Homebuyer report questions

kinger101

You might be overreacting given the the survey isn't indicating anything significant or current. The "historic movement" is a stock phrase surveyors seem to use on any old building with a crack. It might have been cause be settlement rather than ground movement.

If insurance is a problem, you might consider contacting the vendor and finding out where they get their insurance from. Some companies even allow the buyer to continue the existing policy. Failing that, an insurance broker can find you a suitable policy.

But phoning insurance companies directly is always a good option to. The problem with price comparison sites is they ask a few broad questions which will actually not quite be the same as what each insurance company wants to know. You'll be able to tell them what you survey says on the phone, and they'll be able to give you a proper answer based on the facts of your case.

G_M

class2ldn wrote: »

The windows are of double glazed timber framed construction. The windows require general overhauling including repairs to some areas of decay. There is a tape flashing to the underside of the living room window sill. This flashing is inadequate and should ideally be replaced as necessary with a suitable lead flashing

What is the flashing? Its only got a 2 but is it something we need to action soon?
Where two sufaces join a 'flasshing' is inserted in one and overlaps the other so water does not get into the join. Lead is the most common material. Not sure what 'tape' flashing is but I guess an inferior material. If water is getting in it needs urgent fixing. If not and this is a recommendation for improvement it's not urgent

This is for other joinery and finishes

This comprises uPVC fascias, soffits and bargeboards as well as fibre cement verge support boards. These appear generally satisfactory but a closer inspection may reveal areas of wet rot behind guttering.
'may'.... or may not.
Condition Rating 1. Bearing in mind that the plastic roof level joinery is likely to have been fixed over the original elements, some repairs may well be found to be necessary when routine maintenance is carried out.
so wait till you do routine maintenance in a hear or two
Materials were found to the verge support boards which may contain asbestos. These appear to be in satisfactory condition at present and should present no health risk if undisturbed.
fair enough
However they should not be cut or worked in any way, and specialist advice must be sought if they are to be removed as this could prove costly.
so don't move them!
Further advice is available from the Health & Safety Executive - www.hse.gov.uk. The presence of asbestos is a serious concern to many people and could adversely affect the future value of the property. As a result you may wish to give serious consideration to removing the material now.

Asbestos???? Only got a 1 rating but if we want to do any work i take it this could cost us a bit of money??
since they 'appear to be in satisfactory condition, why would you want to do any work? Do you plan to replace them for some reason?

Access to the roof void is from the hatch within the first floor landing ceiling.
The roof structure is formed of trussed rafter construction.
From the limited inspection available we saw no signs of significant deflection or
movement.
Insufficient insulation is provided within the roof void. You should ensure that
insulation is provided here to current standards and does not interfere with
ventilation.
Condition Rating 2.
Whats the best action for this?
Spend £40 at B&Q and spend Sunday laying a layer of insulation. Or apply to a utility company for free installation.

F2
Ceilings Ceilings are of plasterboard.
These appear to be in generally satisfactory condition, with only minor hairline
cracking which can be repaired as part of the next internal redecoration cycle.
Condition Rating 1.
A textured finish has been applied to the ceilings. It is now known that such
finishes may contain low levels of asbestos. These appear to be in satisfactory
condition at present and should present no health risk if undisturbed. However
they should not be cut or worked in any way and specialist advice must be sought
if they are to be removed as this could be costly

Again asbestos? Safe now but what about the future and the costs?
probably not asbetstos but surveyor has to cover himself. Do you plan to remove/redecorate?

F9
Other Not inspected.
In a property of this age asbestos based components are likely to have been used
in many areas, some of which are hidden within the structure. This should be
borne in mind when undertaking any works to the property. Should asbestos
based materials be found then they may need to be dealt with by specialist
contractors and this could prove expensive. Further advice is available from the
Health & Safety Executive - www.hse.gov.uk.
covering his backside
All the gas, electric etc came back as 3 but i understand this is common.
yes because he could not inspect/comment
Do people generally get these tested before. The goods etc all work but obviously it can add up getting all the bits checked. What do people advise?
Use common sense. Look at the consumer unit (fuse box). Is it old fashioned, with wire fuses? Beware. Or is it modern with trip switches. Probably fine.

Does the central heating work? Radiators and water get hot? Is there a service report for the boiler?

