valuation, cracks

Craig_Donny

Seen a property i want, mortgage would be with BM solutions. Worried about when it comes to valuation as there are some cracks in the walls, my opinion would be its from when they changed the double glazing as the property has diffrent lintels above doors and windows as the other propertys on the street at the back. The cracks are very thin, just some are long.

Is the valuer likley to say more investigation is needed? If so any idea of the cost it may come to?

Thanks

Craig

dc197

The valuer is likely to miss them completely.

If you would feel happier investigating them, instruct a building surveyor or structural engineer.

It's my understanding from reading various surveys that:
* Hairline cracks above lintels are common
* Could be from where the lintel has "rotated slightly" (whatever that means)
* Could be from where not enough support has been provided by a lintel or a lack of one
* A lintel could have been installed when the windows were changed if there was originally not one (perhaps the original window frames were load-bearing).
* The cracks could be benign and could be from where the building settled in its first few years.

Or, the cracks could be serious and nothing to do with lintels.

If movement is not ongoing (only the experts can assess that) you could just repoint the cracks for a few hundred pounds.

MrJB

Is the property cavity and do the cracks extend to the exterior of the property? Is there any stepped cracking? or cracking from ground level upwards?

If the property has been recently decorated you will find hairline cracks, particularly if the internal walls have been plastered.

Craig_Donny

Thanks for replies. No recent decorating, infact by looks of it none in about 15 years. Cracks are above lintels outside above windows and doors mainly. And a few in the interior side walls (terraced so houses either side)

It doesent worry me that its still moving, as i believe its all old. My main concern is getting a offer accepted, paying for valuation, then being stuck with them saying i need a expensive survey done and vendor not wanting to pay. Then even if i did pay for one, survey might say works need doing and vendor not willing to fix, so i still cant get mortgage.

dc197

Craig_Donny wrote: »

i need a expensive survey done and vendor not wanting to pay

You should expect to pay for the survey yourself.

Cakeguts

Vendors do not pay for surveys. Buyers pay for surveys so that they can get the one they want done. If you can't afford to pay for a survey you can't afford to pay for any work that you find needs doing because you haven't had a survey.

The fact that a house needs work is often reflected in the selling price. If this house is cheaper than others that are similar that means the price has allowed for that work to be done by the buyer. If you can't afford to do the work do not buy this house.

Craig_Donny

Think i am explaining my self poorly.

The house does need some work, but not loads, and i can easily afford to sort it all. What i am saying is my survey is 295, which again im happy to pay. What im worried about is that the report will high light these cracks, then i may have to pay for a full structure report which i have been told may be 800. Then if that comes back saying some work needs to be done, but the vendor wont do it, the mortgage wont release the money, so i cant buy it and a £1000 down for the experience.
Just after advice if thats likley to happen or the valuer just pass it on first look.

dc197

The survey is money well spent if it either allows you to negotiate down or warns you off the purchase. Don't think of it as wasted money, rather think of it as insuring yourself against buying a lemon.

All reports come back saying work needs to be done.

SmlSave

Our home buyers survey mentioned the cracks in our walls but it didn't effect the valuation, nor suggest a retention, I hope yours says the same but you simply won't know until it's done.

If it does come back with your worse case scenario then I'd make a decision then.

Craig_Donny

SmlSave wrote: »

Our home buyers survey mentioned the cracks in our walls but it didn't effect the valuation, nor suggest a retention, I hope yours says the same but you simply won't know until it's done.

If it does come back with your worse case scenario then I'd make a decision then.

How bad where the cracks? Size? And where?

Cheers

SmlSave

Cracks under windows inside (now know they only affect the plaster not the actual brick). Corner stone just under roof is coming away slowly. Thin cracks in outer walls described as natural shifting in an older property