Homebuyer survey came back with 3s. Help!

Notmyrealname

Chimneys are knackered - both the one in the foreground and the background. The foreground one has been bodged in the past (hence the rendering) as it has suffered the same fate as the one in the rear which if you look closely, you can see is starting to splut into two and is slowly tilting in towards the house.

If there are no chimney breasts in the upper bedrooms, the fault is because someone hasn't properly supported the stack when removing them from the lower floors.

Both chimneys need rebuilding and probably from just above the top floor ceiling level.

The tiles are also something that needs to be investigated. With the original roof they would've been slate and a lot lighter. If the roof has been replaced fully with the timbers replaced at the same time, then the chances are the timbers used would be sufficient to support the roof. When you look at the roof if it appears to dip inwards a bit like it is recessed towards the middle as you look from left to right, the timbers aren't sufficient.

Leew1231

Notmyrealname wrote: »

Chimneys are knackered - both the one in the foreground and the background. The foreground one has been bodged in the past (hence the rendering) as it has suffered the same fate as the one in the rear which if you look closely, you can see is starting to splut into two and is slowly tilting in towards the house.

If there are no chimney breasts in the upper bedrooms, the fault is because someone hasn't properly supported the stack when removing them from the lower floors.

Both chimneys need rebuilding and probably from just above the top floor ceiling level.

The tiles are also something that needs to be investigated. With the original roof they would've been slate and a lot lighter. If the roof has been replaced fully with the timbers replaced at the same time, then the chances are the timbers used would be sufficient to support the roof. When you look at the roof if it appears to dip inwards a bit like it is recessed towards the middle as you look from left to right, the timbers aren't sufficient.

I agree with all this. But really, a chimney rebuild is probably not as bad as what you think. Unless as stated by Notmyrealname the damage is due to partial removal. The roof looks in a pretty poor state, it will need some attention. You are probably looking at 2 guys 2 days works, plus materials, plus scaffold which could be from 400 - 4000 depending on access.

Average chimney rebuild you should be looking at about 2000.

torridonscot

I didn't realise it looked this bad :-(. The chimney breasts have not been removed, they are still there.

torridonscot

However, if the repairs are that extensive then surely the freeholder will come into this as will the flats in the building. My solicitor will let me know when they get the lease to look at.

I have heard of cases where the freeholder and other people in the building want nothing to do with any repairs to the roof. What is there to do in this case?

Fire_Fox

You need the long lease, then you will know who is responsible for repairs to the roof and chimneys. It is absolutely pointless having the current leaseholder do a half a repair, absolutely pointless assuming or guessing who is liable and what might or might not happen. Other cases may have different convenants in the long lease or different arrangements for management such as share of freehold; the long lease is a legally binding contract and can be enforced. This thread is pointless if you are not going to ignore the advice given. As posted five days ago

"What is specified in the long lease about repairs and maintenance of the external fabric of the building? Is there are sinking fund? .... If these problems are significant and are are a communal responsibility this does not reflect well on the freeholder or management company. They supposed to organise the repairs specified in the long lease and charge the leaseholders accordingly. If repairing these will cost more than £250 per flat there needs to be a lengthy formal consultation process, they can't just be fixed unless all the leaseholders agree or the work is deemed urgent/ dangerous. Even then the freeholder has to apply to the LVT for dispensation."

torridonscot

Firefox your replies have been very useful, as were others. Sorry if I come across like ignoring the advice given (I'm not, I understand the lease needs to be looked at so waiting for that to come through from the other party) but when it's something like this where you have no experience in it's natural to think about possible scenarios, especially when you hear and read of various outcomes other people have experienced.

Anyway, I'll wait until the lease comes through and my solicitor is able to advise. Thank you all.

Fire_Fox

Have you asked your conveyancer to get a copy of the long lease urgently so you can add to the questions they intend to put to the freeholder? It can be got from land registry not just from the vendor. Every day you wait your conveyancer may be working on other aspects of your case, increasing your final bill should you choose to pull out.

torridonscot

Thanks Firefox. I didn't know they could obtain it that way. I've asked them to obtain the lease urgently through the land registry site.

Turns out the vendor filled the forms to instruct his solicitor and then forgot to send them! hence the delay.

torridonscot

They got it and I've got a copy as well. Will wait for their assessment but here are the relevant bits:

- lease drawn up in 1985 for 125 years so it's got 98 years left.
- mentions 4 flats so I assume conversion happened then or before then
- ground rent £75 per year
- specifically says the demise excludes the roof.
- amount of service charge will be established yearly.
- it doesn't mention a sinking fund specifically

Relevant bits:

The lessor hereby covenants with the lessee as follows:

- to maintain repair amend cleanse repaint and redecorate renew and otherwise keep in good and substantial condition
- the structure of the building and in particular the main roof of the building the chimney stacks foundations and walls including structural walls and joists thereof provided that the lessor shall not be liable to the lessee for any defect or want of repair or otherwise hereinbefore mentioned unless the lessor has received notice in writing thereof from the lessee or the lessee or occupier of any part of the building nor in respect of any obligation hereunder that is to be construed as falling within the ambit of any of the lessee's covenants hereinbefore contained


so far as practicable to perform the following services
- to supply and maintain repair and renew if need be such fire-fighting and other equipment in the common parts the meters and the refuse compound are as the lessor may deem desirable or necessary or as may be required to be supplied and maintained by it by statute or by the fire or other authorities for the district

- to insure and keep insured the building against loss or damage by fire storm tempest flood and other risks usually included in a householders fully comprehensive policy and other such risks as the lessor shall deem desirable or expedient in the full reinstatement value

Referring to the charges schedule

-such sums as the lessor shall reasonably consider necessary from time to time to put to reserve to meet the future liability of carrying out major repair works to the parts of the building which the lessor is liable hereunder to repair with the object so far as possible of ensuring that the contribution shall not fluctuate substantially from time to time (this sounds like the sinking fund but it doesn't get more specific than that).

Fire_Fox

Quick work, well done! As you say have your solicitor confirm, he will prepare the freeholder queries for you anyway. Or RichardWebster might see this thread. It reads to me they are permitted to have a 'sinking fund', tho that doesn't mean there actually is one.

So the superior landlord/ freeholder could be responsible for all of the works, and then the cost could be divided between four flats which means it *should* be done properly, cheaper BUT slowly giving you breathing space financially. :T Once you have asked about all this and the freeholder has responded it may fall under 'proposed works' which means you can ask for a price reduction from the current leaseholder. I believe when you ask questions they actually go via the current leaseholder which means technically they are giving notice in writing as per the long lease. Obviously have your solicitor explain that to you, I don't understands the detail of conveyancing.

Does it say service charges and whatnot are split evenly four ways? Does it permit for service charges and one off maintenance to be paid in advance (usually)?