Newbie Valuation survey question.

Helenftb_2

Hello All

As well as being incredibly worried that I wont get a Mortgage offer, the application is in progress (over worrier/thinker/pessimistic person here!).. I have now had the valuation report.

Value not affected :T however surveyer notes 'some evidence of damp to downstairs walls' and recommends a Damp/timber experty type person to survey) so, as the value isnt affected, would I be wrong to assume it can't be that bad? i.e not rising damp etc.

House is 111 yrs old. other probems are lack of support over one window (easily fixed with lintel- this I know) and some movement, tho no evidence this is ongoing (its a mid terrace property - if this makes a difference), oh and its in brine pumping territory so need a search done for that, and the loft conversion is 'unlikely' to conform to current legislation,- this I don't give two hoots about. Thats all that showed up.

Now does this mean the mortgage company (Halifax) will insist on a damp survey before offer?
I will of course be getting a full buildings survey, but will this sufficiently identify the extent of the damp problem? (I was hoping to put this off till offer recieved in case they decline me)

Thanks in advance, of course any advice greatly recieved.

kingstreet

If the property has "valued up" ok I can't see Halifax having an issue.

Are the comments written in the "essentials" box or the "general remarks" section.

If it's the former, you may be asked to get the specialist reports done just for peace of mind if the surveyor hasn't recommended a retention.

You buying in Cheshire? Ref to brine search suggested it? If you are, this site will give details of independent timber and damp surveyors who don't actually do the work, so you know you'll be getting an unbiased report and not quoted for unnecessary repairs. Here's the closest to you;-

Damp and Timber Independent Surveys (Independent Surveyor)
15 Yew Tree Avenue, Northenden, Manchester M22 4GX UK
T: 0161 613 3085

http://www.property-care.org/

A full buildings survey will still recommend a damp report if the surveyor finds evidence of moisture.

Helenftb_2

Thanks for this. Not sure what Valued up means?
Ok the sections of the report are Valuation and Market Comment.
here its states value which is what im paying. The next section is Matters Affecting Value, its heres that it states verbatim 'The property is in acceptable condition for lending purposes. There is evidence of dampness to ground floor walls and timbers in contact may be defective. You should instruct a damp and timber treatment contractor to investigate the full extent and carry out necessary repair work.'
The next section is Matters for your Conveyancer, nothing of note here except the brine thing, and yes its in Cheshire, thanks for that contact. Tried to get hold of my broker today, but he's on Friday wind down me thinks:)

kingstreet

"Valued up" means agreed price and surveyor's opinion of value are the same. If he'd said it was worth less until essential repairs are done then that's "downvalued."

From what you've said, I don't expect any work to be conditional, but it may be a good idea to get a timber and damp report for your own peace of mind.

On your mortgage offer, page 8ish will have any other conditions which will apply. Check there to make sure.

Helenftb_2

Thanks Kingstreet, hope your right. A tad miffed that a 1k plus buildings survey wont give me any more info tho, but hey ho, If I dont like it I shouldn't buy an old house should I.

kingstreet

Helenftb wrote: »

Thanks Kingstreet, hope your right. A tad miffed that a 1k plus buildings survey wont give me any more info tho, but hey ho, If I dont like it I shouldn't buy an old house should I.

You've had a ten minute GP check up. A more detailed survey is a longer GP checkup. You still need a specialist if something comes up. By their own admission, surveyors aren't T&D experts, electricians, plumbers, roofers etc.

G_M

Surveyors often recommend other surveys (damp; electrical; boiler etc) just to cover themselves as they are not expert in these fields so don't know....

For damp, they stick a 'damp meter' against the wall to see if it 'registers'. Actually these don't measure damp (how could they?), they measure electrical conductivity - which works fine on wood. Wood does not conduct electricity unless it is damp. However plaster, concrete other materials may contain substances that conduct electricity even if bone dry, and this would give a 'damp' reading!

If you do decide to get a 'specialist'damp survey, do NOT use a damp proof company - they will send a 'surveyor' who is actually a salesman, so surprise, he too will use a 'damp meter' and then advise his company's remedy.

Use and independant specialist.