Re-negotiating price after survey? Help!!

wackorash84

Hi,

We're FTB's. We've recently got an offer accepted on a property for £190k (Asking price £200k). The mortgage valuation and full building survey was done on Monday.

The mortgage valuation valued the property at £190k but highlighted that "the roof needs repairing where the covering were of original materials approaching the end of its useful life"

Meanwhile, our building surveyor gave us the following feedback:-

- roof is at the end of it's useful life and requires repair or re-roofing (re-roofing reccomended - £10k)
- roof is of original material and does not have under-carriage (part of re-roofing cost)
- no cavity wall insulation
- insufficient loft insulation (only an inch thick)
- mold at a foot wide and 2 foot length due to brickwork being too thin (need to thicken wall)
- double glazing units with wooden frame at the ground floor bay windows and bedroom bay windows does not fit it's purpose and requires replacing. (£5k)

We were aware of all the above issues except the roof and were told that the loft had been fully insulated. We were willing to accept that the roof might need some minor repair, but re-roofing? That's serious money. Looking at at least somewhere between £10k - £15k.:eek:

Also, the insulation in the loft is insufficient so we need to un-screw all the boards and re-lay the insulation.

Would it be fair for me to re-negotiate on the price?

How do I approach this? To the Estate Agent or straight to the vendor?

Please advice? Thanks for the help and advice!

Regards

G_M

wackorash84 wrote: »

Hi,

The mortgage valuation valued the property at £190k but highlighted that "the roof needs repairing where the covering were of original materials approaching the end of its useful life"

Meanwhile, our building surveyor gave us the following feedback:-

- roof is at the end of it's useful life and requires repair or re-roofing (re-roofing reccomended)because....? What is actually wrong with it?
- roof is of original material So? Original can be good! How old? What material?and does not have under-carriage again, so what? Very common on older properties. Not a real problem
- no cavity wall insulation as you knew. If you have cavity walls, insulate some time in the future when you have saved up
- insufficient loft insulation (only an inch thick)insulation is £5 per roll at B&Q. Set aside a day or weekend and lay it!
- mold at a foot wide and 2 foot length due to brickwork being too thin (need to thicken wall)wierd! This was a surveyer!? Bricks are pretty much a standard size! Does he mean it's single-skin? A bit of damp that size is not much and I doubt it's the 'thinness' of the wall. More likely pointing, or breach of damp proof course - both very cheap to solve.
- double glazing units with wooden frame does not fit it's purpose and require replacing. Can't judge without viewing. I guess they are older style (1960s?), maybe with moisture between the glazing? Again, replace when you've saved up - doubt it's urgent.

We were aware of all the above issues except the roof and were told that the loft had been fully insulated. it probobly IS fully insulated - just not deeply. Almost every year the recommendation for depth of insulation increases. Easy to lay more We were willing to accept that the roof might need some minor repair, but re-roofing? That's serious money. Looking at at least somewhere between £10k - £15k.:eek:Wow! That's a big roof! (or an expensive roofer!)

Also, the insulation in the loft is insufficient so we need to un-screw all the boards and re-lay the insulation. Why? a) don't relay. Just leave the existing where it is. Lay another layer on top. b) Probobly won't be space under the boards for thicker insulation anyway - lay on top. If you force more insulation in and compress it down replacing boards, it won't do its job. Waste of time and money.

Would it be fair for me to re-negotiate on the price? You can always try.

How do I approach this? To the Estate Agent or straight to the vendor? Depends on your relationship with the vendor. Have you met? Chatted? Swopped phone numbers? Or has everything been via the agent?

Regards

To be honest I doubt this is as bad as it sounds, but of course without seeing the property it's hard to say.

jahudson72

If you are buying using an estate agent then you need to talk the agent about re-negotiating on the price. Sometimes you'll find that the vendor will fix these issues for you, sometimes you'll find that they are prepared to re-negotiate. If it was me I would be getting a roofing company to go around there and quote for a new roof and tell you what actually really does need doing. Then get another two along to do the same to compare (unless you know a reputable builder). The price is up for negotiation until you exchange contracts. We were all FTB's once but don't be afraid to re-negotiate on this. I would be looking at the damp issue as well. Don't get disheartened, this is always the toughest part of the deal!

wackorash84

G_M wrote: »

To be honest I doubt this is as bad as it sounds, but of course without seeing the property it's hard to say.

Hi G_M,

Thanks for your reply.

Roof

The property is about 102 sq. mtrs. The indication from the surveyor that the roof is the original slate from 1935. There are at least 30 slates which requires replacing as they are broken and quite a number that's "not in a good state". Surveyor added that should a repair be attempted there could more slates damaged due to possible cracks that could be cause when someone steps on the slates when repairing the damaged slates in the first place since they are quite old.

In terms of under-carriage, it seems there is no water proofing underneath the slates and "it is a surprise that there has not been a leak"

Hence, the reccomendation for a full re-roofing.

