Charlene's FTB - Diary 2007

CharleneUK

There are two or three small fruit trees planted close enough to the property in the rear garden. These are potentially close enough to cause damage to the walls and we would advise that they are removed or replanted well away from the building.

Flashings:

You should obtain builders quotations for providing lead counter flashings to the flat roof prior to purchase.


Pitched roof/s:
The slopes to the valley and the valley gutter could not be seen from any vantage point.

There is no obvious evidence to indicate any weakness in the timbers making up the main roof structure.

The roof over the two storey rear two storey extension could not be seen from any vantage point therefore we cannot comment on it's condition. This is another reason you should consider having a further inspection with a builder attending.

We noted a timber canopy roof covered with corrugated plastic sheeting over the entrance door. This is poorly made and in poor condition. you should budget for having it removed or replaced.


Gutters:
There were no obvious defects but as the weather was dry at the time of inspection we cannot confirm that the other gutters do not leak


Downpipes:
As it was not raining at the time of our inspection we cannot state that the downpipes are watertight.


External walls:
The render to the single storey rear extension is missing around the rear corner, exposing the blockwork beneath and this will cause damp internally unless repaired promptly

The rendered drip to the left flank is missing/damaged in parts and requires repair

The hole where the bathroom waste passes through the wall is too large and requires making good.
ACTION:
We would advise you obtain a builders quotation for render repairs and making good prior to purchase. However, read in conjunction with our comments below in section 13.


Damp course:
There are two airbricks to the front elevation, but none elsewhere. It is important that timber ground floors are properly ventilated. It is likely that the house originally had airbricks to the rear allowing cross ventilation of the floor and that these have been blocked when the extensions were built. It will be necessary now to provide additional airbricks to the flank otherwise rot and damp may ensure.
ACTION: We would advise you obtain a builders quotation for providing additional airbricks to ventilate the sub floor prior to purchase.

Structural movement:
It appears the load bearing wall has been removed and we would expect an adequate beam to have been provided. It is not possible to examine any beam without laying the floor or ceiling open, but we noted that the rear bedroom floor was unusually springy which may indicate that the beam does not adequately support the floor joists.


ACTION:
Obtain a report in respect of support to the first floor prior to purchase unless the vendor can show that building regulations consent was obtained for removing the load bearing wall.


Rising dampness:
There were significant high readings obtained in the skirtings and walls to the lounge and diner. Without extensive investigations we cannot conclude whether this is rising damp or not, particularly since any damp proof course has been bridged by the external render.

ACTION: We advise you either obtain a report and quotation for remedial works from a specialist damp proofing contractor prior to purchase or that you have a surveyor undertake further investigations and provide a report prior to purchase, the latter will require the consent of the vendor and may involve some destructive testing. There are advantages and disadvantages to each which we would be pleased to discuss with you.

Asbestos:
ACTION:
Obtain a report and recommendations in regards to the textured coatings to the ceiling prior to purchase.

The foul drainage system:
There is an access chamber in the front garden. The chamber has a cast iron cover which has cracked into a number of parts and whose handles are missing. It could not be safely lifted so we cannot report on the drainage. The damaged cover should be replaced and the chamber inspected.


ACTION:
We would advise you have a builder/specialist lift the damaged cover and report on the condition of the chamber, then provide a quotation for replacing the cover and any other necessary work prior to purchase.

Fences, walls and hedges:
The front boundary wall has course missing leaving the top course with its frog (indentation) uppermost. This will encourage frost damage and another course or courses should be laid frog up to reduce this


ACTION:
We would advise you obtain a quote to repair the front boundary wall prior to purchase.

Sorry if there are loads of mistakes, but I'm rushing this before I leave for work!! Any experience/advice/ideas on how much these will cost and if I need to get the solicitor involved, if anything is extremely urgent etc.

There was also something about the firewall missing some bricks, so a fire could easily spread from home to home.

I'll obviously get individual quotes, but any help I'd appreciate!!! Off now!

CharleneUK

Doozergirl wrote: »

It's the usual backside covering. It sounds like a very usual survey to me and yes, they always say that certain areas can't be accessed.

