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Homebuyers has highlighted problems and price!
alibabaxx
Posts: 28 Forumite
Hi all, first time I've had a homebuyers so wondering if anyone can advise on the problems it has brought up on a house we have offered on.
Firstly is the price. The valuation states the house is valued at approximately 12 grand less than our offer. That's pretty straightforward I guess although the report also highlights a couple of 'urgent' matters (grade 3) that need investigating. I am wondering if the problems pointed out are the reasons for the lower valuation, or the problems would take a further amount off the valuation price when quotations obtained etc?
The problems uncovered are:
1. The property has one fireplace. The fireplace contains a solid fuel burner. The bedroom fireplaces have been covered over but no provision has been made to ventilate the redundant flues internally. Ventilation grills/openings should be provided at high and low level to reduce the risk of condensation forming internally.
The chimney flues serving the fireplace should be checked for defects as high damp meter readings in the loft sections were recorded which suggests that water is possibly penetrating into the stack and causing some disrepair. It is also possible that condensation within the flue is leaching out through the masonry. A more detailed inspection is recommended prior to exchange of contracts.
The chimney breast in the kitchen appears to have been removed but we are unable to confirm that adequate support has been given to the remaining chimney masonry, within the first floor structure. in the roof space. Although there were no obvious signs of distress, it would be advisable to check the quality of support. A more detailed investigation should be undertaken prior to exchange of contracts in order to determine the adequacy of support. Alternatively, purchasers must again accept the risk that investigation entails. Building Regulation approval may have been needed for this work and your legal adviser should follow our advice in Section I and make further enquiries about any possible consents.
The jointing to the chimney masonry in the roof is weathered and needs some repair if the internal flues are to be used.
It is possible in a property of this age that some of the flues may contain linings which in turn may contain asbestos-based materials. Asbestos is hazardous and consequently caution should be exercised where it is either present or suspected.
For safety reasons, all flues should be checked by a reputable heating engineer and swept clean prior to exchange of contracts.
Basically does the above sound serious and who would be the best expert to get in to check this?
2.
Central heating is provided by the oil-fired boiler which is located in the garage. It is an old unit and will therefore require more frequent repair than a modern one. There may also be difficulty in obtaining spares. If it is to be replaced, then in order to comply with modern regulations, a condensing type boiler will need to be fitted.
The central heating is supplemented by the solid fuel burner in the living room and under floor electric circuits within the main bathroom.
Once again, the visible heating distribution pipework appeared to be in generally reasonable order with no significant defects or leakages evident. We found some slightly leaking radiator valves however which need some repair. Again however the heating distribution pipework is an area at risk where joint leakage can occur at any time and consequently ongoing repair and maintenance expenditure must be anticipated. Some of the central heating pipes are hidden within the construction and repairs may be difficult should leakages occur.
The plastic feed tank in the roof space, which serves the central heating boiler is partly covered by insulation and is hidden from view. We therefore cannot advise you on its true condition or serviceability. However, it appeared to be in generally reasonable order with no obvious evidence of any significant defect or leakages at the time of inspection. The lid to the tank is missing and a proper sealed cover should be installed.
We are not aware of any service agreements for the central heating boiler, solid fuel burner and under floor electric heating and your legal adviser should check the service records with the present owner.
Again what sort of specialist do I need to check this?
Sorry if I sound a bit thick with this but first time I've done this and am hoping there are some experts on these kind of problems on this forum. Also is it worth negotiating the new price.
Thanks in advance
Firstly is the price. The valuation states the house is valued at approximately 12 grand less than our offer. That's pretty straightforward I guess although the report also highlights a couple of 'urgent' matters (grade 3) that need investigating. I am wondering if the problems pointed out are the reasons for the lower valuation, or the problems would take a further amount off the valuation price when quotations obtained etc?
The problems uncovered are:
1. The property has one fireplace. The fireplace contains a solid fuel burner. The bedroom fireplaces have been covered over but no provision has been made to ventilate the redundant flues internally. Ventilation grills/openings should be provided at high and low level to reduce the risk of condensation forming internally.