3
General The boundaries are in fair condition where visible although some repairs are needed.
The paths and drive etc., are in fair condition where visible although some repairs are
needed.
There are trees approximately 8-15 metres from the building on suspected shrinkable
subsoil. Trees can cause damage to buildings and services but none was seen.
Arrangements should be made for the trees to be kept regularly pruned to prevent them
from increasing in size.
you're a home owner. You look after the garden.
Your legal adviser should advise in respect of trees on
neighbouring land. See Section I3.
Some of the retaining walls to the rear of the property require some localised repairs. We
also noted that these walls are not provided with any edge protection and there is a risk
that people could fall within this location
yeah and the stairs are a risk. Seems to be a drop from the top floor to the ground floor where the stairs are located.

J3
Risks to people E8: Joinery - asbestos;
F2: Ceilings - possible asbestos;
G1: Electricity - requires safety check;
G2: Gas/oil - requires safety check;
G4: Heating - requires safety check;
G5: Water heating - requires safety check;
H3: General - missing guard rail to retaining wall;

In my opinion the current reinstatement cost of the property (see note below) is:
£105,000
The valuation has come back the same as we've offered at £246000.

Anything we really need to worry about? No
The asbestos is an issue as im worried about the financial cost of getting it taken out. Leave it in. If it's there.
We've got plans to extend could this be an issue . Depends whether you'll be disturbig the areas where surveyor says asbestos might be.
Whats the generul rule for asbestos, its been rated as 1 but its still a worry.

This is our first home so want to make a good decision, anything we should be bringing up with the sellers? You can bring up what you like. Chances are they'll not be pleased. They've lived there for (5? 10?) years quite happily (with or without the asbestos)
Its a probate so they didnt live there, we realise some of the stuff is just wear and tear etc like gutters and we wouldnt necessarily expect them to repair them as they are not urgent as such but what about the other stuff?
Anything we should be bringing up?

Sorry for the questions just want to make sure we are not buying a dud lol

Cheers

Nothing there indicates 'a dud'.

class2ldn

Thanks. My main issue is with this structural movement. I'm not particularly worried as such just worried about the financial implications.
How can we prove it's been over 15 years? Doubtful though as it's only 25 years old.
Direct line say they won't cover any structural movement.
Most of the others are the same.
I'm not paying an extra £300 a year just because it's had movement and tge insurance company don't care about the specifics.
In relation to the asbestos, if we extended we'd probably do it in around 3-4 years and a couple of extra k to get the ceiling done properly isn't going to make too much difference.
Do you think it's wise to get a engineer in?
Personally I don't think it needs it as it's been graded low risk but would it help the insurance?
I'm not really one for knocking the sellers down especially as it is two brothers who are selling. Their mum lived there and she passed away so it's now a probate sale.
They already accepted 4k under the asking price. My other worry is the resale.
What is interesting (or maybe irrelevant completely lol) it was sold stc but then came back on. When we asked why we were told the buyers mortgage was refused.
Could this have been possibly why?
The lender getting cold feet because of the movement.
Going to ring the surveyor tomorrow and see what he says.
Really not happy about having to try and get special insurance for an issue which I suspect is extremely common.
Poxy insurance companies.

class2ldn

Well surveyor has said he's astounded that tge insurance want more money as hes rated it 1 and it's most likely just down to settlement. He said to check with the insurance companies to make sure it hasn't been underpinned in the past but said because it's only 25 years old it really is unlikely.
Said that we can say no to subsidence but have to answer yes to structural movement.
Partner rang direct line and they have said that it would come under settlement and not subsidence and wouldn't affect our premium. It's looking promising

mrstick

Don't worry, when you come to sell it, G_M will be here to put your buyer's mind at ease with an assessment of their survey results

class2ldn

This is the latest reply from the EA

The property has been affected by past structural movement, evidenced by some localised cracking to the mortar joints to the wall surfaces. From a single inspection the movement appears to be long-standing and does not appear to be progressive. " - This is baffling as it has given the property the TOP GRADE of 1 and if there was subsidence or any structural issue then it would FAIL or be Grade 3. What he has clearly done is again covered himself in the report with a generic response as all houses have minor movement when they are built as the weight of the structure will move on the clay ground beneath until it settles. That is why he has commented on the fact there is no progressive movement of the house and that it was long ago. That is probably why he was so vague about this paragraph.


There is no issue with the property, simply put, surveyors always put these comments as they arent professional in the respective areas they are commenting in and to stopped them being at fault they will only recommend you get a profession to check so they wont get sued at a later date.


Hope this makes sense and I wont mentioned to insurance companies as they will increase your payments on that basis given that this is just speculative

Kind Regards

Do you think we should still go ahead?

class2ldn

So hes saying we should defraud the insurance lol.