Survey findings - what to do next?

CatchFazed

Hello all,

FTB here with a plea for any opinions and help.


Our survey came back on the house we'd like to purchase with a few critical defects, a fair amount of repair/maintenance issues and lots of cosmetic things. We expected the repair and cosmetic stuff, but the critical defects have been a bit of a sad surprise.

It's a central terrace property and the surveyor has highlighted some downward movement on the front bay window, downward movement of the patio at the rear and the rear reception room adjoining the patio.

He's also highlighted some condensation in the roof with early signs of dry rot in the roofspace.

He's recommended we get quotes for surveys for an underground drainage survey (once the normal drainage survey comes back) to see if it could be a failed drain under the patio, which should be covered on the vendors insurance. His concenr is that it could have affected the foundations of the house which would be costly to fix properly.

He's also recommended getting a timber specialist to look at the timbers and see if they can be treated chemically.

As well as this things like the soffits need replacing, gutters need realigning and some damp in cupboards and wardrobes needs treating.

I've asked our solicitor for the drainage report as soon as it comes in, and got some tentative quotes for the two additional surveys (about £360 total).

My questions for you are:

1. Should we tell the vendor's EA straight away that things have been flagged on the survey and we're investigating further?

2. Would you proceed with the property (it's definitely priced cheaper than others in the area, but not ridiculously so)?

3. How would you go about negotiation with the vendor about the ciritcal defects – get quotes for all of the work and reduce asking price accordingly?

Thanks for any help you can give!

G_M

1) Yes

2) What I would do is irrelevant- I am not you. Are you willing to take on a property that needs work?

3) Until you establish the severity, and cost, you cannot negotiate.
a) speak to the surveyor
b) consider a structural engineers report for the movement
c) get independant advice on the damp NOT a damp company [STRIKE]salesman [/STRIKE]surveyor

CatchFazed

G_M wrote: »

1) Yes

2) What I would do is irrelevant- I am not you. Are you willing to take on a property that needs work?

3) Until you establish the severity, and cost, you cannot negotiate.
a) speak to the surveyor
b) consider a structural engineers report for the movement
c) get independant advice on the damp NOT a damp company [STRIKE]salesman [/STRIKE]surveyor

Thanks GM. Question 2 was more out of nosiness about others than anything else!

I suppose what it really comes down to for us is price. We are more than willing to put the work in, but it depends on the cost of the work needed, which will only be determined by spending more money on further surveys and investigation.

Re: the damp, where would we go for independant advice (sorry if a silly question, this is all new to me)?

dominoman

First thing is don't despair. Surveys always come back with problems, especially on an older house. You don't say when it was built but from the description I'm guessing it is Victorian.

When I first bought I delayed on a house getting extra tests and eventually ended up being gazumped because the vendor got frustrated and needed to move.

The cracking under the bay window could be a subsidence problem, but could be normal settling too. Have you spoken to the surveyor by phone? They are always very careful not to imply it is "OK" in the written report because they don't want to be sued in case it turns out it isn't, but in reality most of the time these things are just something you live with in an old house and shouldn't cause any further problems. Try calling him up and asking him honestly. "Should I pull out?". He may be far more candid than he is on paper.

Yes, you should keep the agent updated. Tell them you have had the report back and it highlights some worrying issues. Be specific what they are. You have nothing to gain by waiting.

Ask them what the vendor's position is. If you know that they are not willing to move on price regardless then you need to decide now whether to pull out or to get more tests done. If they are going to be flexible, then a further test could pay for itself if for example it needs the beams to be treated.

Good luck and let us know what you decide.

StuC75

you need a better idea of the critical defects to know the full extent of what is required and what it is suggesting..

Would this then impact on Building Insurance and would such work impact ability to re-sell the house down the line - i.e. proof of such work may put others off down the line...

CatchFazed

Thanks Dominoman. We're speaking to the surveyor today, and will call the agent after that to let him know about the issues and sound him out on price negotiation.

Really appreciate you all taking the time to respond, and will let you know what happens.

CatchFazed

Hi all,

Got our mortgage offer today from Leeds, which was a lovely feeling, but it does seem to have some 'property and valuation conditions' which should follow in their valuation report apparently, so they've obviously picked up on some of the same issues our surveyor has.

Still waiting on the drainage reports from the solicitor, and I guess the valuation (when we get it) will also give us an idea of how serious the problem is and whether we need to either renegotiate or walk away.

I know there will still be an element or risk until we can get down into the patio and see what's causing it, but would like to be armed with a bit more information before we make any more moves.