mortgage conditions post survey - any help appreciated

chr15b

A few weeks ago we placed a bid on a house being sold by informal tender, our bid was accepted as the best to proceed - it was pointed out that we weren't necissarily the highest.

we've since had a valuation done by our lender who identified they would like aditional surveys/reports and valued currently at 5k lower than our offer, they did note post works they were happy to value at the full offer price.

they asked for

Roof report
damp and timber
Gas / water / electric report
cavity wall ties

we then recieved our homebuyers report from the same company which covered these points in more detail

Roof - broken tiles and towards end of life

damp to lower floor (readings only)

gas / water / electric all precautionary

cavity wall ties - from local experiance.


I've since had my own reports undertaken,

Roof - no notable issues -- am i likely to have an issue with the lender as these conflict?

cavity wall ties - in need of replacement, have failed.

gas / water / electric - tbc

damp - this is the big one, they've noted remedial work to partially covered air bricks and lowering of paths. they've also noted failed damp proofing to the kitchen extension, this i see as a good thing as the main house is ok, however it' a kitchen out job, floor up etc at a cost of about 2.5k


As this property was via informal tender rather than offer i'm unsure how to best proceed, the sale is being dealt with by a solicitor as the previous owner died, i believe most of the proceeds are going to charity. this i assume means i cant ask for some of the work to be completed as a condition of sale, as who would pay?

i'm mildly annoyed with the valuation as we bidded accordingly with this property, it's 10-20k lower than other properties in the area and this is due to it needing some updating and other work. the position i find myself in is i need to find an extra 5k for six months plus have the work completed (which i'd already budgeted for) i'm also unsure how much these works will affect the lenders decision.


also, i had the reports done by a recommended local company, these were foc on the basis they were quoting for work. some of the works may be exagerated (dont know) and some may be precautionary rather than essential - the building society report just says "report and repair findings) - should i at this stage look for second opinions or just submit the info i have - obviously i intend to get other quotes prior to having work done.

Any advice apreciated.

Thanks
Chris

wessexw

I had issues with the roof when I was trying to get a mortgage, the lender insisted that I got a structural engineers report, a regular surveyor wasn't good enough for them. I don't know who did your latest roof report but if it was a regular surveyor - they might want a specialist instead.

chr15b

wessexw wrote: »

I had issues with the roof when I was trying to get a mortgage, the lender insisted that I got a structural engineers report, a regular surveyor wasn't good enough for them. I don't know who did your latest roof report but if it was a regular surveyor - they might want a specialist instead.

Good point, hadnt thought of that.. these are their comments:

surveyor wrote:

ROOF STRUCTURE:

The original hip roof structure appears to be in good order. Note: If the roof is recovered in the future with

heavier tiles, additional strengthening may be required.

ROOF TIMBERS:

A personal inspection of the roof space area was carried out. All accessible roof timbers were deemed to
be in good order.
NOTES:
- Fungal attack cannot occur in timber with moisture content below, therefore it is important that

following any future upgrading of the roof space insulation that the ventilation to the timbers be
checked/monitored. Also the insulation material should be kept away from the eaves.
- As with all roof space timber inspections, our inspection was limited to the accessible timbers, with some

timbers only viewed from distance.