Converted flat build in 1920 ? What survey ?

oli_ro

I am in the process of buying a converted flat. The house was built in 1920. Excuse my lack of knowledge, but is this the norm with victorian converted houses in London ? (seems quite old to me).

The exterior structure seems ok to me. I did take my time when viewing, but then again I am no expert.
I have organised a Homebuyer's survey and if that picks up anything serious I will take it from there. What do people think ?

olly300

A house built in 1920 is not Victorian. The house needs to have been built before 1901.

Depending on the number of flats in the property you are better of having a full structural survey i.e. if there are 2 or 3 flats get a full structural survey as you are more likely to be able to get access to the roof space. As with a Homebuyers the surveyor just reports what they can see and makes no effort (unless you are lucky) to report on the state of the roof or walls.

oli_ro

Just shows how ignorant I am. I'll rephrase my question. I am trying to buy a 1920s converted flat.

Thanks for the reply, anyway.

By the way, there are just 2 flats in the house. Also, the flat is leasehold with a share of freehold.

olly300

oli_ro wrote: »

Just shows how ignorant I am. I'll rephrase my question. I am trying to buy a 1920s converted flat.

Thanks for the reply, anyway.

No worries.

I was brought up in houses built around 1850, so the flat you are looking at isn't old at all to me.

However having rented a house that was build in around 1930, while the construction was different some of the problems i.e. roof problems, damp, draughts where the same. In addition with all old properties you need to get the electrics checked out.

olly300

oli_ro wrote: »

By the way, there are just 2 flats in the house. Also, the flat is leasehold with a share of freehold.

Go and get a full structural survey, and ask the estate agent and current owner for full access to the roof space (loft).

If you are taking on the freehold you need to be aware of all possible structural problems.

In addition do a search on the area and see if the area has a history of subsidence. There are links under the house buying threads to help you.

oli_ro

Thanks for the reply, very helpful indeed. Where exactly can I search for history of subsistence ? Under this thread: "House Buying - Moneysaving Tips" ?

Can the full structural survey be done after the mortgage application is approved and before the exchange ? I have already payed 660 for a HomeBuyer's survey to be done part of the lender's valuation, don't want to spend extra until I know that I will get the mortgage.

Or can I ask the survey that the lender organizes be upgraded to Structural Survey ? (I am applying with Nationwide). Is this something that is possible typically, or you have to do your own separate survey ?

oli_ro

Hi, I would really appreciate a few more opinions about the types of surveys people do on properties this old. Thanks. (I have started to become slightly worried)

felix-b

If you are after reassurace: a Homebuyer report will be fine. It's pretty much the norm. When I bought a 1870's flat, that's what I got, and when I sold it it's what my buyers had. It depends on the surveyor, but the HB reports I've seen have been pretty comprehensive.

This should make comments about the overall structure of the building, and the roof - although if it's not a top floor flat it will probably be a very general comment about what can be seen from the street.

Your solicitor sound have maintenance accounts and details of how the freehold is managed. This should give you a good insight into how well maintained the property is.

oli_ro

Update: had the home buyer's survery done on the property I want to buy, and as it happened I was there while the survery was done. I was very lucky that the surveyor was very nice and asked me if I had any concerns before doing the inspection, was very thorough and explain the issues he was seeing and also agreed to inspect the loft.

I have not received the full report, but he discovered(among other things) a very long crack from the foundation all the way up to the roof of the house. The crack was not recent and was not very wide. He also pointed out that the other houses neigbouring this houce(terraced property in London) had an almost symetrical crack which I found very strange.
I am a bit worried about this as I have read horror stories with structural problems and all that.

What can I do now ? Is it even worth arranging a full structural survey or should I just ask a structural engineer ?

Doozergirl

Ask a structural engineer if you are concerend about the structure specifically but your homebuyer's report will state whether they think it is an issue - if you get a mortgage offer then they don't think it's a problem. A buildings survey (which is what is often called a full structural survey) is a more in depth version of the one you've already had - the surveyor that did your homebuyers report would have been qualified to do that.

In London an awful lot of houses suffered bomb damage and this caused cracks to appear that didn't turn out to affect the structure - if you stop and look around in certain areas you can see where parts of houses and walls have been rebuilt!

If the crack is not new and not large then it is unlikely to be ongoing movement. All houses move it's inevitable, it's the degree to which they move that is the issue. You can't guarantee that any house, new or old, will not move in the future; only that it is apparently sound right now. Buildings Insurance is there for you if anything happens in the future.

Mid terrace houses are less likely to be affected by subsidence - even when they move they are held up on either side still!

oli_ro

Thanks a lot for the reply.
Yes, mortgage offer was issued today. I should receive the home buyer's report any time now. I will do what you have suggested, depending how is phrased on the report I might ask a structural engineer to have another look.