The chimney flues serving the fireplace should be checked for defects as high damp meter readings in the loft sections were recorded which suggests that water is possibly penetrating into the stack and causing some disrepair. It is also possible that condensation within the flue is leaching out through the masonry. A more detailed inspection is recommended prior to exchange of contracts.
The chimney breast in the kitchen appears to have been removed but we are unable to confirm that adequate support has been given to the remaining chimney masonry, within the first floor structure. in the roof space. Although there were no obvious signs of distress, it would be advisable to check the quality of support. A more detailed investigation should be undertaken prior to exchange of contracts in order to determine the adequacy of support. Alternatively, purchasers must again accept the risk that investigation entails. Building Regulation approval may have been needed for this work and your legal adviser should follow our advice in Section I and make further enquiries about any possible consents.
The jointing to the chimney masonry in the roof is weathered and needs some repair if the internal flues are to be used.
It is possible in a property of this age that some of the flues may contain linings which in turn may contain asbestos-based materials. Asbestos is hazardous and consequently caution should be exercised where it is either present or suspected.
For safety reasons, all flues should be checked by a reputable heating engineer and swept clean prior to exchange of contracts.
Basically does the above sound serious and who would be the best expert to get in to check this?
2.
Central heating is provided by the oil-fired boiler which is located in the garage. It is an old unit and will therefore require more frequent repair than a modern one. There may also be difficulty in obtaining spares. If it is to be replaced, then in order to comply with modern regulations, a condensing type boiler will need to be fitted.
The central heating is supplemented by the solid fuel burner in the living room and under floor electric circuits within the main bathroom.
Once again, the visible heating distribution pipework appeared to be in generally reasonable order with no significant defects or leakages evident. We found some slightly leaking radiator valves however which need some repair. Again however the heating distribution pipework is an area at risk where joint leakage can occur at any time and consequently ongoing repair and maintenance expenditure must be anticipated. Some of the central heating pipes are hidden within the construction and repairs may be difficult should leakages occur.
The plastic feed tank in the roof space, which serves the central heating boiler is partly covered by insulation and is hidden from view. We therefore cannot advise you on its true condition or serviceability. However, it appeared to be in generally reasonable order with no obvious evidence of any significant defect or leakages at the time of inspection. The lid to the tank is missing and a proper sealed cover should be installed.
We are not aware of any service agreements for the central heating boiler, solid fuel burner and under floor electric heating and your legal adviser should check the service records with the present owner.
Again what sort of specialist do I need to check this?
Sorry if I sound a bit thick with this but first time I've done this and am hoping there are some experts on these kind of problems on this forum. Also is it worth negotiating the new price.
Thanks in advance
0
Comments
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Hi all, first time I've had a homebuyers so wondering if anyone can advise on the problems it has brought up on a house we have offered on.
Firstly is the price. The valuation states the house is valued at approximately 12 grand less than our offer. That's pretty straightforward I guess although the report also highlights a couple of 'urgent' matters (grade 3) that need investigating. I am wondering if the problems pointed out are the reasons for the lower valuation, or the problems would take a further amount off the valuation price when quotations obtained etc?
