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

lxx

DRP wrote: »

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.

Yes m0t is absolutely right!

You are right by saying "the vendor always like to be present at viewings" apart from the first viewing with the EA. The conservatory window was 1/3 open yesterday...

Not sure when I could get funds for the refurbishment, got to start buying lottery tickets again

Ulfar

If you cannot afford to have the problems fixed and the longer you leave them the worse the problems will be then walk away and find another house.

There was no reason given as to what had caused the horizontal cracks in the kitchen ceiling. Is the conservatory attached to the kitchen wall?

Could this be a result of the conservatory sinking because the drains have collapsed where they have been built over. This could also be a factor in the damp if it is coming from the ground.

All of these things are a reason to get a full survey where you highlight your concerns to the surveyor prior to him visiting so he can pay special attention to these items. That way if he doesn't pick up on problems that later come to light he is liable. The fact the vendor wouldn't allow a full survey rings alarm bells.

If you can't afford to have the work done then you cannot afford the property. Otherwise lower your offer to reflect these concerns so you can get the work done. You have fallen for the sunk cost fallacy where you have become attached to this property because you have spent money to get this far, cut your losses and find another property.

lxx

Ulfar wrote: »

If you cannot afford to have the problems fixed and the longer you leave them the worse the problems will be then walk away and find another house.

There was no reason given as to what had caused the horizontal cracks in the kitchen ceiling. Is the conservatory attached to the kitchen wall?

Could this be a result of the conservatory sinking because the drains have collapsed where they have been built over. This could also be a factor in the damp if it is coming from the ground.

All of these things are a reason to get a full survey where you highlight your concerns to the surveyor prior to him visiting so he can pay special attention to these items. That way if he doesn't pick up on problems that later come to light he is liable. The fact the vendor wouldn't allow a full survey rings alarm bells.

If you can't afford to have the work done then you cannot afford the property. Otherwise lower your offer to reflect these concerns so you can get the work done. You have fallen for the sunk cost fallacy where you have become attached to this property because you have spent money to get this far, cut your losses and find another property.

Too late! I have instructed my solicitor to go ahead!

I had a building survey on 23 July, the survey report states no major problem. However the surveyor disappeared when my solicitor asked me to contact him to clarify several issues, that's why I got another engineer in just before the exchange - the engineer said no major structural problem therefore I decided to go ahead, don't really want to go through the whole process again

Ulfar

lxx wrote: »

Too late! I have instructed my solicitor to go ahead!

I had a building survey on 23 July, the survey report states no major problem. However the surveyor disappeared when my solicitor asked me to contact him to clarify several issues, that's why I got another engineer in just before the exchange - the engineer said no major structural problem therefore I decided to go ahead, don't really want to go through the whole process again

I bet your building survey had lots of caveats like they wouldn't move or lift anything. The engineer saying doesn't bind him in anyway. A full survey should be binding on the surveyor for a certain period of time. This way if there is a problem they or their insurance have to pay up.

I hope you don't have problems but I can say from personal experience if you do it can be costly and extremely stressful.

Marktheshark

The seller knew they had you called out and stuck to their position.

lxx

Ulfar wrote: »

I bet your building survey had lots of caveats like they wouldn't move or lift anything. The engineer saying doesn't bind him in anyway. A full survey should be binding on the surveyor for a certain period of time. This way if there is a problem they or their insurance have to pay up.

I hope you don't have problems but I can say from personal experience if you do it can be costly and extremely stressful.

Thanks for the response.

I am already stressed out!

The structural engineer did not give any reason as to what had caused the horizontal cracks in the kitchen ceiling, he said not a big problem. The conservatory is attached to the kitchen wall(used to be the external wall). The vendor did widen the opening between the kitchen and the dinning room and claim it was not load bearing.

My solicitor is trying to exchange the contract right now!

DaftyDuck

You are obviously stressed out. Now is the time to remember that almost any structural problem with a house can be remedied, most at reasonable cost. A survey report that says no major problem should give you plenty of reassurance, and a structural engineer would, at the very least, make his reservations clear to you.

Sure, even if the current owner has done some dodgy work, maybe even removed a load-bearing wall, it's up now, and any remedy may not cost the earth.

Home ownership is full of ups and downs. However, you obviously like the house, and have persevered. I'm not saying there won't be problems ahead - there will - but try not to over-analyse and over-worry on them.

lxx

DaftyDuck wrote: »

You are obviously stressed out. Now is the time to remember that almost any structural problem with a house can be remedied, most at reasonable cost. A survey report that says no major problem should give you plenty of reassurance, and a structural engineer would, at the very least, make his reservations clear to you.

Sure, even if the current owner has done some dodgy work, maybe even removed a load-bearing wall, it's up now, and any remedy may not cost the earth.

Home ownership is full of ups and downs. However, you obviously like the house, and have persevered. I'm not saying there won't be problems ahead - there will - but try not to over-analyse and over-worry on them.

Thanks for the comfort, that's what I need.

I am making all the decisions on my own and I haven't got a clue on the technical side ie. structure etc. I did not spot the damp in the first 2 viewings - EA said: "how comes you did not smell it?" However he did not mention anything to me before I showed him the survey report.

BTW the vendor told me yesterday a full structural survey was carried out before they bought the property and no problems.

audigex

The EA is being a clown, ignore them entirely - and remember that the EA works for the seller, not for you.

As for the rest, your engineer seems to have said that there's no major structural issue, yes? Well then the place shouldn't fall down around you.

It sounds like you might have to replace the damp course in one area, which is a nuisance but not the end of the world - I'm in a similar position where I believe the damp course was disturbed when replacing a door. It's not horrendously expensive.

Nothing you ever do will 100% guarantee everything will be okay, but you've taken reasonable precautions and it sounds like you shouldn't have anything overly serious to contend with. You WILL spend money on the house, structurally, at some stage - the aim of the pre-purchase checks isn't to avoid that, just to make sure you have a reasonable idea of what work will be needed.

If you're happy with the state of the house now, then don't stress about it. Plan for the work required.

And lastly, don't let yourself be rushed by the vendor or EA. Unless you're actually in a huge rush yourself (which, to me, is only the case if relocating to an area), take your time. The most powerful tool a buyer has is the ability to withdraw from the purchase at any time until exchange: NEVER let yourself be bullied into exchanging until you're happy, because after exchange you're buying the house regardless.

lxx

audigex wrote: »

The EA is being a clown, ignore them entirely - and remember that the EA works for the seller, not for you.

As for the rest, your engineer seems to have said that there's no major structural issue, yes? Well then the place shouldn't fall down around you.

It sounds like you might have to replace the damp course in one area, which is a nuisance but not the end of the world - I'm in a similar position where I believe the damp course was disturbed when replacing a door. It's not horrendously expensive.

Nothing you ever do will 100% guarantee everything will be okay, but you've taken reasonable precautions and it sounds like you shouldn't have anything overly serious to contend with. You WILL spend money on the house, structurally, at some stage - the aim of the pre-purchase checks isn't to avoid that, just to make sure you have a reasonable idea of what work will be needed.

If you're happy with the state of the house now, then don't stress about it. Plan for the work required.

And lastly, don't let yourself be rushed by the vendor or EA. Unless you're actually in a huge rush yourself (which, to me, is only the case if relocating to an area), take your time. The most powerful tool a buyer has is the ability to withdraw from the purchase at any time until exchange: NEVER let yourself be bullied into exchanging until you're happy, because after exchange you're buying the house regardless.

Many thanks for your kind words

Have you got any suggestions as to how to plan for the work, ask the structural engineer or get a full report? The engineer did not give me much suggestions.

Thanks again