Full survery, no damp, valuation survey showed high damp readings?

jenn0uk

HI All
Just wondering whether anyone can assist with a small matter.
Mortgage application with Nationwide, valuation (countrywide) survey completed with a retention of £1500 (1.7% of total mortgage requested) as high damp readings were picked up. Will get full mortgage subject to a full damp and timber survey which we've instructed. Now, before this we'd had a full structural survey and they did not pick up on anything, hence we proceeded with searches, mortgage etc. If they've missed it due to not thoroughly surveying, is there any recompense for us? Should this to be picked up on a full survey?
If anyone has any advice that would be much appreciated!
Thanks in advance.

G_M

Who is doing your " full damp and timber survey "?

If it is a damp proofing specialist company, they are bound to find damp (and quote you for remedial work) - that is how they make their money.

ONLY use an independant damp surveyor who will NOT be doing (or touting for) any work required.

There is probobly no damp. The 'damp readings' were actually electical conductivity readings. These meters work fine on wood (which only conducts electricity when damp) but not on plaster, brick or other materials....

See

http://www.askjeff.co.uk/rising_damp.html

monty-doggy

That's interesting as my survey showed damp on some internal walls and the seller was v v surprised! Could've been similar?

jenn0uk

Thanks for replying

The people doing it were recommended by countrywide. I can;t remember the name or type of company. I'll find out. There was limited detail in the countrywide survey, just advice to retain 1500 until we get a damp survey (£150)

If it is a specialist company, could the valuation reduce further if they say it's 5k for example to put right?

Seems odd that our full survey didn't pick up on it, and we're a little worried there may be other issues that they missed too if there is a damp issue.

Thanks for the link, very interesting reading. The house is around 200 years old and doesn't have any damp proofing to the sellers knowledge.

G_M wrote: »

Who is doing your " full damp and timber survey "?

If it is a damp proofing specialist company, they are bound to find damp (and quote you for remedial work) - that is how they make their money.

ONLY use an independant damp surveyor who will NOT be doing (or touting for) any work required.

There is probobly no damp. The 'damp readings' were actually electical conductivity readings. These meters work fine on wood (which only conducts electricity when damp) but not on plaster, brick or other materials....

See

http://www.askjeff.co.uk/rising_damp.html

jenn0uk

monty-doggy wrote: »

That's interesting as my survey showed damp on some internal walls and the seller was v v surprised! Could've been similar?

Who did your survey? Have you had a retention put on your valuation too? It all seems a bit dodgy to me having read that link.

monty-doggy

My mortgage provider did the survey and there was no retention. Worse than the damp, I need a lintel putting in the front window urgent as the bricks are sagging and potentially could collapse. But no retention!

monty-doggy

I've had quotes and the lintel can be done for £300ish.

And it's not had a lintel for 10 years so I don't see it falling down tomorrow!