Buying a house with possible structural movement

Kate86

Hello, I am in a bit of a dilemma and could really do with some advice.

I am a first time buyer, been looking for c.6 months and have finally found the house of my dreams. It had 6 x asking price offers, but luckily ours was accepted because we are in the best position (first time buyers, no chain, 10% own deposit etc). No-one went over because it is at the top of the stamp duty bracket.

It is an end of terrace cottage built in c.1890 in Bucks. It was bought by the current owners in 2002 and has been tenanted for the last 8 years.

So far so good, but we had a homebuyers survey an it came back saying:

"There is significant disturbance to the front and rear elevations of the terraced structure following what i believe is a rotation of the flank wall. The arches have been rebuilt above the front window openings and there are fractures from eaves to ground level above
and below these openings which have opened following the repairs completed. There was also disturbance to rear roughcast render repaired in the recent past and what would seem quite obvious rotation of the flank wall. It is quite possible that this movement ongoing. Further repairs to brickwork are necessary as well as the complete repointing of exposed facing brick to the front
and flank elevations where necessary. Localised repair and reforming of render is similarly required to the rear elevation and there is evidence of a separation of the rear original two storey addition to that of the terrace."

We are getting a Structural Engineer's Report next week, but what I dont know is what outcome of that report we should take as a 'red light walk away' and what would be a 'we could still take this on'. What would be peoples 'no-go'?

There is no history of underpinning in the solicitors searches, and the mortgage val came back fine and we got a mortgage approved.

The current owners have said that this is the first they have heard of any movement, as they have owned it for ages and didnt get a survey when they bought it. So there is nothing in the current insurance about subsidence etc.

I really really love the house, and would be very sad to walk away from it, but want to make a sensible decision - any help appreciated!

TrickyDicky101

You're doing the right thing in getting a structural report. I suggest you wait and see the results of that before worrying yourself over what you might (or might not) do.

teddysmum

Is the house over mine workings ?


My mother-in-law's house was, (next to end of terrace) and, suddenly, a wide crack appeared up the livingroom wall, spreading up to the bedroom above (wall shared with the end of terrace).


Luckily, her daughter's husband is a phd in mineworkings, he investigated and the result was that the Coal Board had to rehouse her and other neighbours, while putting the damage right and securing the properties against further movement. The cost must have been huge.

weeg

As a structural engineer, my advice to you is get the report, get estimates for the work the report recommends and then come back and ask.

Also, take a look here to check for mining. https://www.groundstability.com/public/web/home.jspx

Without details there is no point in speculating. Me, if I loved the house and the costs weren't prohibitive, I'd have them done. But I know other people get the collywobbles with underpinned houses and there can be insurance hassles.

dominoman

Don't be put off entirely by structural problems such as this. If you love the house then there is always a solution - and it might not cost as much as you think.

Get the structural engineer there and then ask him what it would cost to put right.

My advice would be to go and see the engineer & surveyor in person. They will be much more likely to share their real opinions verbally - but in an email or report they need to be very careful what they say because of the risk of being sued.

Kate86

Thanks all - all very helpful! Especially the point about talking in person, i think that will definitely help us get a clear understanding of things.

Is it strange that our mortgage lenders valuation report didn't pick up anything? I know they are basic but i would have thought structural movement would have been flagged?!

Nothing came up in terms of mining in the solicitors searches or survey details, but will check.

My main concerns are:

a) insurance - because the current owners didnt know of it, any movement isnt currently detailed in their insurance. All the other threads on here suggest that the easiest way to ensure a house with history of movement is to inherit the existing policy, but we wont be able to do that.

b) re-sale. I might love the house enough to take it on, but will anyone else when we come to sell in say 5 years time? Its risky I guess.

StuC75

Personally would run a mile from such issues - your not buying this as a forever home so could have problems re-selling ..

Survey reads as being further movement since previous repairs..

This would have to be at a bargain to consider...

jimbog

I would walk away - and be thankful that you spent wisely in getting a survey done

Lord_Baltimore

Walk. It's a money pit and your emotions are clouding your judgement.