The problems uncovered are:
1. The property has one fireplace. The fireplace contains a solid fuel burner. The bedroom fireplaces have been covered over but no provision has been made to ventilate the redundant flues internally. Ventilation grills/openings should be provided at high and low level to reduce the risk of condensation forming internally. - Easy to fix and not expensive. Just need to add a ventilation grill/air brick to each chimney
The chimney flues serving the fireplace should be checked for defects as high damp meter readings in the loft sections were recorded which suggests that water is possibly penetrating into the stack and causing some disrepair. It is also possible that condensation within the flue is leaching out through the masonry. A more detailed inspection is recommended prior to exchange of contracts. Check the pointing on the chimneys. Its possible they need repointing - again, not expensive
The chimney breast in the kitchen appears to have been removed but we are unable to confirm that adequate support has been given to the remaining chimney masonry, within the first floor structure. in the roof space. Although there were no obvious signs of distress, it would be advisable to check the quality of support. A more detailed investigation should be undertaken prior to exchange of contracts in order to determine the adequacy of support. Alternatively, purchasers must again accept the risk that investigation entails. Building Regulation approval may have been needed for this work and your legal adviser should follow our advice in Section I and make further enquiries about any possible consents. A*se covering but important none the less. Ask the owners if they did the work themselves and did they have a lintel put in? If not, you could either accept that its fine or get the plaster stripped back to check but that would probably be at your cost
The jointing to the chimney masonry in the roof is weathered and needs some repair if the internal flues are to be used. Are you using the internal flues? If so, repointing required. Maybe
It is possible in a property of this age that some of the flues may contain linings which in turn may contain asbestos-based materials. Asbestos is hazardous and consequently caution should be exercised where it is either present or suspected. Standard line. If there was any evidence of asbestos it would have been pointed out. If nothing specific then why worry unnecessarily (and i work with asbestos so can say that from a personal point of view)
For safety reasons, all flues should be checked by a reputable heating engineer and swept clean prior to exchange of contracts.
standard a*rse covering
Basically does the above sound serious and who would be the best expert to get in to check this?
Nothing so far that would worry me.
2.
Central heating is provided by the oil-fired boiler which is located in the garage. It is an old unit and will therefore require more frequent repair than a modern one. There may also be difficulty in obtaining spares. If it is to be replaced, then in order to comply with modern regulations, a condensing type boiler will need to be fitted. Not telling you anything that you wouldnt already know
The central heating is supplemented by the solid fuel burner in the living room and under floor electric circuits within the main bathroom.
Once again, the visible heating distribution pipework appeared to be in generally reasonable order with no significant defects or leakages evident. We found some slightly leaking radiator valves however which need some repair. Again however the heating distribution pipework is an area at risk where joint leakage can occur at any time and consequently ongoing repair and maintenance expenditure must be anticipated. Some of the central heating pipes are hidden within the construction and repairs may be difficult should leakages occur. Sounds normal to me. You will always have ongoing maintanence
The plastic feed tank in the roof space, which serves the central heating boiler is partly covered by insulation and is hidden from view. We therefore cannot advise you on its true condition or serviceability. However, it appeared to be in generally reasonable order with no obvious evidence of any significant defect or leakages at the time of inspection. The lid to the tank is missing and a proper sealed cover should be installed. Cheap and easy to fix
We are not aware of any service agreements for the central heating boiler, solid fuel burner and under floor electric heating and your legal adviser should check the service records with the present owner.
Again what sort of specialist do I need to check this? If you want, you need to ask a gas/oil engineer to come and check the boiler/heating system. An electrician to check the wiring, a damp and timber specialist to check for any damp, an asbestos surveyor to check for any asbestos and a builder/roofer/pointer to check your chimneys etc for pointing issues. However, the only thing that would bother me on that survey is the pointing. Get someone out to look at it and cost up how much it will be. I had my entire gable end wall done for £1400 last year so it shouldnt be anywhere near that much for a couple of chimneys.
Sorry if I sound a bit thick with this but first time I've done this and am hoping there are some experts on these kind of problems on this forum. Also is it worth negotiating the new price.Yes, renegotiate the price - if the surveyor has down-valued it by 12k then you need to advise the EA of this and tell them that that is all you are prepared to pay. Unless of course you can find the 12k to put in yourself
Thanks in advance
Hope this helps! Quote in red x£2 Savers Club #156!
Looking for holiday ideas for 2016. Currently, Isle of Skye in March, Riga in May, Crete in June and Lake District in October. August cruise cancelled, but Baby due September 2016! :j0 -
Hope that helps.The valuation states the house is valued at approximately 12 grand less than our offer. That's pretty straightforward I guess although the report also highlights a couple of 'urgent' matters (grade 3) that need investigating. I am wondering if the problems pointed out are the reasons for the lower valuation, or the problems would take a further amount off the valuation price when quotations obtained etc? The valuation is based on the property as seen in current conditin.
