help needed choosing a survey

yoshef

myself and girlfriend are buying a mid terrace victorian house, about 110 years old. We're struggling at picking a survey, as I've been told conflicting reports about the different types.

> A homebuyers report is the same as a valuation but in a fancy folder and more verbose

> A homebuyers report will spot any major defects in the property like walls about to fall down, subsidance etc..

> A building survey is not a structural survey

> A building survey is a structural survey.. etc..

> A building survey will pick up more minor faults, but any basic valuation will spot big problems

> A building survey will scare the pants off us

etc..

There doesn't appear to be anything major wrong with the property, apart from obvious things that we've already spotted, but "peace of mind" theory dictates that I get the most comprehensive survey, yet my wallet argues otherwise. I've read through some survey threads here and yet I'm still not satisfied. Can somebody explain in more detail what each survey will identify?

Also My mortgage is with Nationwide, but they only do valuation & homebuyers, presumably Id have to arrange a seperate building survey if I choose this path?

Mrs_Optimist

Personally I would go for the next one up from a basic valuation - ie a Homebuyers report. If it is a midterrace there are houses either side of it to keep it up so subsidence shouldn't be a problem. ALso if it has been standing for 110 years it is not likely to fall down now is it! A Homebuyers report will give you piece of mind for what is the biggest expense of your life.

Ian_W

There are links on this page which describe the various survey levels:
https://www.rics.org/Property/Residentialproperty/Residentialpropertyvaluationandappraisal/understanding_surveys.htm
The recommended one for older properties is the building survey.

If it is a midterrace there are houses either side of it to keep it up so subsidence shouldn't be a problem.

And I thought subsidence was associated with the foundations - so mid-terraced can't suffer from it? You learn something new every day! :rolleyes:

ALso if it has been standing for 110 years it is not likely to fall down now is it!

It probably will do one day - why not to-morrow? :eek:
Mr Pessimist x

MRSTITTLEMOUSE

Six months ago we bought a victorian end terrace also 110 years old.We got the basic survey and then took a local builder round the house.He spent an hour inside and out including inside the loft and then told us what it was going to cost us to do whatever needed doing.None of which was mentioned on the survey.The roof for instance was in a terrible state of repair but it was stated that no repairs were needed for mortgage purposes.
We were advised by the estate agent who herself had lived in old houses for years that we would find out more from a builder than we would from any survey.This has worked for us and we have not regretted it.

Doozergirl

I would opt for a homebuyers. They'll always recommend further investigation (even if it doesn't need it sometimes :rolleyes:)

I have seen whole terraces of frighteningly wonky houses! (Not to say yours isn't fine, OP)

Ian_W

MRSTITTLEMOUSE wrote:

We got the basic survey and then took a local builder round the house.

The link I posted to the RICS site specifically says that a "basic survey" is a valuation NOT a survey. It's for the lender, even though you pay for it, and a wonky roof probably wouldn't affect the value over-much if at all.
I wouldn't disagree that a reputable builder you know or who is personally recommended can probably spot anything a surveyor can but I would add 2 caveats:
1. If they don't you have no comeback - whereas if the surveyor doesn't spot something that they should check then you do and they'll have PI to cover a claim.
2. If the builder doesn't find a fault - they won't get paid for repairing it.

Mr Cynic x

yoshef

thanks, we read through the RICS things and opted in the end for homebuyers survey,

there are no cracks or anything obvious like i said, house looks fantastic just what we're looking for, needs a bit upgrading but we'll get there in the end hopefully.