Survey woes

Sammy5

I'm having some real problems getting my mortgage offer and I'm starting to reach the end of my tether. I spent a little extra and went for the middle of the range survey (traffic light system), because I wanted to be sure I was buying a decent place and there would be no nasty surprises. It wasn't too bad all in all, but there were a few things which I'd want to put right. The thing which caught the attention of the valuer was damp and condensation, which I already knew about (a ramp put in place for the disabled lady that had lived there was bridging the DPC). I put right something similar on my former property on a much larger scale, so no big deal, I thought...

They said I needed a damp and timber survey by a PCA registered (or one other which I can't remember) surveyor and a quote from a PCA/other acronym registered contractor for any work required. I got an independent PCA surveyor, having read on here that it'd make sense, rather than a contractor who would find all sorts of extra things which require "specialist" work. Just as I'd thought, there was nothing to worry about - a very small area of ramp/patio needs lowering to relieve the DPC, a bit of re-plastering (if I want to), but no woodworm or any sign of rot. WOOHOO! :beer: So I forwarded this to the lender thinking that I'd be well on my way...

Well no, that's not enough. You see the plastering was optional in the report, but the patio was not, so I need a quote. I phoned up just to check, they said really it should be the person who did the survey but a PCA registered contractor would do (the guy that did the survey was independent and can't). I must admit, I do accept the blame for not thinking about the quote beforehand, but I would say that I didn't think there would be any 'proper' work required and I didn't seriously think they'd insist on a quote for lowering less than 3 square metres of patio. And the only problem now is that the contractors I've heard back from so far want to charge me for coming out to quote for the work. I called the PCA and they said that's usually the case. Lucky them, they've really got it stitched up, because what can I possibly do now? And they'd probably turn down the job anyway or charge silly money, as it's hardly worth their while turning up for the tiny amount of work required.

To be honest, I was intending to lower the patio myself and I know a very good plasterer, but apparently this is not enough for my lender. Stranger still, on the main survey there was mention of missing lintels above windows (presumably where they'd taken out hardwood frames and been replaced with PVC) and other things, like electric, drainage and gas issues. Far more serious things, in my opinion. Apparently the lender was not bothered by those, yet the patio remains a sticking point. So the costs are stacking up and I don't know what to do, as I was having to borrow some money from my Dad to buy this place anyway. The solicitors fees will probably jump up too when they charge me a couple of hundred pounds to photocopy a few documents! I imagine after paying £100+ to get a quote, the work will be another £500 - £1,000, they'll probably go the retention route too...

Has anyone else ever had anything like this? My heart says just stick with it and I'll get there eventually, but it's costing more and more and I don't know where it's going to end. I'm starting to feel really down about the whole thing because if I had the keys to the place I could put it right in no time at all at a fraction of the cost!

Any help or advice would be much appreciated.

Many thanks,
Sam

Sammy5

So I got in a contractor who didn't charge and they recommended knocking down the entire back wall and rebuilding it, along with a number of other things. Over 3k of work to be done, which means it's pretty much game over. It's funny how the contractor found lots of stuff which needed doing, whereas the independent contractor didn't. But despite the fact they're registered with the same trade association, the lender is not interested in the opinion of the independent contractor! I'm convinced that it's all a big scam.

Hoploz

Does that mean you can ask for this amount discount off the purchase price?
Or has the lender said they are not prepared to lend?

anselld

Sammy5 wrote: »

So I got in a contractor who didn't charge and they recommended knocking down the entire back wall and rebuilding it, along with a number of other things. Over 3k of work to be done, which means it's pretty much game over. It's funny how the contractor found lots of stuff which needed doing, whereas the independent contractor didn't. But despite the fact they're registered with the same trade association, the lender is not interested in the opinion of the independent contractor! I'm convinced that it's all a big scam.

You should have asked the contractor to quote specifically for the scope of work recommended by the independent surveyor. That is what the mortgage co requires. There was no need for a second (inflated) opinion on the scope of work.

stevemLS

I feel for you, I bought a house 20 years ago, first it was damp report, then quote, then tree report for a tree that had lived there 100's of years doing no-one any harm, there were at least two more reports that I can't remember.

Afraid I solved it by moaning to a Director of the Building Society at a dinner (I moved in those circles through work) when he said no-one wanted mortgages at the time, I said they do but you don't want to bloody give them!

I got the formal mortgage offer two days later.

But it is no way to carry on. If it is still a possibility you could ask to speak to someone senior at the lender and explain why they are being daft, rather than a clerk who has to tick the right boxes to make it go through?

Or is that desperately old fashioned?

Sammy5

anselld wrote: »

You should have asked the contractor to quote specifically for the scope of work recommended by the independent surveyor. That is what the mortgage co requires. There was no need for a second (inflated) opinion on the scope of work.

I asked the lender if that was okay and they said quite specifically that the contractor had to go in and quote on what they felt needed doing, not what the independent surveyor had found. Both belong to the PCA, so it obviously makes no sense, but then it rarely seems to.

Actually the survey was far more in-depth than the contractor's report and included underfloor inspections etc.. Do we accept a 15 page in-depth survey by an independent surveyor or a 4 page quote from a contractor who is looking for work. Hmmm... tough one! It's like the time my girlfriend drove into the back of my car, wrote it off, then when I added her to my insurance later that year my insurance premium went down. It simply makes no sense!

Sammy5

stevemLS wrote: »

I feel for you, I bought a house 20 years ago, first it was damp report, then quote, then tree report for a tree that had lived there 100's of years doing no-one any harm, there were at least two more reports that I can't remember.

Afraid I solved it by moaning to a Director of the Building Society at a dinner (I moved in those circles through work) when he said no-one wanted mortgages at the time, I said they do but you don't want to bloody give them!

I got the formal mortgage offer two days later.

But it is no way to carry on. If it is still a possibility you could ask to speak to someone senior at the lender and explain why they are being daft, rather than a clerk who has to tick the right boxes to make it go through?

Or is that desperately old fashioned?

Thanks, I must admit I had thought about asking to speak to someone more senior, but I started to realise before long that I was out of my depth on this one. I negotiated the price down (well, they agreed to pay the 4k 'sale by tender fee') and said I'd go ahead... then the next day I pulled out. I just felt out of my depth, worried about walls being pulled down etc. and without an emergency fund to deal with the flat roof failing (for example), I didn't really feel I could deal with the pressure of it all. I think had the lender not messed me about then I probably would've just gone through and paid the full amount, never really worried too much, but after that point I was always on edge.

So it's back to the drawing board for me!