor could not sustain the work?
If it is tied into timber and bolted to the outside brickwork or is it just the external face one skin and both sides are terraced with built in joists ?

thanks

hotcake3

As far as I know the house's wiring was checking arounf 1984 and the roof was re-done the same year.

Had a dump proof cuase and woodworm treatment in 1980s for 30 years granrantee.

Are these work still good?

lincroft1710 wrote: »

I would not say you would not be able to sell the house, just that there may be problems.

There is no such thing as "standard £5K off". House could be £10K, £15K overpriced or even underpriced. You have to decide what you think house is worth, taking asking prices of other houses into account.

If you have to move boiler unless it is fairly new you may want/have to consider replacing. So that's another £2K (at most).

Demolishing and rebuilding a 2 storey extn will not come cheap. You'll need building regs and have to build on bigger footprint to allow for double skin walls or end up with reduced internal space. It will mean all new materials including roof. Unless you intend to stay at least 10 years don't even consider it, it's just not worth it.

Knowing that this extension is sub-standard, I would be wanting to know about the electrics - has house been rewired within last 10 yrs.

I am at present extending house replacing everything existing internally - doors, light fittings, switches, fitted wardrobes, boiler, some new rads, relocating kitchen, plus all windows and external doors replaced and soffits, bargeboards and rainwater goods will be replaced. Everything had passed its sell by date. Plus garden will be relandscaped etc. Costing an absolute fortune, but we will hopefully be staying here for some time.

If I were in your position I would be looking at other houses and putting this on possibles rather than probables list.