I can't believe that's what you get for paying for a full structural survey. I know it's not supposed to be a guarantee, which many people think it is, but you might as well just get all the specialists in beforehand.

Thanks for that Doozergirl! Sorry I didn't see your reply earlier, I just posted and ran.

I'm disappointed no one is able to offer any advice on this board

Hopefully someone will see this and give a helping hand soon. In the meantime, I have contacted a few local builders to see what they say.

Have also had EA's on the phone asking why I haven't instructed searches yet!! They are really winding me up now. I'll do this at my own pace. I have emailed my solicitor the summary and haven't had a reply yet

Doozergirl

Flashings:
Not a surprise. Relatively cheap to address. He isn't suggesting a new roof so it must have quite a bit of life in it.

Pitched roof/s:
Sounds like it's okay from inside then!

Gutters:
Downpipes:
Go and take a sneaky peek when it is raining! It's obvious when a gutter is leaking. It can cost nothing to repair sometimes.

External walls:
The guide for rendering is £25 per square metre.

Damp course:
You could almost put air bricks in yourself.

Structural movement:
It does sound like the joist aren't being supported properly. It will need looking at.

Rising dampness:
Get the report but I would live in the house before doing anything about it. Old houses do often give high damp readings and it just may not be an issue.

Asbestos:
If you don't do anything about it, you don't have a problem. It's only if you decide to remove it.

The foul drainage system:
Can you get manhole covers on ebay? LOL.

Fences, walls and hedges:
Not the end of the world.

There was also something about the firewall missing some bricks, so a fire could easily spread from home to home.

This can be bricked up using cheap concrete blocks and it doesn't even need to be tidy. Even my husband could do that!

wecanhelpu

Doozergirl wrote: »

External walls:
The guide for rendering is £25 per square metre.

Excuse my language, but..................... F*cking hell

£25 psm for rendering?

No wonder you sell your properties for so much dooz.

CharleneUK

LOL @wecanhelpu !

Doozer girl thank you so much for those pointers!!! I really appreciate it. Any other comments more than welcome! Will contact solicitors tomorrow to inform vendor that we'll need to get an estimate re: structure.

CharleneUK

Hi everyone, just an update to say after a lot of talking things through, we've decided to pull out.

Can anyone tell me what the 'norm' is for charges from the solicitors? They haven't actually done anything yet, as I didn't instruct them to do anything. They have, however offered advice over the phone/email and forwarded on a few letters from the council for me.

They say anything from 'half the original quote' to ' a third'. Is this correct?

mr.broderick

CharleneUK wrote: »

Hi everyone, just an update to say after a lot of talking things through, we've decided to pull out.

Can anyone tell me what the 'norm' is for charges from the solicitors? They haven't actually done anything yet, as I didn't instruct them to do anything. They have, however offered advice over the phone/email and forwarded on a few letters from the council for me.

They say anything from 'half the original quote' to ' a third'. Is this correct?

After all this malarky you are just going to pull out now.
I feel shortchanged, this wouldn't happen on coronation street...

CharleneUK

mr.broderick wrote: »

After all this malarky you are just going to pull out now.
I feel shortchanged, this wouldn't happen on coronation street...

:rotfl::(

I feel rubbish about it all, keep wondering if I'm making a mistake, but you know, I just have to go along with what feels right I suppose.

_pale_

CharleneUK

CharleneUK wrote: »

Hi everyone, just an update to say after a lot of talking things through, we've decided to pull out.

Can anyone tell me what the 'norm' is for charges from the solicitors? They haven't actually done anything yet, as I didn't instruct them to do anything. They have, however offered advice over the phone/email and forwarded on a few letters from the council for me.

They say anything from 'half the original quote' to ' a third'. Is this correct?

Any ideas around this question please?

We also had a free mortgage valuation with the product we chose with Abbey, will we have to pay this back? I have asked my broker, and am waiting for a response.

Diamonds_2

Very sorry to hear you have pulled out what bad luck you've had! have you been viewing other properties since your decision? no idea about the solicitors costs as this hasn't happened to us, have they billed you yet?

Best of luck finding the perfect house, I'm sure it's out there somewhere... and at least you'll be very clued up and prepared next time around.