Selling our house -- do I have to use EA's surveyor?

Mander

I'm just starting to research the process of selling my house. It had some problems when we bought it (it was rather cheap) which we have repaired over the years, but these issues are mentioned in the original survey. Also the EPC needs to be updated -- the original assumed that there is no cavity wall insulation but there definitely is, for instance. So a new survey might be beneficial.

Question is, is there any reason why I'd have to use the estate agent's surveyors for this? We have two good friends who are highly respected chartered surveyors and would give us a substantial discount. Plus, I trust them more. Is it sufficient to tell the estate agent that we will arrange our own surveyor?

Gonzo1987

What country are you in? If you're in England it's not down to you to provide a survey, just an EPC which can be done by someone who is not a surveyor.

Mander

Yes, this is England. I'm just looking at various EA websites which talk about having a surveyor look at your property. I'm just thinking that having a qualified person verify that the structural issues (lack of lintels over the windows) have been properly resolved might be useful.

I'd probably have one of our surveyor friends do the EPC because the "substantial discount" = taking them to the pub for an evening. Assuming, of course, that the estate agent doesn't try to make us use their services.

pinkteapot

You wouldn't normally pay for a survey at all. What EA websites are you looking at?

An EPC costs about £50. What's your friend charging?

No need to get anything more than the EPC. If your house is of unusual construction or has what looks like major structural faults, then perhaps you'd buy a survey to show prospective buyers, but I've never heard of anyone doing this.

People view your house, offer, then buy their own survey to have the house checked out. That's how it normally works. And I doubt many buyers would even notice whether you have lintels or not! That's why they pay a surveyor to check the house out.

Your buyer won't see the survey that you had done when you bought. It's not a public document. You paid for it and it's yours.

Mander

Ah, I see. I had just assumed that a prospective buyer would be able to see the original report saying that the windows needed repair. One wall was obviously beginning to sag at the time but that's all fixed now. Though I suppose one might notice that the mortar between the bricks over the window is not the same colour.

Our surveyor friend would most likely do the EPC for free. We'd buy him a few pints or have him and his family over for dinner as a thank you. That's what I meant by "substantial discount".

G_M

No. Buyers will only see surveys that they arrange and pay for themselves (or possibly their mortgage lender arranges).

As for the EPC - if it was done in the last 10 yars i is still valid. You can get another done if you really want to throw money away (OK - only £40).

They are pretty unreliable and most buyers know that so take little notice of them.

phoebe1989seb

The cost of our last EPC - Sept 2014 - was included in the commission fee charged by our EA (1.25%)

G_M

phoebe1989seb wrote: »

The cost of our last EPC - Sept 2014 - was included in the commission fee charged by our EA (1.25%)

Quite common. The risk is that if the agent is no good and you switch to another agent later, you'll be charged for the EPC by the 1st agent (I guarantee it's in the contract detail!). It'll only be 'included in the commission fee' if the CF is actually paid.

And the charge won't be £40..........

Mander

Maybe I won't bother getting a new EPC then. According to the old one (still valid) our rating would be C76 if we added cavity insulation (which we actually had all along) and energy saving light bulbs (why is such a temporary measure included, anyway?) but it's currently D66.

I must admit I didn't really care when we bought the place, but as it is our first house the whole process was unfamiliar to me. I have no idea how much stock buyers put into these things.

Tassotti

Some Estate Agents use the term 'surveyor' when they really just mean 'Some bod who will value your house'