The problems uncovered are:
1. The property has one fireplace. The fireplace contains a solid fuel burner. The bedroom fireplaces have been covered over but no provision has been made to ventilate the redundant flues internally. Ventilation grills/openings should be provided at high and low level to reduce the risk of condensation forming internally. A builder can insert ventilation grills for ... £30?
The chimney flues serving the fireplace should be checked for defects as high damp meter readings in the loft sections were recorded which suggests that water is possibly penetrating into the stack and causing some disrepair.water either gets in from top of disused chimney - a chimney cowl costs £10. Builder will fit for £10 at same time as ventilation grills. Or the pointing is poor - repointing if serious could cost £100 or more if full scafolding is needed It is also possible that condensation within the flue is leaching out through the masonry. resolve the entry of water/ventilation and you resolve this problemA more detailed inspection is recommended prior to exchange of contracts.
The chimney breast in the kitchen appears to have been removed but we are unable to confirm that adequate support has been given to the remaining chimney masonry, within the first floor structure. in the roof space. Although there were no obvious signs of distress, it would be advisable to check the quality of support. A more detailed investigation should be undertaken prior to exchange of contracts in order to determine the adequacy of support. Alternatively, purchasers must again accept the risk that investigation entails. Building Regulation approval may have been needed for this work and your legal adviser should follow our advice in Section I and make further enquiries about any possible consents.
Find out how long ago the chimney breast was removed and if Building regs was obtained. If some years ago the a)building regs may not have been required b) if poorly done it would show signs by now. However if the removal was recent, AND no building regs, then it may have been a bodge job
The jointing to the chimney masonry in the roof is weathered and needs some repair if the internal flues are to be used. There you go. See comment about ointing above!
It is possible in a property of this age that some of the flues may contain linings which in turn may contain asbestos-based materials. Asbestos is hazardous and consequently caution should be exercised where it is either present or suspected.
For safety reasons, all flues should be checked by a reputable heating engineer and swept clean prior to exchange of contracts. Chimney sweep = £80?
Basically does the above sound serious and who would be the best expert to get in to check this?
2.
Central heating is provided by the oil-fired boiler which is located in the garage. It is an old unit and will therefore require more frequent repair than a modern one. There may also be difficulty in obtaining spares. If it is to be replaced, then in order to comply with modern regulations, a condensing type boiler will need to be fitted.
The central heating is supplemented by the solid fuel burner in the living room and under floor electric circuits within the main bathroom.
Once again, the visible heating distribution pipework appeared to be in generally reasonable order with no significant defects or leakages evident. We found some slightly leaking radiator valves however which need some repair. Again however the heating distribution pipework is an area at risk where joint leakage can occur at any time and consequently ongoing repair and maintenance expenditure must be anticipated. Some of the central heating pipes are hidden within the construction and repairs may be difficult should leakages occur.
Seems self explanatory. It's an old system. But you knew that didn't you?
The plastic feed tank in the roof space, which serves the central heating boiler is partly covered by insulation good. So it should be!and is hidden from view. We therefore cannot advise you on its true condition or serviceability. However, it appeared to be in generally reasonable order with no obvious evidence of any significant defect or leakages at the time of inspection. goodThe lid to the tank is missing and a proper sealed cover should be installed. £5 from B&Q
We are not aware of any service agreements for the central heating boiler, solid fuel burner and under floor electric heating and your legal adviser should check the service records with the present owner. Ask if/when the boiler was serviced and for copy of service records. If in doubt, send in an OFTEC engineer to inspect the boiler (£60?)0 -
Thanks for the advice that really helps
The question is now how to negotiate! We heard the house was going on the market just before they put it up with EA so therefore are dealing with the vendors direct cutting EA out. We put our original offer straight to them (which was 28k under what the EA was going to put as the asking price). This was accepted. We have built up a bit of a friendship with them so am now wondering how best to go about negotiating a new price following the survey. After reading the replies on here the main worry/cost seems to be the pointing to the chimney but also we have to consider the boiler being old and more importantly the valuation that came in 12k under our agreed offer.
