Surveyor refusing structural survey as unnecessary

thelem

I'm in the process of buying a leasehold converted ground floor flat, mid-terrace with one flat above and one flat below. The building dates to about 1850, so I was planning to upgrade my free Nationwide valuation to a full building survey. The flat has been internally refurbished within the last year, and the roof has also been repaired.

The surveyor (Connells) has now got in touch to say that they won't do full surveys on flats and can only offer a Homebuyer's report. They said that there is no point going for a survey, because they are unlikely to be able to gain access to inspect things like the roof, and I'll just get more detail on the door knobs (his words). Is he right? Or are full surveys just less profitably for them?

I also got two local quotes, and both of them were happy to complete a full survey, although one did offer an intermediate "Condition Survey" which they described as a more complete homebuyer's report.

Fire_Fox

This has come up many times before. As I say to any buyer seek access to all the hidden areas - roof spaces, cellars, outbuildings, under carpets and the like don't just assume it cannot be done. Most buyers of flats haven't got a clue that they need to get permission for access, so the surveyor shows up and cannot see anything.

Also find out exactly what was done to the roof, how extensive the repairs were. Given it's a small property he can do a thorough inspection of the outside. What is worthwhile very much depends on the building - my parents block is a converted mill so you need cherry pickers to see the upper parts, at mine we have a fire escape leading onto the flat roofs for example.

thelem

It has come up before, but there didn't seem to be a consensus answer and there are lots of variables that might not have been taken into account.

In my case there is no access to the outside of the roof, but it is fairly visible as it's not too tall a building and it has a wide road outside and a garden.

I'll need to get the estate agent to arrange access with the other flats - is that something they are likely to want to avoid doing? After all, it might raise problems that reduce the price of prevent the sale.

dimbo61

The estate agent wont be in the least bit interested in doing this and may not even have the names and details of the other flat owners.

thelem

dimbo61 wrote: »

The estate agent wont be in the least bit interested in doing this and may not even have the names and details of the other flat owners.

So what would you recommend? Approaching vendor directly? Neighbours directly? Giving up?

I thought you should always go through the EA.

Fire_Fox

IMO approach the vendor perhaps via a polite note, they will know who to contact to gain access - the other leaseholders or the managing agent perhaps. Agents are just one more step in a chain of people, messages get garbled or don't get through if there are too many people involved. The agent has no 'relationship' with the other leaseholders or the freeholder.

propertyman

This has got a bit silly- you are not going to get access to the other flats.

The surveyor has been less than helpful and I suggest that you proceed with either finding a local surveyor who unlike these large factory firms, are not locked into standard packages of one thing or another.

My practice has provided surveys on flats since I was 'umble trainee and they are done on the basis that the client, you, understand that there are limitations, and that inspections can be done as far as is possible, and using photos we can discuss your requirements in advance.

Now a homebuyers report should identify defects or issues however as a flat owner paying service charges you might want a broader indication of the likely cost of re wiring the common parts or the new roof or drove and issues of management which the valuation will not address.

We also tell you how to go about taking matters further and helping- not cracking out a survey and going to the next one on a treadmill.

Fire_Fox

propertyman wrote: »

This has got a bit silly- you are not going to get access to the other flats.

The surveyor has been less than helpful and I suggest that you proceed with either finding a local surveyor who unlike these large factory firms, are not locked into standard packages of one thing or another.

You may not even need access to the other flats, depends how the property is laid out. Here our basement can be accessed via an external door, at my parents block some parts of the roof space can be accessed via the communal hall. In both cases secured. Surprised you haven't seen that in your practice. I would also be willing to allow a surveyor access, believe many of my friends/ relatives who occupy apartments would too. I have had access to our basement via a retail unit, it costs nothing to ask.

propertyman

Fire_Fox wrote: »

You may not even need access to the other flats, depends how the property is laid out. Here our basement can be accessed via an external door, at my parents block some parts of the roof space can be accessed via the communal hall. In both cases secured. Surprised you haven't seen that in your practice. I would also be willing to allow a surveyor access, believe many of my friends/ relatives who occupy apartments would too. I have had access to our basement via a retail unit, it costs nothing to ask.

I did say "no access to other flats", not basements, common areas, or other areas that are accessible.

Fire_Fox

propertyman wrote: »

I did say "no access to other flats", not basements, common areas, or other areas that are accessible.

And I did say "I would also be willing to allow a surveyor access, believe many of my friends/ relatives who occupy apartments would too ... it costs nothing to ask."

thelem

I called Nationwide back and they agreed to switch surveyors, so all is booked now. I offered to sort out any access they needed but they said they would do that themselves - hopefully they'll at least ask for access to the other properties, even if they do say no.