Quit everything , and start again over 50?

another_casualty

Thanks harz , for the door info. Etc

Just got a call regarding my valuation . Apparently , the surveyor 'forgot' and will send updated info either this evening or tomorrow.
My take o this is, the company wanted to take the extra money, hoping I'd be an easy touch and would forget about the extra money I paid . There were issues raised and I should've had a valuation that I asked for .

Just had a humongous walk around penn hill and beyond .
Lots of hills . Just what I need really . Loved the quietness and tranquility and scenery . That's the great thing at the moment .
This time last year, I was stuck,in a box making smalltalk in an unhealthy environment in the building and in the London dump.

another_casualty

I just called the estate agent .
I told her about the boiler obviously , and the flooring.
She did tell me that the electrics are being changed .
She reminded me that she mentioned the electrics when I viewed the flat . I do recall her telling me about the electrics at the time,however imho,there is a lot to take in at the viewing and you sometimes can't remember everything.
When mentioned the flooring , I asked her do I need to get permission from the freeholder to put ventilation in .
When we spoke about the boiler, she said it had just been serviced.
I mentioned the boiler may have to be replaced.
She told me it's 15 years old .(If it was a potterton myson , like my old boiler I wouldn't be concerned ). This means imho it would be better to buy a new boiler and have it fitted in a more practical location.
I said it would be advisable to have an independent gas person with me to assess the situation .
Finally, I mentioned that although the survey isn't too bad, the final paragraph said " the property is ok if you're prepared for extra inconvenience and cost"
It will be interesting to see what the response will be.
I didn't say I want a price reduction . I just raised the issues of concern . The seller may well get the jobs done herself to speed up the sale .

dreaming

another_casualty wrote: »

I just called the estate agent .
I told her about the boiler obviously , and the flooring.
She did tell me that the electrics are being changed .
She reminded me that she mentioned the electrics when I viewed the flat . I do recall her telling me about the electrics at the time,however imho,there is a lot to take in at the viewing and you sometimes can't remember everything.
When mentioned the flooring , I asked her do I need to get permission from the freeholder to put ventilation in .
When we spoke about the boiler, she said it had just been serviced.
I mentioned the boiler may have to be replaced.
She told me it's 15 years old .(If it was a potterton myson , like my old boiler I wouldn't be concerned ). This means imho it would be better to buy a new boiler and have it fitted in a more practical location.
I said it would be advisable to have an independent gas person with me to assess the situation .
Finally, I mentioned that although the survey isn't too bad, the final paragraph said " the property is ok if you're prepared for extra inconvenience and cost"
It will be interesting to see what the response will be.
I didn't say I want a price reduction . I just raised the issues of concern . The seller may well get the jobs done herself to speed up the sale .

The only trouble with the seller doing things is that it may be done not to your liking still. Not sure there is a more practical solution to the placement of the boiler. I doubt it could go in kitchen as there is no outside wall. You did mention having it in the living room as there is a fireplace but do you really want it there when you are trying to relax? I know modern boilers aren't as noisy as older ones but they can still be intrusive. Same goes if you placed it in the main bedroom.


Get a gas engineer AC - and not one recommended by EA. Look in yellow pages for an accredited one.

harz99

With apologies to LL, AC don't believe a word the estate agent tells you, she's not your friend and works for the seller only, and of course her commission.

Service records etc. should be in writing so you can see them and check for comments as to condition, if the flat was let prior to selling the landlord should have copies of all the safety inspections and servicing. Electrics being changed - exactly what does that mean, full rewire or new fusebox, and if only fusebox what is the condition of the wiring? Again need what is being done in writing.

Don't expect the seller to do anything unless you ask for it to be done, I certainly wouldn't pay out for work if I were the seller unless I had been asked and agreed as condition of sale to you.

another_casualty

Thanks again.
The issues have been raised . It's obvious a new boiler is needed.
15 years old . The conversion of the flat was done 15 years ago apparently . I think that it now comes down to the sellers attidue , regarding the issues I've raised. If she listens and is prepared for a reduction then all good . If she decides to get stroppy then it won't be me buying the flat . She should realise though , that if another buyer goes for an above the buyer valuation survey then the same concerns will be listed in the report. Plus , I've started the all rolling and am a cash buyer . Would she want to start again from scratch if she wants a quick sale ?

harz99

another_casualty wrote: »

Thanks again.
The issues have been raised . It's obvious a new boiler is needed.
15 years old . The conversion of the flat was done 15 years ago apparently . I think that it now comes down to the sellers attidue , regarding the issues I've raised. If she listens and is prepared for a reduction then all good . If she decides to get stroppy then it won't be me buying the flat . She should realise though , that if another buyer goes for an above the buyer valuation survey then the same concerns will be listed in the report. Plus , I've started the all rolling and am a cash buyer . Would she want to start again from scratch if she wants a quick sale ?