Mold

The exact quote was that "inner wall brickwork is only a single leaf at this particular moldy area" so it was insufficient in terms of weather proofing. Hence, the reccomendation to thicken the wall.

Double Glazing

The 2 bay windows has pretty bad condensation. We've seen it and it's as though someone poured water between them. So it definitely needs replacing.

In all we'd be more than happy to fix the mold issue, insulation and double glazing as we've sort of accepted it when making the offer. However, the roof is definitely worrying us. Don't want to move in and have the roof get more damaged should there be a bad winter or something.:(

ruggedtoast

There really isn't much point having a survey done if you are going to plough on regardless. I would go through the agent.

wackorash84

jahudson72 wrote: »

If you are buying using an estate agent then you need to talk the agent about re-negotiating on the price. Sometimes you'll find that the vendor will fix these issues for you, sometimes you'll find that they are prepared to re-negotiate. If it was me I would be getting a roofing company to go around there and quote for a new roof and tell you what actually really does need doing. Then get another two along to do the same to compare (unless you know a reputable builder). The price is up for negotiation until you exchange contracts. We were all FTB's once but don't be afraid to re-negotiate on this. I would be looking at the damp issue as well. Don't get disheartened, this is always the toughest part of the deal!

Yes, we've always gone through the estate agent so far.

Don't know of any reputable builders/roofers in my area (Manchester). Will 'Google' around and see whether I can find anything. Will try and get at least 3 quotes before I start negotiating if that's the best way.

Thanks.

Yorkie1

I had a complete re-roof done for less than £5K. If you plan on using slate again, then it will be more expensive.

hazyjo

Also had a new roof for under £5k (Victorian terrace) in my last house.

I'd try and get a couple of roofers to the property to see what they say, then maybe try and renegotiate. I had to do that with my last house when I bought - think I got £2,500 off for 'patching it up' rather than replacing the roof - and that was in a rising market where I'd already knocked a chunk off the asking price. In the end, I left it a couple of years, then got it replaced.

Doesn't mean they're obliged to drop though, even if you get quotes for £10k! It's just that most do, or it'll only come up again, and they won't want to lose you as a buyer.

Jx

G_M

wackorash84 wrote: »

Hi G_M,

Thanks for your reply.

Roof

The property is about 102 sq. mtrs. The indication from the surveyor that the roof is the original slate from 1935. There are at least 30 slates which requires replacing as they are broken and quite a number that's "not in a good state". Surveyor added that should a repair be attempted there could more slates damaged due to possible cracks that could be cause when someone steps on the slates when repairing the damaged slates in the first place since they are quite old.
Slate is long-lasting. Replacing 30 slates (or even 40 if a few more crack) will cost £4-600.
In terms of under-carriage, it seems there is no water proofing underneath the slates and "it is a surprise that there has not been a leak" The slates are put there to stop rain entering the property. The 'undercarriage is NOT a rain barrier. I'm not at all surprised there has not been a leak. And if as he says there has not been a leak that reinforces my view that the roof cannot be so bad as to need replacing!

Plus the price you've quoted is extortionate!

Hence, the reccomendation for a full re-roofing.

Mold

The exact quote was that "inner wall brickwork is only a single leaf at this particular moldy area" so it was insufficient in terms of weather proofing. Hence, the reccomendation to thicken the wall.
So there is also an 'outer wall'? ie cavity wall? The outer wall provides weather proofing - this still makes no sense! Thickening the wall will do nothing. There is another cause for the damp.

Double Glazing

The 2 bay windows has pretty bad condensation. We've seen it and it's as though someone poured water between them. So it definitely needs replacing.
Yes. Though there are companies that will remove on pane of glass, dry out the water, and replace the pane/create a vacuum.

In all we'd be more than happy to fix the mold issue, insulation and double glazing as we've sort of accepted it when making the offer. However, the roof is definitely worrying us. Don't want to move in and have the roof get more damaged should there be a bad winter or something.:(

Consider the option above for the windows, though new double glazing may be a better option, esp if the wooden frames are in poor condition too.

Roof? Get 3 quotes from roofers to replace 30-40 slates. (say 50 to be safe)

zappahey

wackorash84 wrote: »

Hi,

We're FTB's. We've recently got an offer accepted on a property for £190k (Asking price £200k). The mortgage valuation and full building survey was done on Monday.

The mortgage valuation valued the property at £190k but highlighted that "the roof needs repairing where the covering were of original materials approaching the end of its useful life"

Is the valuation £190k in it's current state or after remediation work is complete. If the former then you don't really have much of an argument.

BeardedDez

wackorash84 wrote: »

Yes, we've always gone through the estate agent so far.

Don't know of any reputable builders/roofers in my area (Manchester). Will 'Google' around and see whether I can find anything. Will try and get at least 3 quotes before I start negotiating if that's the best way.

Thanks.

We are using the top one, personal recommendation from brother in law who is a window fitter. I imagine quotes will differ greatly from surveyor figures - ours did on all work.

http://www.henshawsroofingsupplies.com/customer-profiles.asp