structural engineers report

sammy66

A catagorical NO!!! Unless the surveyor guarantees 100% then NO NO NO NO NO. So stuff em! Both myself and broker are now writing a letter of complaint and seeking compensation. Even the top hench man at the brokers is gobsmacked!
I have now been accepted by Aldermore, for the same amount of lending and a tad better rate! Have to fork out for a survey though.
I need the broker to get Aldermore to confirm if structural engineer report is requested will they not decline cos the surveyor cannot guarnatee 100% no more movement!!!!
So still not home and dry yet, keep watching for the next installment
Any advice as to what to put in complaints letter greatly accepted!

They were not interested in getting another survey done nor were they interested in speaking with the Structural engineer.

sammy66

one of my other concerns is, everytime kensington's surveyors comment on longstanding movement (and many a house has suffered) does this mean all these apps will get refused too, a nice little earner for kensington don't you think ?? i feel they need reporting to the FSA, problem i have mine was a BTL and these are not covered by the FSA but they need reporting to someone!

Gee I am now like a dog with a bone.......

holly_hobby

I did say that I thought the original lender would not accept a 2nd survey for the comments I made earlier i.e the seed had been planted. And that the best bet was to get the original surveyor comments overturned - and the involvement of the lender rep to assist in forcing the issue (presume your broker doesn't have a LR or they weren't much use).

As it is you're now looking a new lender - to that end refer post 41 re the instruction of a surveyor in respect of your new application/lender.

Your broker should be experienced enough to know how to construct a robust letter of complaint, and the seeking of a refund of the SE fee, due to the reasons we have already discussed on here.

You can't get a lender to agree to ignore a surveyors comments (when the survey comes in), as long as the SE report says something else. Its the surveyor (as you have found out) who having considered any requested reports, has the very last word on whether they consider the property (with remedial works or not) to be suitable for mortgage purposes - and it is this that the lender will agree to lend or not.

So I am afraid that you will just have to wait and see what the new valuation comes in with, if they request a SE report, and if they accept the comments of the SE.

As I say, your broker being in the area, may have an idea who an experienced and reasonable surveryor (on the lenders panel) is, thats why I would refer you to post 41 to see if this will assist in anyway.

As you know there will be another surveyors fee for the new survey, I hope that this has a happy ending !!

Keep us all informed....

Holly x

sammy66

hi holly, broker spoke back with surveyor today and he said he could not understand why they would not lend, on all surveys he has done where a SE has had to be carried out, and the report was satisfactory he always reports back to the lender that the prospect of any further movement is highly unlikely, and this has always sufficed the lender, he has never known a lender decline a mortgage because he cannot guarantee 100% no future movement. he agrees that both the broker and me should send a letter of complaint and i should demand a refund for at the least the cost of the SE report. he said he told the lender he had no problems with the SE report. so it's the lender what is being an ar*e.

the new lender is aware i have had a survey done but does not know about the referrel, they have said they could approach the survey company and ask to purchase the survey report or they can instruct a new valuation from their panel, either way I have to pay for the survey, same price whichever i choose, apart from the SE recomendation on the survey everything else was great, valuation price for sale value and rent value was ideal for the amount i want to borrow with this new lender.

so do i let them purchase the report and keep fingers crossed they are happy that the surveyor cannot guarantee 100% and accept future movement is highly unlikely or do i go ahead and have new survey done and hope the sale value (which i am pretty certain will be the same) and the rent value (more important) is in line with the last survey...... blimey if this ever does get sorted, i am going to crack the champagne ...

my broker is doing a letter of complain and I have just typed one up myself which I am damn pleased with lol, if you want me to send you a copy I will

holly_hobby

I forgot its the lender/uw who has thrown a wobbler with this .. (I just like to have a go a surveryors when ever the chance .. old habits and all that !!

Right its the lender ... ok .. then as long as you have done an AIP/DIP with the new lender, specifically discussing this issue re movement etc, and they agree (get the underwriters name who has passed the DIP - and make the app when submitted for his attention), then I would hope it should sale through on that score.

Blimey, didn't realise it was a BTL too .. I would expect that the val and rental figs should come back similar if not the same (they usually obtain comparibles from local estate agts to help give them a idea if realistic etc) ...

So its not the surveyor who has effectively ignored the SE report, but the way in which he has worded his acceptance that is causing the problems.

As a last ditch effort .. has your broker had this referred to the senior underwriter for their opinion ? If not, may be an idea - as once you've hit the top & still no dice you will at least know that you have left absolutely no stone unturned in trying to seek a decision reversal - and at least you will feel better closing the lid on it.

With regards to the prev surveyors report - its a toss up isn't it with those blinkin comments he has made re "I can't promise" ... as I say if your broker gets a positive DIP on this very matter, and they agree to accept your existing survey (without having to further instruct someone from their own panel - which will mean yet another fee), and to avoid any further probs with down value of property or rental income - you may be best placed to use the exist survey & SE report which you already have in place. (let your broker guide you with this, as they will have more experience with your local area surveyors than obviously I or others will).

When this goes through .. get 2 glasses out will you, I think I'll need to join you :beer: !!!!

Best of luck (as always)

Keep us informed ...

Holly x

sammy66

thanks Holly, broker mentioned previous suvey and SE report, but I have just had a phone call from surveyors (not same company as before) for access to do a survey next week....(they did say they would ring other surveyors) i am reluctant to let a survey go ahead until they have checked income etc for me and my partner. on their website it says no proof of income required but when broker rang to ask what else they needed they asked for p60 and 3 wage slips for both, partner earns in excess of £25k which they are saying is minium salary joint or single, broker has put my salary of £5k (part time) plus rental income of £6k, as I am not a tax payer I cannot provide a P60, although I have a hand written wage slip each month and it goes srtraight into my bank, i have just looked at the application and it looks like my salary is £11,000 when this is really salary and rent.... gosh am i just looking for problems .....

broker calling them to remind them to look at notes on app re previous survey!

holly_hobby

Ok - its already gone to a new lender ... and there is a new surveyor already looking for access....

In my opinion (but I am not your broker) do NOT go to survey until you have a AIP on your personal status, and the new surveyor has had their chat with the first one - your broker should really have placed the mge app on this provisio - phone him and see what the situation is re your app & status checks, before you let the surveyor have access.

I presume you are saying you are not a tax payer, because after allowance deductions on your rental income, you fall below the personal allowance threshold (?) .... if not .. you are above the PA for 2011 - and should be paying income tax.

Keep us posted ...

Holly

sammy66

no im under the threshold. survey put on hold until lender happy with everything. lender now asking for proof of rental payments, which i can just send my bank statements to show. now another problem - will it ever end, i think i may just sell the property rent at mo is £520 but tenant leaves in a month and I will then be advertising it at £600 have someone interested already, but the lender has worked the calculations out at £600 rental per month

the last surveyor reco rent at £600

sammy66

income verified so thats ok, they are buying report from previous survey so just a matter now of getting that sorted, also sent proof of rental payments plus a covering letter to say once mtg accepted, tenant aware rent going up! finger, toes n eyes crossed!!

sammy66

Well, lender has everything they need now and have survey report from previous, my broker did advise them if they thought there may be issues with the report due to structural comments then not to go ahead purchasing report. File now with underwriters, he explained about the rent being lachieved at moment is ower than the valuation, but the rent is going to increase to match the valuation amount (which is the rental achievment I need to obtain the mortgage) so fingers, toes and eyes crossed !!!!