Who knows what the seller would do, point is until you have had both gas and electric looked at by qualified people and an estimate given, also an estimate from a builder for the ventilation works, you are not in a position to either know your costs or negotiate a reduction.

Whilst you have mentioned/raised the survey findings with the estate agent you've not actually asked for anything to happen in the way of work to be done or price to be reduced, and I don't expect it will unless you start asking.

It looks likely to me the flat is being sold because either it doesn't come up to safety inspection standards for rental purposes, or because sizeable renewal costs are imminent, or both.

lessonlearned

Ac. Am I right in thinking you have only viewed the flat once. Sorry if I have misunderstood you but I'm getting that impression.

If that is indeed the case then I do think you should go back for a second look before you take it any further, and as Harz as suggested, take a pen, notebook, tape measure, maybe a few photos.

Don't let the EA pressure you. Second viewings need more time, not just a quick cursory look round.

Remember on the first viewing you look with your heart, on the second you need to look with your head.

Harz.....not offended by your EA remarks in the slightest. The purchaser always has to bear in mind that the EA works for the Vendor, no one else and that in law it is a case of Caveat Emptor. Buyer beware.

As for the perfectionist remark......well in my book £170k is a lot of money, however you cut it And AC only has one shot at this.

My preferences are irrelevant, it entirely up to AC. I merely pointed Out the position that lenders take on conversions. In general terms lenders prefer purpose built flats rather than conversions because very often the space has been poorly designed.

And by design I don't mean cosmetic or aesthetic considerations but how a space is used, if it is practical, are there any issues (in this case boiler placement and air flow).

Very often when larger houses are subdivided insufficient thought is given to ventilation and problems can arise with damp and/or condensation.

The lack of adequate sub floor ventikation issue may or may not have already caused problems, i.e. Rotten floorboards and/or floor joists. AC won't find out until he starts lifting carpets and putting in air bricks or vents. These kind of problems don't always show up on a survey, because they are not allowed to lift carpets. It's Only when you start ripping a place apart that the real nasties reveal themselves

I am not a perfectionist, I am a realist. I have renovated several properties and i can give you one golden rule.....

It always costs more and takes longer than you think. That's why it is it pays to have a contingency fund.

I don't try and buy "perfection". I am realistic enough to know that there is no such thing as a perfect house, and that one always has to compromise.

AC - As always I am only advising caution.......just go back and have another look. If you still love it and you think you are likely to stay there for some time then by all means, rip it alart and turn it into your dream home but please don't think it will cost you £15k, because unless you are going to do a lot of the work yourself (which I don't think you will be attempting) then please set a more realistic budget.

You are not a builder, you are not an experienced DIY-er and you still have health problems.

All I am advocating is that you don't bite off more than you can chew.

dreaming

Wise words from LL as always.


I would be tempted to instruct the solicitor to hold off on any further action pending the re-visit. Doesn't mean you are definitely puling out but just having a bit of breathing space. Then tell the EA that you need another visit with the experts and that you need further clarity on what electrical works are proposed. Use e-mail and try to pin them down on specifics so you can read at leisure rather than rely on them saying "it was mentioned".
I know it is a bit stressful but you have to try to be a bit (lot) more forceful and assertive in stating what you want. I don't think that sort of thing comes naturally to you AC but with the amount of money at stake you have to just do it. There are plenty more properties coming onto the market all the time so don't feel you have no options (http://www.rightmove.co.uk/property-for-sale/property-46888038.html).
Hold your nerve and don't start over-thinking things.

dreaming

Or this http://www.rightmove.co.uk/property-for-sale/property-48792763.html


The outside isn't exactly beautiful but the proportions inside are good and it looks as if it just needs a bit of cosmetic work.

another_casualty

Okay , I've had a response from the seller , via estate agent of course.: 1) the seller is paying for new electric circuitry out of her own pocket on 3rd Mach ." Would cost around £3k"

2) boiler was serviced in January and has been serviced every year.
It's a valiant one . It is 7/8 years old

3) boiler in the small bedroom, is the best place for it as it needs to be by an outside wall . Can't really disagree , as there isnt an outside wall in the kitchen .

This next part is interesting : the surveyor appeared to be very young.
The surveyor I spoke to was more my age . The estate agent thinks that the chap I spoke to was the boss and the younger chap did the survey .

4) Apparently the vendor is selling for ' financial reasons'. I got an answer in the end she wants completion by 31 March
She did live there for a few years, but it was let out for the final year.
Apparently , she has been thorough with certificates ,regulations etc.
When I mentioned it could be against regulations where the boiler is located she thinks the surveyor could be incorrect.

5) looking at the above , it does seem that the seller is doing her best to make a quick and easy transaction.
The flat is priced to reflect this .

6) The sub floooring was done by the freeholders .


7) I viewed the property,twice . Once solo, and the second time with my friend. All my friend could see was positives.
He did mention about knocking kitchen wall and having a shower room, but only as things I could do but not essential .

8) my finger is getting sore