Home buyers report and asbestos

jadaman

Hello All

I was looking for a second opinion on some of the points raised on our Home Buyers Report for a local authority flat that we’re in the process of purchasing. We are first time buyers.

The key points from the report, in my opinion are as follows.

• The survey valued the flat at the price which we have agreed for it.
• There were a number of aspects categorised as “3”, i.e., requires some action prior to exchange of contracts:
o Windows – apparently slightly weather in places and a few minor / localised repairs needed. Vapour / air vents missing in places. Some damp meter readings recorded around window / door frames.
o No valid gas test certificate for
 Gas
 Electricity
 Water (slightly confused as to what this refers to – only comments about being supplied from the mains and the stopcock not being found)
 Heating
 Water heating
o No valid test certificate for electricity

My instinct that those relating to obtaining test certificates are fairly trivial as they didn’t mention any specific concerns; solely that they should be obtained if they exist. I understand that there is no legal requirement to arrange for these so I am fairly sure the vendor will not have any.

I’m less certain as to the point about the windows and whether this really is serious or a case of the surveyor covering all eventualities?

Separate from the survey, when we last viewed the flat we noticed the ceilings which we assumed to be Artex (the survey comments on the textured ceiling finishes possibly containing asbestos, but only a laboratory test can confirm). The vendor said that the council had installed new smoke detectors in the last year and to do this, had drilled into the ceilings to do so – apparently they did “a good job” of collecting all the mess (vendor’s words as I recall).

Given the fact that it may be well be Artex, this surprised us as we understood that they shouldn’t be disturbing this at all. The fact that they would have done this for a number of other flats in the building suggests to me that either they knew what they were doing at it may not be Artex, or that they weren’t taking necessary precautions. My instinct would be to raise this with the estate agent to try and get more information, although the vendor did seem not to have considered that possibility (despite acknowledging that there was probably asbestos in the ceilings – this we found quite surprising and a bit concerning!).

My thoughts on how to follow up:
1) Try and speak to the surveyor to discuss the report some of this and get more details on what they think is / isn’t important
2) Follow this up with the solicitors / estate agent to see if we can get more information on what (if any) precautions the council would have taken when installing these devices to hopefully alleviate our concerns re possible asbestos.

I would be grateful for any thoughts anyone might have on any aspect of this. Let me know if you've any questions.

Thanks!

davidmcn

I'd only worry about asbestos if you were considering drilling or otherwise meddling with the artex - the fact the council have drilled into it in the past doesn't pose a risk to you (only a risk while there is actually dust flying about).

Chanes

We had an asbestos test done for £120 if it is worrying you. Make sure you get gas and electrics tested - if they have DIY'd something as dangerous as Gas and/or electrics you will never know until you own it if you don't. And how can the stopcock for the water not be found! The only thing I really didn't care about was the FENSA certificates for the Windows and even now I wouldn't give them a second thought. There is nothing wrong with speaking to your surveyor but they are just a cagey in voice as they are on paper. We were advised if asbestos was found to have the artex skimmed but my instinct would have been to have it removed, I would not be overly worried about asbestos in materials that are not being disturbed but it would nag me until I had dealt with it.

G_M

jadaman wrote: »

• The survey valued the flat at the price which we have agreed for it. good
• There were a number of aspects categorised as “3”, i.e., requires some action prior to exchange of contracts:there always are
o Windows – apparently slightly weather in places and a few minor / localised repairs needed. Vapour / air vents missing in places. Some damp meter readings recorded around window / door frames. so they are not brand new. But you knew that anyway. Houses need maintenance.
o No valid gas test certificate for
 Gas
 Electricity
 Water (slightly confused as to what this refers to – only comments about being supplied from the mains and the stopcock not being found)
 Heating
 Water heating
o No valid test certificate for electricity
None of the above require 'valid certificates' and very few home-owners have them

stopcock may be hidden away anywhere, or there may not be an internal one.

Separate from the survey, when we last viewed the flat we noticed the ceilings which we assumed to be Artex (the survey comments on the textured ceiling finishes possibly containing asbestos, but only a laboratory test can confirm). The vendor said that the council had installed new smoke detectors in the last year and to do this, had drilled into the ceilings to do so – apparently they did “a good job” of collecting all the mess (vendor’s words as I recall).
LAs usually are hot on this sort of thing, so I imagine they knew it was not asbestos


My instinct would be to raise this with the estate agent to try and get more information,

:rotfl: why should the estate agent help? He does not work for you, and is only interested in geting ou to Exchange so he gets his commission

My thoughts on how to follow up:
1) Try and speak to the surveyor to discuss the report some of this and get more details on what they think is / isn’t important good idea
2) Follow this up with the solicitors / estate agent to see if we can get more information on what (if any) precautions the council would have taken when installing these devices to hopefully alleviate our concerns re possible asbestos.
they will have no idea what the LA did or did not do. Waste of time

If you have concerns, arrange tests:

* aspestos test
* GasSafe engineer inspection
* Electricians report
* etc

jadaman

Thanks folks for kindly taking the time to provide some insight.

A (possibly rhetorical) question from G_M has stumbled upon a point of slight uncertainty for us in the way to deal with the various parties in this transaction, no doubt due to our own inexperience.

Would it be better to deal exclusively through our solicitors when it comes to requests / queries? We haven't been bowled over by them so far, but obviously they are technically working for us. The only reason I'm slightly reluctant is that to me it seems to bring an inefficiency to proceedings, especially when we have met both the estate agent and the vendor (but not our solicitors) and have established a good relationship with them, and in some ways it seems easier to go directly to the source. Truth be told, it wouldn't have occurred to me to refer some (relatively minor) things to the solicitors at all.

That said, I'm well aware of the various conflicts of interests that arise here if we get too pally with the estate agents / vendors. With limited experience it's difficult to know how to get the balance right.

Thanks

phill99

jadaman wrote: »

Thanks folks for kindly taking the time to provide some insight.

A (possibly rhetorical) question from G_M has stumbled upon a point of slight uncertainty for us in the way to deal with the various parties in this transaction, no doubt due to our own inexperience.

Would it be better to deal exclusively through our solicitors when it comes to requests / queries? We haven't been bowled over by them so far, but obviously they are technically working for us. The only reason I'm slightly reluctant is that to me it seems to bring an inefficiency to proceedings, especially when we have met both the estate agent and the vendor (but not our solicitors) and have established a good relationship with them, and in some ways it seems easier to go directly to the source. Truth be told, it wouldn't have occurred to me to refer some (relatively minor) things to the solicitors at all.

That said, I'm well aware of the various conflicts of interests that arise here if we get too pally with the estate agents / vendors. With limited experience it's difficult to know how to get the balance right.

Thanks

You are being extremely niave. You are abiut to embark on the biggest investment of your life and you are relying on people who have a much different agenda to you. The vendors want to sell their house and the EA wants to get paid to sell the vendors house.

They will tell you exactly what you want to hear and nothing more.

If you rely on them for information, there will be no comeback once you have exchanged contracts. You need to undertake your own due diligence and it needs to be done at arms length. All queries must be done via your solicitor. He is the only petson paid to act on your behalf.

In terms of the drilling of asbestos, you are completely over-reacting. Asbestos in artex is of a very low composition (much less than 1%) and of the least harmful type. If you are this paranoid about some one in history having drilled in artex (within which the presence of asbestos hasn't been confirmed), then home ownership really isn't for you.