Buying a house - subsidence concern

geoffky

marsman802 wrote: »

Hi Marc

It's unbelievably frustrating. Obviously these things must come out in the conveyancing/surveying but would've been much more helpful to just tell us up front.
I can see both sides of it. If I was selling I'm sure the agent would advise not to let these things out of the bag because you try to get a buyer down the line to the point where they can't afford to lose the money already committed. However, this situation has only served to put us right off for not being clear with things.

We have been given detailed info on the works undertaken actually through the certificate of structural adequacy and I've had the estate agent phone me yesterday out of courtesy. It was at this point I said how the subsidence thing has spooked us. He did say there wasn't any underpinning and he didn't think it was actually subsidence work per se until I pointed out the actual insurance claim states "Subsidence Damage". I sent him off with some questions on insurance and he has said Aviva insure the current owners and continue to do so.

On Monday we plan to speak to the surveyor who went for a second look on Friday and see what he says but we've already started looking on rightmove again...

We don't want to have the same hassle other potential buyers will have should we sell the property in the near future and inevitably a claim so recent will have an effect. If the claim was 3/4 yrs ago I might be a little less worried but only 6 months is not enough to convince us to continue.

I do have one last play and that is to ask for another £10k off the property to account for the risk of future damage, hassle when selling and increased premiums. We've already got £10k off the original list price so I don't think they'd go for it but, you know what, tough luck. It's not worth the risk is it?

Marc, just seen your msg - we're not in your locale but actually Twickenham area!

The sellers have just tried to mug you,,well done for finding out,imagine if you had gone with a bucket shop conveyancer..
At least you have the chance to walk away if you want but imagine buying then finding out,,i would go off my head big time..good luck

marsman802

Ok the latest from the surveyor for those interested...this is really a sit on the fence job to cover their backs and just says what needs to happen to get building cover. I think, as geoffky puts it, they have tried to get us along the line to the point where we are committed.

The repairs as noted in the schedule of work are only readily evident by way of the small area of re-pointing to the brickwork below the cill to the ground floor bay. Internally, I do not recall or have recorded any cracks or other defects. However noted that internal decorations are in good order.

This work was completed end of September with the Certificate of Structural Adequacy issued by the Insurers' consultants on the 1st of October and to date no further movement has occurred to the bay at front.

As this type of defects need to be exposed to full seasonal weather changes, I am unable to categorically confirm that no further defects will occur.

Therefore I would advise that the benefit of the 'Certificate of Structural Adequacy' from Messrs. Cuningham & Lindsey is transferred to marsman803 upon completion and further, prior to exchange of Contracts, they ensure that this information is provided to their building insurers to confirm this is acceptable and that building cover is made available under normal terms.

Geoffky also makes a cracking point about conveyancing. I read a lot on these boards about the value of a good conveyancer and using a proper solicitor as opposed to the low cost low service option. Maybe we would've still found out about this issue but its been a good learning experience and I will be retaining the conveyancer I found for the next property we decide to go for (as an example, this particular solicitor answers my emails in usually 20mins...).

Unfortunately we cannot readily see any properties that currently interest us (we're quite particular but then I suppose we should be when committing this much money?) so will just hope that something comes up in the build up to the end of the school year. I'm told people tend to move/sell so they can be moved in either before Xmas, before Easter or before the end of Summer holidays.

marsman802

Oh I should also note that after not hearing anything from the estate agents for a few wks I've now had three calls in as many days checking that this and that are ok. Coincidentally after they now know I know about the subsidence work.
That could just be my mind working overtime but I wouldn't be surprised if there was something more sinister at work there.

I have a question on fees. Anyone know what the standard procedure is for conveyancers to charge on properties that fall through? If there are some charges to pay (we've already paid for searches) has anyone ever negotiated these on the basis they will retain the conveyancer for their next purchase?

ruggedtoast

Did you pull out then?

marsman802

ruggedtoast - Yes, we did.

Have also found out that the house was let out as the owners lived outside the country so it was the letting agent that noticed the cracks and started processing the work to progress.

The vendors solicitors have said they had no more paperwork and couldn't produce guarantees for the work so I got very turned off the whole thing.

Walked away. They tried to talk us back into it but I don't want any messing about so I'm now back trawling rightmove and findaproperty for any latest additions that I'm able to find.

Survey money lost but avoiding hassle this way.....

right decision I hope?

calliopeviolet

FWIW, I think you've done the right thing. I was all set to buy a house which had 'evidence of historic movement' and that alone led to insurance quotes of £700 a year. So, even though I'd also spent over a grand on surveys etc, I decided it just wasn't worth the risk.

ruggedtoast

marsman802 wrote: »

ruggedtoast - Yes, we did.

Have also found out that the house was let out as the owners lived outside the country so it was the letting agent that noticed the cracks and started processing the work to progress.

The vendors solicitors have said they had no more paperwork and couldn't produce guarantees for the work so I got very turned off the whole thing.

Walked away. They tried to talk us back into it but I don't want any messing about so I'm now back trawling rightmove and findaproperty for any latest additions that I'm able to find.

Survey money lost but avoiding hassle this way.....

right decision I hope?

Probably yes, If it feels wrong then it is. At least this way you wont be worrying every time a crack appears in a wall.

At the end of the day most people dont want to buy a property with a history of subsidence, that doesnt make them unsellable but its not exactly a USP either.

shar46y

marsman802 wrote: »

ruggedtoast - Yes, we did.

Have also found out that the house was let out as the owners lived outside the country so it was the letting agent that noticed the cracks and started processing the work to progress.

The vendors solicitors have said they had no more paperwork and couldn't produce guarantees for the work so I got very turned off the whole thing.

Walked away. They tried to talk us back into it but I don't want any messing about so I'm now back trawling rightmove and findaproperty for any latest additions that I'm able to find.

Survey money lost but avoiding hassle this way.....

right decision I hope?

Sounds like you did do the right thing.

We are (perhaps crazily?:eek:) carrying on with our purchase. Vendor has all the paperwork and warranties, and has had the work reinspected to transfer everything over to us. He's also provided us with the details of the buildings insurance and the premium is not significantly higher than normal.

marsman802

shar46y - Good luck! I'm sure it will be fine and be just what you need.