Surveyors report - views please

moozie_2

Thanks everyone. The room was marketed as a 'loft/hobby room'. We assumed that the price of the property was higher than other properties we had seen because of this room and a couple of other things. We were attracted to the property because of this extra room and we want to make use of it for more than storage.

It has become apparent through a second viewing and the surveyors report that the property has had some 'budget' diy done to it but that didn't bother us as we accepted we would be renovating it through out.

The issue of the loft though is far more expensive than a few tins of paint. I am concerned that if we start renegotiating the vendors will pull out and then we'll lose the costs we have already incurred. I guess that is all part of the property buying game but I really hope it doesn't come to that.

Anyway, I am waffling, sorry.thank you for all your comments.

BobProperty

moozie wrote:

Thank you BobProperty.

Do you think all those additions/alterations are necessary even though the loft room won't be used as a bedroom but as a study with some storage?

It's the difference between a "storage area" and a "habitable room". As has been said, if the vendor wants to say it's a habitable room then they can produce the paperwork that says it is. Without it, it's storage. Also feel free to give the EA some ear ache on the same basis if they are describing it as a "bedroom" or marketing the property on the grounds that it is an additional "room".
Round here the EAs tend to cover themselves by describing such set ups as "loft space currently used as a bedroom".

moozie_2

Thanks everyone for your comments.

I think we are going to try and get a quote for the work that needs doing to make the property safe and take it from there.

Feel sad really as we love the house but we have to be logical about this.

Thanks again.

annie-c

'Boarded lofts' are really common in the area in which I live and my property has one which I use as a study/spare bedroom. My survey didn't phrase it in such strong terms as yours though - I think that the construction of mine was mostly sound, but as it had been done without planning permission and without meeting strict building regs it couldn't be sold as a 'bedroom'.

The best advice I got when buying my house was to talk to the surveyor by telephone after receiving the report. They have to write down every tiny detail in the report because of the possibility that if they miss something, they could be sued down the line. But they are often prepared to say more verbally and highlight the really key issues that would concern them as a buyer. My surveyor was great - he put my mind at rest over the loft room but highlighted some really key faults (electrical wiring/damp) that I was able to negotiate price on.

Also, before you start negotiating over the house price, it will be worth getting some estimates from loacl tradespeople as to the likely costs of putting good the defects. My vendors said a straight 'no' when I first tried to haggle the price down, but when I sent the EA some copies of recent estimates, they met me at a mutually suitable mid-point on the price.

Tip: I used local tradespeople who charged me up to £25 each for the quotes (as I was under no obligation to give them the work later) but they then took the price of the quote off the actual job, and they gave me 'top-end' quotes of the max it would cost, so that when the vendor haggled downwards, I still came away with a price reduction that covered the essential renovations.

Good luck! It's a stressful time, but worth it at the end of the day!!!
Annie

Debt_Free_Chick

moozie wrote:

Thanks everyone. The room was marketed as a 'loft/hobby room'.

We could debate the meaning of a "hobby room", but a loft is a loft and doesn't mean that's it's a usable room in the same way as "bedroom", "study" etc. It's simply a loft that's been boarded to make access easier and the appearance "more attractive".

What value was placed on the property, with the room as it is? If it's at the price you offered, then I don't see you can negotiate any price reduction. If you choose to do more work to make this "a real room" then that's your choice, but it doesn't seem to be for sale as though this is currently intended to be "a real room".

If I were the vendor, I would simply say that you are buying the property with the loft. If you want to convert it, then go ahead, but our price is based on the current loft and not the value that would result if the loft were converted.

No harm in trying though

benood

Annie C is right - have a chat with the surveyor he'll be more forthcoming on the phone. It sounds as if the vendor would benefit from seeing the relevant extracts from the survey at the same time that you reduce your offer. Then you need to consider the market any other buyers out there, has the place fallen through because of the "hobby room" already?? I wonder if building control would require changes to be made were they to find out about it? I've found surveyors to be very optimistic on costs, either that or I get ripped off by builders!