Remortgaging survey problems

Matg

Hello,

I was wondering if anyone can offer advice?

We're in the process of remortgaging with First Direct. They carried out a standard valuation and have requested a structural engineer's report (SER) as the surveyor was worried about cracks in a wall on our house.
We bought the house 2 years ago and had a more extensive homebuyer's report (HBR) carried out then. They mention the cracks but say they appear to be old and not progressive. Nothing has changed to that wall in the last two years.
I've sent the old HBR to First Direct to forward to the new surveyor's to see if they still feel the SER is needed.

I understand a SER can be very expensive. I was wondering if we do have to carry out a SER then do we have any comeback at the new surveyor's if no problem is found? And likewise if a problem is found do we have any comeback with the original HBR surveyors?

Any advice would be greatly appreciated.

cheers,
Mat.

opinions4u

Basically the FD valuer has found something that needs further investigation. It's outside the remit of his role.

Regardless of the outcome, if you go ahead with obtaining the report then you pay for it. Like it or lump it.

If there is nothing wrong, I can't see that you have any comeback on the original surveyor. If there is something wrong, and you can show that it happened since the original survey, then it might be different.

bigadaj

It is possible that you min have a claim against the original surveyor, bit very difficult to prove, it is probably the case that these cracks aren't serious in any case, so all it will cost you is the structural engineers report.

Ironically I'm a geotechnical engineer and so better qualified to comment on such issues, well if they are ground related and so serious than a structural engineer, but thats by the by.

Have the cracks got worse since the original report, are they open, ie is there a gap, are they straight or zig zag, where do you live.

Supply answers to my question and I might be able to give you an indication of whether there is a problem, not advice or recommendations obviously as it is an open forum populated by idiots such as myself.

DannyboyMidlands

Jeez, these guys can't win can they. If the cracks are serious you want comeback and if they are not you also want comeback.

The most recent surveyor has seen something that is outside his area of expertise and suggested that a specialist should take a look. What's wrong with that?

The previous one has said they appear to be old and not progressive. Again, what more can he do? Did he have the opportunity to monitor the cracks over 12 months?

bigadaj

DannyboyMidlands wrote: »

Jeez, these guys can't win can they. If the cracks are serious you want comeback and if they are not you also want comeback.

The most recent surveyor has seen something that is outside his area of expertise and suggested that a specialist should take a look. What's wrong with that?

The previous one has said they appear to be old and not progressive. Again, what more can he do? Did he have the opportunity to monitor the cracks over 12 months?

Fair point, but this is the problem with surveyors they rarely add any more value than a random bloke off the street. They have no specific expertise so as soon as they see anything slightly awry the poor vendor or purchaser then has to shell out again for someone with some expertise to give an opinion of any worth.

Thrugelmir

bigadaj wrote: »

Fair point, but this is the problem with surveyors they rarely add any more value than a random bloke off the street. They have no specific expertise so as soon as they see anything slightly awry the poor vendor or purchaser then has to shell out again for someone with some expertise to give an opinion of any worth.

Entirely up to the purchaser whether they follow up on the surveyors report. In the majority of cases where there is an issue. The purchaser doesn't want to incur unnecessary expense (at least in their view). So Caveat Emptor !

bigadaj

OP the structural report shouldn't be a huge amount I'd say no more than £500. Though there is a possibility that they will find issues and that could be costly.

Matg

thanks for the replies.

@bigadaj - the cracks are vertical. One runs just under the eaves to the corner of a window. Another runs from the diagonal opposite corner of the window down to within a couple of metres of the ground.
i've done a fair amount of work to the house and have been very much aware of those cracks. i've seen no change over the past two years.
i guess i'm just concerned that the original HBR didn't flag these up for further investigation when we bought the house.

cheers,
m.

bigadaj

Sounds like historic movement but difficult to be sure, and you may get a similar response from a surveyor or structural engineer which won't solve your problem.

The one thing that would solve it is to the areas replastred, but there is some cost in this and the subsequent redecoration, however it will make the problem go away in the short term, and possibly highlight a longer term problem if one exists.

Matg

bigadaj wrote: »

Sounds like historic movement but difficult to be sure, and you may get a similar response from a surveyor or structural engineer which won't solve your problem.

I'd hope the structural engineer might be more conclusive and advise of the work needed to make the wall good and satisfy our mortgage lender.

Next thing I know, I'll be needing a geotechnical engineer....

Cheers,
m.

Wh05apk

Another possibilty is to contact your buildings insurer, they will check it out, if it is serious, they should cover the work (and a lender would not lend until the work has been one) if they confirm as "old" then they may provide something which will be acceptble as confirmation to FD, or you can get the report done yourself, as it will only be a localised report it should not be expensive.