Survey is in, opinions please..

nicegirl

Hi all

We've just had our survey back for a house we're in process of buying. It's pretty good (I think!) apart from two areas where it scored a two and a three.

The three (needs urgent attention) was:
(About removal of chimney breasts from some rooms.) We are uncertain as to whether the chimney had been supported, although we saw no evidence of cracking internally at this position. You are advised that alteration/removal/support of chimney breasts falls within building regulations and, while these works are understood to have been undertaken prior to the purchasers ownership we would advise that the matter is further investigated to check whether support works are needed.

The house has already been extended into the loft so I assume they just mean the bit of chimney in the roof? I understand from reading some old threads that this is something to worry about. My question is what happens next? Do we arrange someone to go round and inspect it, or do we tell our solicitor that we want them to sort it out and let us know? Am I right that we need to know if it needs work, how much that will be and use that to negotiate?

The second was graded as a two (to investigate):

There was some damp staining on the living room ceiling which is possibly related to hidden plumbing installations within the bathroom. You should instruct a qualified plumbing contractor to undertake a detailed investigation of the hidden plumbing installations and provide you with an estimate for any necessary remedial works prior to exchange.

Same really, who arranges/pays for this to be looked at?

We don't live locally to the house so we don't know any local tradespeople. I'm not sure whether I should be speaking to our solicitor or the estate agent or both?

Any sound advice gratefully received! Thank you.:)

G_M

nicegirl wrote: »

Hi all

(About removal of chimney breasts from some rooms.) We are uncertain as to whether the chimney had been supported, although we saw no evidence of cracking internally at this position. You are advised that alteration/removal/support of chimney breasts falls within building regulations and, while these works are understood to have been undertaken prior to the purchasers ownership we would advise that the matter is further investigated to check whether support works are needed.

The house has already been extended into the loft so I assume they just mean the bit of chimney in the roof?
No, they mean the rooms where the chimney breasts were removed.
I understand from reading some old threads that this is something to worry about.
Possibly
My question is what happens next? Do we arrange someone to go round and inspect it, or do we tell our solicitor that we want them to sort it out and let us know? Am I right that we need to know if it needs work, how much that will be and use that to negotiate?
The issue is that where a chimner breast is removed, a supporting bea, must be inserted to take the weight of the chimney above (or it may collaps).
* ideally when the work was done, a Building Control Certificate should have ben obtained to show it was done properly. So ask for one
* if the work was done before the relevant builing Regs came ino force, no certificate was required
* if there is no certificate, the job may have been done by a cowboy, with asociated risks
* but if it was done long ago, and there is no sign of cracking or damage, chances are it was done properly, and even if not, it's unlikely to collapse now
* you could ask a structural engineer to examine, but he may need to remove plaster to examine the structure behind, which seller might not agree to
* you could get (or make the seller provide) indemnity insurance, but this will only pay out if the council demand retrospective certification - it will NOT cover you if the chimney collapses

The second was graded as a two (to investigate):

There was some damp staining on the living room ceiling which is possibly related to hidden plumbing installations within the bathroom. You should instruct a qualified plumbing contractor to undertake a detailed investigation of the hidden plumbing installations and provide you with an estimate for any necessary remedial works prior to exchange.
If you want a plumber, pay a plumber. But bear in mind that, like the structural engineer, the plumber can only pull up bathroom flooring to check the pipes if the seller agrees......

Same really, who arranges/pays for this to be looked at?

We don't live locally to the house so we don't know any local tradespeople. I'm not sure whether I should be speaking to our solicitor or the estate agent or both?
Solicitors are not building experts. They can enquire about the documentation (building Regs etc) but won't be much help with analysing/checking the quality of work etc


Do NOT use the estate agent since
a) he works for and is paid by the seller, not you
b) his main interest is to pursuade to to buy, so that he gets his commission. He will tell you "not to worry".

Any sound advice gratefully received! Thank you.:)

........................................................................................................

nicegirl

Thanks G_M!

The current owners have lived there 15 years and the chimneys were done before they bought it, so it was some time ago. We will ask about building regs but my question was more about what we should do if they don't have them as I'm guessing they won't. Same with the plumbing thing, is the onus on us to sort out getting people in to look at them (if they need looking at? Would you all be concerned about these things?) or do we go back to them and tell them we want them to sort it out before we go any further?

Sorry if this seems like a stupid, obvious question but I've never been in this position and that's why I'm asking for advice.:(

I guess what I'm asking is what steps/action other people would take in my position.

G_M

nicegirl wrote: »

....or do we go back to them and tell them we want them to sort it out before we go any further?

What exactly do you expect them to do?

But yes, if you want a professional to look at either of these jobs, then pay a professional to look.

nicegirl

I'm asking if I should expect them to do something, or if it's our problem to take action on if we want to proceed with the sale.

You seem to be saying it's the latter, so thank you.

daniel80

When we moved a few issues came up on the survey, these were passed back to the seller and we agreed to go 50/50.

nicegirl

Daniel, did you pass them back via your solicitor?

G_M

If you agree with the seller to reduce the purchase price by 50% of the repair costs, then clarly you would then inform your solicitor of the new price.

If you agree with the seller that he (the seller) will get the issues fixed and you will contribute 50% of the cost, then you're mad.
a) you have no control over quality of work
b) will you expect the work done before Exchange? Between Exchange/Completion? In either case there are issues.
c) what if he gets some cowboy to spend 20 mintes doing cosmetic work and produce a huge invoice which you have to pay 50% of?

* Rely on your own professonals to investigate/diagnose issues
* Negotiate on price if appropriate
* buy the property
* rely on your own professionals to fix the problems. It's your house - best if you fix it.

daniel80

No nicegirl we passed back through the Estate Agent. We went 50/50 and I would sort the work out in my own time. The solicitor was kept informed.