Should we expect the vendor to come down the full 12k if we agree to get the work done ourselves or if they offer to get the works done should we still be paying 12k over the valuation price? I don't want to offend these people but also don't want to pay 12k over. Any knowledgeable people out there who can give me advice on how to approach please? 0 -
If you are mortgaging it the mortgage company wil lend you what it is valued at minus your deposit. I.e £12k less
In your favour any other valuation will probably come in at the same price0 -
Send them a copy of your survey report and then they will appreciate your concern - even if you are not too worried about it yourself!
You could negotiate via email (especially if you have an electronic version of the report)Gather ye rosebuds while ye may0 -
The surveyor will probably have included a paragraph that the report is not to be disclosed further without his / her permission. This should be observed before any decision to disclose the full report to the sellers.0
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A lot of people including me say a house is only worth what someone is prepared to pay. You were prepared to pay x so that's what it's worth.Remember the homebuyers is just someone's view. I purposely don't get a valuation as I do my own research and pay what I'm happy to. If someone thinks it is worth 10k less I don't care as I've done the homework and want the house.
Now you know in someone's view the house is worth less you of course want to renegotiate. Just remember the vendor won't necessarily agree with the report!!0 -
A lot of people including me say a house is only worth what someone is prepared to pay. You were prepared to pay x so that's what it's worth.Remember the homebuyers is just someone's view. I purposely don't get a valuation as I do my own research and pay what I'm happy to. If someone thinks it is worth 10k less I don't care as I've done the homework and want the house.
Now you know in someone's view the house is worth less you of course want to renegotiate. Just remember the vendor won't necessarily agree with the report!!
thats all fine and good if you're a cash buyer.
In this case the buyer is willing to pay X/4 for 25% of the house (if its a 25% deposit)
and wants someone else to pay 3X/4 for 75% of the house (the mortgage company), they are not prepared to pay that.
be honest with the seller, what % deposit are you putting down? could you cover the shortfall by increasing your LTV?0 -
Thanks for the advice that really helps
The question is now how to negotiate! We heard the house was going on the market just before they put it up with EA so therefore are dealing with the vendors direct cutting EA out. We put our original offer straight to them (which was 28k under what the EA was going to put as the asking price). This was accepted. We have built up a bit of a friendship with them so am now wondering how best to go about negotiating a new price following the survey. After reading the replies on here the main worry/cost seems to be the pointing to the chimney but also we have to consider the boiler being old and more importantly the valuation that came in 12k under our agreed offer.
Should we expect the vendor to come down the full 12k if we agree to get the work done ourselves or if they offer to get the works done should we still be paying 12k over the valuation price? I don't want to offend these people but also don't want to pay 12k over. Any knowledgeable people out there who can give me advice on how to approach please?
Slightly harder with a private sale since you dont have an EA to hide behind!
If it was me, id ring the owner, advise them that you still want the house but that the surveyor has down-valued it by 12k. I think the fact that the heating system is old is neither here nor there - presumably you could see on your viewings that it wasnt a new boiler, therefore the fact that it might need upgrading sometime soon isnt really a reason to re-negotiate on price. You're not buying a new build. Therefore it will need some things doing.
The owners may well ask to see the survey report - just bare in mind that they will only have your word to go on so you will probably have to show it to them. Theres nothing wrong with that - youve got nothing to hide afterall.
if they offer to split the difference with you, then you will have to find the extra 6k from savings.£2 Savers Club #156!
Looking for holiday ideas for 2016. Currently, Isle of Skye in March, Riga in May, Crete in June and Lake District in October. August cruise cancelled, but Baby due September 2016! :j0 -
martinsurrey wrote: »thats all fine and good if you're a cash buyer.
In this case the buyer is willing to pay X/4 for 25% of the house (if its a 25% deposit)
and wants someone else to pay 3X/4 for 75% of the house (the mortgage company), they are not prepared to pay that.
be honest with the seller, what % deposit are you putting down? could you cover the shortfall by increasing your LTV?
Yes I think we have a good enough deposit. I'm just concerned re the value the survey has put it at. The EA valued it 40k above what the survey says!? Is there normally that big a gap?0
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