3 days before exchange, vendor does not allow a structure engineer to view property

lxx

Dan-Dan wrote: »

are you qualified to spot one?

I am not, that's why I am bringing an engineer.

lxx

Surrey_EA wrote: »

I believe the earlier report was a buildings survey, not a structural engineer's report.

You are quite right

cte1111

I've been in the vendor's position, e.g. had a buyer who after a couple of viewings, survey and look around with his own builder, wanted another surveyor to have a look around, as he was concerned about a visible crack in the exterior.

It was a bit irritating, as were many parts of the house sale process, but I agreed for the second survey and it was fine. I wasn't particularly impressed when the surveyor let himself in with the key the EA had given him, when I was off work sick, but he only spent a few minutes looking around and was happy that the crack was superficial and normal for an old cottage.

All this diligence didn't stop the buyer complaining that one of the window locks was broken and a radiator missing, a few days after exchange. They'd both been like this for over a year so they could have spotted this previously. I had to prove I hadn't removed the radiator post-exchange, fortunately I'd kept the receipt from the plumber who removed it 14 months previously.

AdrianC

lxx wrote: »

Not that one. Offer accepted 29 June.

Two months ago.

Hoploz

Are you any further forward today lxx?

ScorpiondeRooftrouser

AdrianC wrote: »

OK, my mistake. So you are prepared - even at this ridiculously late stage - to walk away based on the result of this inspection.

When did you put the offer in? Is this the Bexleyheath place you were asking about in April, four months ago?

He has left it late to check, but if he hasn't had anyone qualified look at the place up until now he'd be an utter fool to proceed if there are serious structural problems, wouldn't he. It's never ridiculously late to pull out if you discover a major problem.

lxx

Hoploz wrote: »

Are you any further forward today lxx?

Thanks for asking Hoploz.

I had the engineer in yesterday and the damp was worse than I thought. The inside part of cupboard towards the kitchen and conservatory walls are mostly moldy and smelly. The engineer said it would get worse in winter. Are these fixable? I really don't have the money or time to do it at the moment. The vendor said I could leave it until I have funds to refurbish the kitchen and take down the ugly conservatory.

Lucky there were no serious structural problems identified although lots of horizontal cracks found on the kitchen ceiling - the vendor probably had painted the wall recently to cover the cracks. That's probably why my previous surveyor did not spot them.

I have instructed my solicitor to go ahead with the purchase however she's still waiting for Santander's confirmation regarding the indemnity insurance for the lack of build over agreement for public drains and building regulation approval for the conservatory and spine wall.

Waiting for the exchange, fingers crossed!

m0t

It will be fixable but how much it will cost will depend on what is causing the damp.

It could a result of a leak in the join between conservatory and house in which case you may be able to bodge it temporarily with sealant or flashing.

If it is coming up from the floor it may be a result of something bridging the damp proof course. This could be the case if the conservatory was installed without one.

A quick fix would be to take the cupboards off the walls. The airflow will dry the wall out, alternatively just bleach them frequently.

lxx

m0t wrote: »

It will be fixable but how much it will cost will depend on what is causing the damp.

It could a result of a leak in the join between conservatory and house in which case you may be able to bodge it temporarily with sealant or flashing.

If it is coming up from the floor it may be a result of something bridging the damp proof course. This could be the case if the conservatory was installed without one.

A quick fix would be to take the cupboards off the walls. The airflow will dry the wall out, alternatively just bleach them frequently.

Thanks a lot m0t

According to the engineer, the reason is the conservatory was installed without a damp proof course.

Is it harmful to the health? My previous surveyor said as the damp was not in the bedrooms, it was not too bad, I could leave with it for some time.

DRP

as m0t says^^

The damps sounds pretty bad but (maybe?) localised to the conservatory wall?

It will/could/is causing:

• damp damage to walls/plasterwork/decor/floor coverings
• damp smell in the house (does vendor always like to be present at viewings? are the windows always open?)
• condensation damp on windows and walls
• slugs & insects like the damp, and could be resident in the house
• dry/wet rot damage to timber structures in the floor

If you're refurbing anyway, then all is probably fixable as you go.