Mortgage valuation issues

upsizer

I did double check the credential of the surveyor and he is qualified to carry out the report we need!

JimmyTheWig

Would it be worth the OP telling their solicitor to hold off doing any work until this report is in?
If walking away is looking like a likely option it seems silly to pay for any more solicitor time than necessary.

holly_hobby

JimmyTheWig wrote: »

Would it be worth the OP telling their solicitor to hold off doing any work until this report is in?
If walking away is looking like a likely option it seems silly to pay for any more solicitor time than necessary.

Hi J,

Well the solicitor shouldn't really be doing anything until the formal offer is recd (and accepted by the OP) - after which it'll be all systems go.

But yes, the OP could just double check that no works (searches etc) are being undertaken at this juncture, and not until the formal offer has been recd & they have elected to proceed with the purchase.

Good point to raise J.

Hope this helps the OP

Holly x

holly_hobby

upsizer wrote: »

Holly, don't worry, I'd already been given the name oorf Peter Cox by the surveyor!

Great minds and all that ....

H x

upsizer

Thanks everyone.

I've already put the conveyancing for the purchas on hold, so no fees being incurred there, thank heavens!

bigadaj

I would reiterate my point about a structural engineer, I am a geotechnical engineer and could advise, similarly a structural engineer, but I work with surveyors and they ain't the guys with the expertise.

upsizer

Thanks Bigadaj, I do appreciate your advice.

As I said, I've just gone on what has been requested on the mortgage valuation document and it says a chartered building surveyor is fine.

As far as the bank are concerned, they just want someone to come and say if there is still movement at the property and this was obviously outside the remit of the basic valuation report.

The EA has contacted the vendor, and she is confident that the movement is historic so not sure if it was raised when she got her mortgage a few years ago.

I think it's a case of the valuer not being prepared to give an opinion on the cracks and passing liability on to someone else.

bigadaj

Fair enough, just my opinion and don't mean to panic you.

For general information then cracking would only be signficant in a small number of scenarios, the fact the property is on a slope is one potential point. Other points would be if there are any large trees nearby, your location in the country (the east of the country has a problem with movement due to overconsolidated clay) any areas with historic mining (mainly coal) or finally areas near rivers, as fines wash out of gravels, usually from leaky drains and the like, which leaves to more settlement.

I would guess that the vast majority of cracking in most cases is actually historic and shouldn't lead to further movement or problems.

The most likely reason here, from information supplied, would be for the partially demolished outhouse to be affecting adjacent areas, either by support from it being removed or some movement associated with the demolition or collapse of this part. In that case the most sensible thing would be to either remove it, or replace some walls to maintain it's integrity as a structure. It could be that it is similar to a partially demolished row of terraces, where lateral support of some kind is needed, i.e. a buttress wall.

upsizer

That's really interesting, Bigadaj, thank you.

I got the homebuyer report today which was carrid out at the same time as the valuation. It goes into more detail about the movement and the issue of the out house:

There are signs that the property has been affected by past structural movement as evidenced by general unevenness to the line of some brickwork and with thin cracks to brickwork mortar joints. So far as can be seen from this single inspection the movement appears to be mainly longstanding. Seasonal movement may occur due to the nature of the sub-soil and site which may show as thin cracking. There is also the possibility that cracking that has occurred in the past has not been adequately deeply filled due to superficial repointing only. In this instance the cracking may re-open possibly due to changing temperatures with expansion and contraction re-opening the cracks that previously existed.
The cracking visible to the subject property is very thin, for example under the rear dining room window where it can be seen both externally and internally. There are also several other very thin internal plaster cracks, not in themselves thought to be significant. However full appropriate repair should be undertaken. The cracked masonry should therefore be deeply raked out and repointed. Consideration could be given to installing strengthening across the cracks. The internal plaster should be removed at these points and again strengthening could be considered against the masonry, for example the use of metal gauze, prior to proper replastering.
In view of this evidence and cracking seen elsewhere to the property, in particular to the dilapidated outbuilding it is recommended that a report be obtained from aChartered Building Surveyor or Structural Engineer in order that the situation regarding movement to the property, including the house, the dilapidated outbuilding and the damaged boundary walls can be fully explored and a schedule of full and appropriate repair provided, followed by quotations from contractors for the necessary work.


There has been a range of attached outbuildings between the rear of the house
and the rear boundary wall. The section attached to the house has been retained, the section beyond that having been demolished, although bits are still visible. Built of brick under a mono-pitched slate roof. The attached outbuilding is in a poor and dilapidated state having damage to the roof with holes in the covering allowing weather penetration. There is deterioration and rot to woodwork, damage to the window and with extensive cracking to the walls with daylight visible and some loose sections of brickwork. It is not possible to say that this is long standing. It appears that some of the movement may be more recent, possibly due to change in conditions or the inadequacy of repair.

The outbuilding could be demolished and the rear house wall made good or the
outbuilding could be replaced or substantially repaired/rebuilt in accordance with the recommendations of a Structural Engineer or Chartered Building Surveyor. A specialist inspection has been recommended to ensure full and appropriaterepair or action relating to this structure as well as to the house and to boundarywalls. All recommended repair/work should be fully costed.

The structural survey is happening tomorrow, so all will become clearer I hope.