Quit everything , and start again over 50?

lessonlearned

Re the survey......doesn't sound too bad.

Ventilating a sub floor is quite straight forward. Moving the boiler can be an expensive job.

Depends on the pipwework and what other access. Obviously it needs an outside wall because I'm assuming there is no other way, i.e. No chimneys or flues.

It was common to put boilers in spare bedrooms at one point. If it's in a spare room to be used as a study/occasional guest room it's not quite so urgent. Just make sure you use a carbon monoxide detector if someone does sleep in the room.

Oops just noticed thevtime, gotta dash.

Try not to worry, unless things are marked as class 3 then they are not urgent.

If you need to pull out because of something nasty then the survey will have done its job. That's why we commission them........but I have noticed that some surveyors do tend to rather over egg the pudding these dayS, as harz says, protecting their backs.

another_casualty

Thanks LL
Just had a call from the surveyor . Really nice bloke .
The boiler is the thing that must be moved . Red alert there .
The rest? Not too bad overall . He likes the flat and the location .
He did say it could do with a new kitchen . I asked if the wall could be knocked down and rearrange it . He said it could be done , but I'd have to get permission from freeholder .
So , if my solicitor is satisfied then the key jobs to be done before moving in are the boiler and the flooring . He more or less said the flooring could wait , but if the flat is empty then I would get everything done first .

We'll see:)

dreaming

Good that you're not panicking (I think you might have a few weeks ago!) but thinking things through. To be honest it doesn't sound too bad at all and although the other 1 bed flat is cheaper, the chances are it too would still have things that need doing. The only alternative is to go for a new(ish) build but then they sound like they are really top of the budget where you want to live. If the boiler really has to be moved (quite often it is not such an urgent job as long as precautions are taken as LL advised) but a gas engineer can advise properly and give estimated cost. Then you could always ask fo reduction in price. When I moved into this property I did pay a bit more than I had intended to but knew that I would be happy living here for many years, so it seemed worth it. How do you feel about the flat - could you see yourself there in 10 years say? In which case it makes sense to pay that bit extra to get it how you want. It's only if you are thinking of moving again quite quickly that you should worry about resale potential (in my opinion). Lots to think about but nothing too scary by the sound of it.

harz99

Okay AC, so what you have offered on as it stands is a large one bed flat, with large double bedroom, lounge, kitchen, dining room/study (bed 2?). and bathroom. If you use it as that very little work is needed.


If I'm understanding this survey and your comments correctly, the only reason the boiler needs to be moved is for that room to be used as a bedroom - is that correct? If your not sure ask the surveyor again.


If I'm right and you use the erstwhile 2nd bedroom as a dining room/study or exercise room only, not a bedroom, all you need to fit is a carbon monoxide detector until such time (if ever) that you have the funds spare to remodel the kitchen, then you can move the boiler at that same time.


I assume the building is not attached to the next one along on the side your kitchen is?


So you will also need a sofa bed in your lounge to make that useable for the very occasional overnight guest. Nobody has stayed with you yet I believe?


The bath/shower is your preference, but it would make sense to get the work done before you move in if you go down that route, and they can sort your wc/cistern at the same time.


If the fuse box is the old wired variety you can replace with CB board fairly cheaply, but get the electrics checked first to ensure the place doesn't need a costly full rewire.


The work to install ventilation under the floor should not a be a big or expensive job, however to ensure full benefit it needs to be in at least two places to get a flow through - front and near the side entrance would appear to be your only options as you won't own the rear of the building.


As I said before, no need to replace bay window, just get an emergency hammer for piece of mind.


So check again with surveyor re using bed 2 as other than bedroom with boiler in situ. Then as below, the first 2 being urgent, last 2 not so.


1.Gas safety check and/or boiler service and feasibility of move to kitchen.
2. Electrical safety check, and quote for changing fusebox.
3. Quote for installing shower and work in bathroom.
4. Inspection and quote for installing underfloor ventilation.


There is probably absolutely no need to throw large sums of money at this immediately, just think matters through and proceed as above.

harz99

Might help to read these two pages as well.


http://www.hse.gov.uk/gas/domestic/faqownerocc.htm


https://www.dhs-uk.com/can-you-have-a-gas-boiler-in-a-bedroom/

another_casualty

Thanks again folks .
I have had someone stay with me in December, and from time to time I will have people stay with mr say about half a dozen times.
The surveyor underlined that I must get the boiler moved .
If I do go ahead with the purchase , then I would rather get everything done now , while I have a certain amount of cash to do so.

I have the feeling that most of the converted houses are let out constantly. I would be probably one of the only people who bought the place to actually live in . Could be wrong though.

At the present time , it makes sense to go for it . It is in the desired location I mentioned from the start. Thevsurveyor was chatting to,me about it being a good spot and more or less close to everything .
Didn't expect that. Walking to the train station and Ashley cross is a seven or eight minute walk down a hill. Going back the other way, is another hill..upwards but towards local Sainsbury's / chippy etc
So , unless the neihgjbiur upstairs is noisy and Dodgy it makes sense to try and stay there for as long as.

So then, I would like a new kitchen ( which the surveyor said was well used ), and a new bathroom . Costs vary . I would like to get permission to have wall knocked down and have electric cooker than gas. Would like the bath to be chucked and a walkin shower in its place.So, if I can get all that done for under £15 k and hopefully get a reduction then that to me seems logical.

One thing I will say , is that it has the feeling of a house than a flat.
Then again , it would do.

lessonlearned

If you are knocking walls down - then you probably need a steel rsj, converting to gas cooker - go back and check there is a gas supply pipe in situ......could be expensive - installing full shower rather than bath with shower over, then I doubt that £15k will cover it, not once you add in appliances, Tiling, new flooring.

Add in moving and/or replacing the new boiler, sorting out that subfloor (is it there evidence of damp, , rotten floor boards or joists ......, electrics etc

Once you start ripping a place apart you never know what little "treasures" you uncover. That £15k could become £30k before you know it.

I'm not saying dont buy it, but just budget carefully.

harz99

another_casualty wrote: »

Thanks again folks .
I have had someone stay with me in December, and from time to time I will have people stay with mr say about half a dozen times.
The surveyor underlined that I must get the boiler moved .

But why, is it the wrong type of boiler for the room, or something else?


If he is saying just that you can't have a boiler in a bedroom, the links I posted above seem to indicate that as long as the boiler complies with certain requirements you actually can have one in a bedroom.


Your surveyor is unlikely to be a registered gas engineer, which is why you need to talk to one asap - you may still need a new boiler but costly as that will be, it ain't gonna be as much as moving it or as disruptive.

Gigervamp

Hi all, I've been reading this thread from the start.

I just popped in to query the boiler moving. Don't they have to be on outside walls, due to the flue? It looks like the only outside walls are the bedrooms and the window wall of the living room.
I'm not sure there is anywhere else to put the boiler.

It's a nice flat though and I love the bay windows.

lessonlearned

Harz is right, there is nothing intrinsically wrong in having a boiler in a bedroom.

The only person who can advise on the safety of the boiler is a gas engineer. Most surveyors are not qualified to make that judgement. .

Unless I'm buying a new build or unless the vendor can demonstrate that the boiler is new and under guarantee I always budget for a new boiler anyway.

Condenser boilers are fine, very economical and efficient, but they don't last all that long, there are more working parts to wear out. Like most modern appliances they just don't make them like they used to. Longevity is not their strong point.