Survey queries

tinyteeny

I am totally clueless on surveys and need some help. We have a completion date of 24/1/2011 on our house and have finally had our offer accepted on the house we want to buy today and they want to also try to complete on that date.

We have a portable mortgage so I have been sent the key facts statements today and tomorrow my bank will call me to check they have been read and take payment for the survey I want so I haven't had a great deal of time to do much research (spending 3 hours doing a 5 mile journey this evening hasn't helped).

The simple valuation survey costs £368 and the homebuyers survey is £500 and something pounds. For a full survey I would pay for the valuation survey direct to the bank and speak to the surveyor about what I would like included in the structural survey and it would be priced according to that (this is what the mortgage company told me today).

The house was built in 1897 and has been well maintained. I would Pprefer to have a full structural survey but find it a bit ominous not having any idea about the price it may cost? Also how do I prioritise what should be included in the survey?? I know the house had a new roof and was rewired in 1995. The boiler is reasonably new. The house had damp proof coursing in the late 1990's. Also would I have to use the banks surveyor for the structural survey if I found him too expensive?

If I sound totally clueless it is because I am. Will also try to get hold of one of the estate agents tomorrow for some advise but don't want to get caught short by the bank ringing me at 9am.


Totally clueless on this type of thing

tinyteeny

Forgot to add it has three flat roofs one of which is on a dormer which was added during a small extension. We are planning to take out a internal wall at some point if it is possible

Doozergirl

Your full survey should cost more than about £1000 in total. Using the bank's surveyor should cost less than his valuation plus an independent survey, but you are more than entitled to pay them for the valuation and have a separate survey of your choice.

The valuation is a survey for the bank only. You pay it for them. It isn't designed to help you in any way. It just makes it a bit cheaper if you tag on your own commissioned survey while they are there.

When you have a full survey, they should automatically look at every aspect of the building for you. They aren't qualified to comment professionally on electrics, plumbing, damp and timber and any survey will recommend you have professionals look at these. Rewiring 15 years ago isn't exactly up to date, some elements won't meet current regs but it should be safe.

G_M

The valuation survey is not really a survey, it's just a valuation for the bank to be sure the property is worth what they are lending (they don't care what you pay, only that their loan is safe). Also, it is for the bank, not you, so you'd have no come-back if it misses something or the house falls down.

In general the advice is usually for a house that age and size, and with flat roofs too, to have a full structural survey. There is no obligation to use the banks, you can instruct your own if you wish. Often it's cheaper to use the bank's as their surveyor is already going out to do the valuation for them. But no harm shopping around.

Talk to the surveyor to discuss what needs checking. Flat roofs are an obvious protential issue.

Having said all that, if it comes with recent re-wire (and guarantee?), damp-proofing(same), new roof(as before), modern boiler, you might decide not to go for a full survey.

Paperwork is important though.
Guarantees from (still in business) builders?
Building Regulation sign-off for extension?
Service history for boiler?
etc

The more there is the less the need to check. But a surveyor of course can look at the internal wall and advise if it is load-bearing and estimated cost to remove.

edit: cross posted with doozergirl. Agree with everything she said except the electrics. Yes, wouldn't meet current standards, but electrics last 30+ years. 15 years ago is perfectly adequate unless someone has done bodged DIY additions since the re-wire.

Doozergirl

G_M wrote: »

edit: cross posted with doozergirl. Agree with everything she said except the electrics. Yes, wouldn't meet current standards, but electrics last 30+ years. 15 years ago is perfectly adequate unless someone has done bodged DIY additions since the re-wire.

I said it doesn't meet current regs but 'should be safe' (OP seems comforted by it being 'new' and I just wouldn't take it for granted that it's fine). The point about people bodging around is a better one than I made.

tinyteeny

Thank you for your replies. They have told us they have all the paperwork and it is with their solicitor (they were due to move but the chain fell through).

I had factored in £1000 for the survey it is a 6 bedroom house with three reception rooms would it be much more than this? We would be able to afford it if it is just want to be aware of how much it could potentially be.

The rewire and roof was carried out by the local council for the owner before them under a grant. they have had a new consumer unit put in a few years back. My dad is an electrician so the electrics are not too much of a problem and I think we will get a plumber round anyway as we would like to move the boiler eventually and would like to see what our options are.

The vendors had a full survey when they brought the property and acted on almost all the issues it brought up but this was 14 years ago. I know they have really looked after the house which was one the appeals of buying that particular house.

I would want to get the flat roofs checked but the vendor said they had been maintained. Still umming and ahhing a bit but probably best to be on the safe side and have a full survey.

silvercar

I would have a full structural survey from a recommended surveyor. Ring around and get some prices and availability. Ideally the surveyor should phone you to give you basic feedback before writing their report. Only when you are satisfied that you want to proceed would I then instruct the valuer from the lender.

G_M

I have to admit I might be tempted to skip the full survey given all you've said. Have a Homebuyers report perhaps just in case there's a major issue missed, or rely on friends/familly (like your electrician dad) and the paperwork/guarantees.

HOWEVER approach involves a risk and only you can decide. Many people here will say "You're spending 100s of 000s of £, so best to be safe. What's another £1K?" and I quite understand that view.

With an old property the main issues are foundations/movement; damp/woodworm/rot; pointing/stonework; roof; then electrics/heating. (doubtless I've missed something and someone will jump in!)
If you are confident in these areas, well, a full survey will add detail of all sorts of bits (loose wallpaper needs updating; window frame needs painting etc etc) but these are not things to put you off buying.

I stand back now and await contradiction!