Survey findings

cassbass1981

Hello

My boyfriend and i are in the process of buying a flat and there are a number of things that were raised in the survey that we're concerned about. Neither of us have bought property before and the estate agent and solicitors aren't being particularly helpful, so wonder if anyone on here can help?
It is a first floor, 1930 maisonette.
The key issues raised in the survey are:
1. Damp in the left-hand wall of the stairs (possibly coming from ground floor flat)
2. Old wasp nests in the loft space
3. Old electrical wiring in disrepair
4. Shower inoperable
5. Gas fire has no external ventilation and debris in the flue

We're not too bothered about 2 and 4 but the other points have concerned us. When we got this survey back six weeks ago I sent it on to all parties (estate agent, solicitors etc) asking them to review these issues and come back to us. We didn't hear anything at all until I nagged the estate agent. She had the the damp checked today and the quote suggests that it just requires some new damp coursing that will cost around £500.
How seriously should we take the other issues - the gas fire and the wiring? I've read about surveys sometimes being overly cautious but I have absolutely no idea.
Is it worth us getting additional quotes for the damp and other items and then negotiating on these costs?
I've read so many horror stories online I'm keen to try and cover ourselves as much as we can before we exchange etc.
Thank you in advance

seraphin_2

surveys as you say are always like that, they need to cover every point. However damp/wiring and anything gas can cost alot.

I would get quotes for all the main points made, go back to the seller and suggest either they do the work or negiotiate the price.

If they wont budge then I would ne-gotiate or walk away, dont under estimate costs, also is there a re-tention on the morgage because of it ? if there is you need to say this as well.

Good luck and post how you get on, dont forget your a ftb so a good bet foe the seller, but get your skates on if you have had this for 6weeks they may pull the plug on you im afraid.

Good luck
sarah

ps:if you want a 2 bed instead in sport let me know lol

G_M

Solicitor is a legal bod. Not his job. All he can do is tell the seller's solicitor you have revised your offer, but to do that you have to instruct him. ie tell him to tell them you'll now only pay £X. He'll advise you on legal matters but not on building works.

Estate Agent. Beware. He works for, and is paid by, the seller, not you. Get your own quotes. It is in the EA's interest to tell you the problems are minor so the sale goes through (and he gets paid). I'm sure he's a nice friendly man but he is NOT on your side.

Try phoning the surveyor. Often they'll say more 'off the record' than they'll put in a written report. He might tell you whether these are serious issues or just minor probs that he had to mention to cover himself.

Electrics - have an electrician look

Damp - VERY unusual on the 1st floor. Is it bottom of the stairs or higher up? If higher, chances are there's a leaking gutter and/or poor pointing (the cement between the bricks!). Both cheap to fix. If it's at ground floor level could be the damp course. Check who did the quote for the EA but preferably get your own quote. Identify exactly where the damp is (ask the surveyor!) and look outside. Is there a pile of earth or something against the wall? That would make the wall damp. Remove it and problem solved. But a damp proof course could be more expensive.

Wasps. Minor. Just remove them when you move in. (unless they a full of wasps!)

Shower - Prob minor. But is it a faulty electric shower or a plumbing problem. Buy a new shower. Budget £100 including a plumber?

Gas fire. You'll prob need to put the ventilation in. Can you access the flue to clear the debris yourself? Best to get a Gasafe engineer to look and give you a quote.

clutton_2

Absolutely agree with previous poster... damp on the first floor coming from the ground floor makes no sense at all.. talk to the surveyor

re gas.. please get a GASSAFE engineer in to service the boiler before you proceed and certainly before you use it.. it may need a newer flue to comply with current safety regs.. flues can be £300 ...... plus labour for fitting.. but a blocked flue could be a death-trap....

cassbass1981

Thanks for all your advice so far. Really really appreciate it.

I'm now going to get some quotes for the electrics and the gas fire asap, plus a second opinion on the damp. It is just on the ground floor/bottom of the stairs on the wall at the ground floor entrance of the flat, and the quote the estate agent got suggests it just needs some damp coursing done. The quote was done by Kenwoods - who are a big company but not entirely reliable if internet reviews are to be trusted - so I think it is worth getting a second opinion from someone "neutral".

I'll let you know how it goes!

JQ.

As one of the posters mentioned above, one of my first jobs would be to speak the vendors direct and apologise profusely and explain you're getting the experts round asap. They may get upset when they discover you're sending an electrician round 6 weeks after you received the survey. Just be open and honest with them and they should be ok. Good luck with it all.

G_M

If you are up on the 1st floor I wouldn't worry too much about a bit of damp at ground floor level!

Have a look at your lease though (solicitor should have sent you a copy) and see how maintenance costs are apportioned between the 2 flats. Normally the 2 flats will share costs 50/50, but in some leases the top floor is reponsible for roof repairs and the ground floor for damp - in which case it's really not your problem!

cassbass

JQ - thanks for this, I have been given the impression by everyone involved that I should speak to the vendors direct though?

Whilst I'm now (after posting on this board!) aware that I could have had the quotes etc done sooner, there's an issue with the lease that is also holding up the sale. Prior to putting in the offer we were told that the lease was over 100 years, share of the freehold etc - but after having the offer accepted it was discovered that it is only 66 years. Our mortgage providers obviously won't confirm the mortage until this is extended. The solicitors have agreed to extend it on completion, our broker says the mortgage providers might not accept this... I've put our broker in touch with the solicitors to see if they can resolve it.

So really the issues from the survey are pretty minor compared to the lease question - if it isn't extended then we just can't buy the property.

Owain_Moneysaver

cassbass1981 wrote: »

... the damp. It is just on the ground floor/bottom of the stairs on the wall at the ground floor entrance of the flat,!

That area is probably unheated, it will be the coldest part of the flat, especially with a poorly insulated door. The damp, especially if the evidence is mould, is quite likely to be condensation. Ventilating the flat (extractor fan over cooker and in shower) will probably resolve the problem.

Or it might be a leaky pipe, is the other side of the stair wall the bottom flat's kitchen? bathroom?