The NEW waiting to exchange thread...

sassypurple

jeaniemsm said:

trance_abbey said:

I got my survey back today and it's made me horribly anxious - my dad has been very nice and helpful explaining some of the things, but the surveyor reported they've found Japanese knotweed and from the little I know (I'm an expat), that's very, very bad news. I've done a LOT of googling and it seems like there's a lot of it in the area, so even if I get the seller to control the bit that's encroaching on the garden it still might spread its way back in!

There's also some damage to an internal wall that I happily assumed was a stud wall, but the surveyor says it's a bulging brick wall

Oh no! Have you told your lender about the findings, they may not provide mortgage on properties with japenese knotweed (some may if the japenese knotweed is more than 7 meters away from the property).

It sounds like it is right by the property as it has already damaged a internal wall?

If so tell your solicitor to hold off on all work until your lender is aware and have a good think about this property before moving forward

Hi
My other half is a invasive species consultant and mainly deals with Japanese Knotweed I know a lot of lenders will now lend if you have a treatment plan in place and relevant insurance, it can be very expensive but equally I know of treatment plans that they have done for around £500 per year for 3 years, so I would get a expert in to give a quote. Be aware thought there are a lot of companies which will charge lots and not do it correctly so do your research and make sure they are accredited to relevant bodies. 
But I'd be worrried about the bulging brick wall sounds structural and you would be best get a expert opinion, structural stuff can be expensive to fix.

trance_abbey

jeaniemsm said:

trance_abbey said:

I got my survey back today and it's made me horribly anxious - my dad has been very nice and helpful explaining some of the things, but the surveyor reported they've found Japanese knotweed and from the little I know (I'm an expat), that's very, very bad news. I've done a LOT of googling and it seems like there's a lot of it in the area, so even if I get the seller to control the bit that's encroaching on the garden it still might spread its way back in!

There's also some damage to an internal wall that I happily assumed was a stud wall, but the surveyor says it's a bulging brick wall

Oh no! Have you told your lender about the findings, they may not provide mortgage on properties with japenese knotweed (some may if the japenese knotweed is more than 7 meters away from the property).

It sounds like it is right by the property as it has already damaged a internal wall?

If so tell your solicitor to hold off on all work until your lender is aware and have a good think about this property before moving forward

I don't have a mortgage to worry about - I also don't know where on the property the japanese knotweed is, but the internal wall that's having an issue is on the second floor on the opposite side of the maisonette to the garden, so I'm assuming it's not related!

I've asked the solicitor to give me a call so I can talk through what my options are. It seems like it's endemic in the area (Limehouse E1),  so even if I do get the seller to put a treatment plan in place it's possible it'll just turn up again.

Also, because it's a leasehold property, I want to check out what's my obligations versus the freeholder (which is the council). So, lots to think about...

trance_abbey

sassypurple said:

My other half is a invasive species consultant and mainly deals with Japanese Knotweed I know a lot of lenders will now lend if you have a treatment plan in place and relevant insurance, it can be very expensive but equally I know of treatment plans that they have done for around £500 per year for 3 years, so I would get a expert in to give a quote. Be aware thought there are a lot of companies which will charge lots and not do it correctly so do your research and make sure they are accredited to relevant bodies. 

But I'd be worrried about the bulging brick wall sounds structural and you would be best get a expert opinion, structural stuff can be expensive to fix.

I did a LOT of reading last night and you're right on the money... I've found loads of dodgy looking websites with SCARY STORIES in large font, ad then some more moderate websites who explain how to treat most effectively (injecting into the rhizome etc). I think if it's a small patch it'd probably not a deal breaker if the seller will pay for a company I choose to get it treated.

The structural wall is a bigger issue and I've sent more questions to the surveyor so I can work out if they're over inflating the danger, or if its tiles which have shifted, causing a hollow bulge on an otherwise structurally sound wall.

jeaniemsm

trance_abbey said:

jeaniemsm said:

trance_abbey said:

I got my survey back today and it's made me horribly anxious - my dad has been very nice and helpful explaining some of the things, but the surveyor reported they've found Japanese knotweed and from the little I know (I'm an expat), that's very, very bad news. I've done a LOT of googling and it seems like there's a lot of it in the area, so even if I get the seller to control the bit that's encroaching on the garden it still might spread its way back in!

There's also some damage to an internal wall that I happily assumed was a stud wall, but the surveyor says it's a bulging brick wall

Oh no! Have you told your lender about the findings, they may not provide mortgage on properties with japenese knotweed (some may if the japenese knotweed is more than 7 meters away from the property).

It sounds like it is right by the property as it has already damaged a internal wall?

If so tell your solicitor to hold off on all work until your lender is aware and have a good think about this property before moving forward

I don't have a mortgage to worry about - I also don't know where on the property the japanese knotweed is, but the internal wall that's having an issue is on the second floor on the opposite side of the maisonette to the garden, so I'm assuming it's not related!

I've asked the solicitor to give me a call so I can talk through what my options are. It seems like it's endemic in the area (Limehouse E1),  so even if I do get the seller to put a treatment plan in place it's possible it'll just turn up again.

Also, because it's a leasehold property, I want to check out what's my obligations versus the freeholder (which is the council). So, lots to think about...

Was going to ask where you're purchasing as my sis just bought in E London too, and apparently there is JKW in her property and her neighbouring too, however as it is 7m away from her house her lender was ok with it.

But it now means the plans to extend out in her garden has now been put in the bin as she doesn't want to bring the house closer to the JKW.

Definitely find out where it is, if it has infected an internal wall then you might be faced with some heavy costs.

Also have a think about how long you want to stay if you do go through with it, as it is a definite deal breaker for future buyers (esp ones that will need a mortgage).

hippocrates1

Been waiting on two land registry related enquiries. I have been chasing regularly. Today they forwarded an update from the land registry dated two months ago! How can it take them two months to forward an email?!!!! I’m so annoyed.

Natbag

hippocrates1 said:

Been waiting on two land registry related enquiries. I have been chasing regularly. Today they forwarded an update from the land registry dated two months ago! How can it take them two months to forward an email?!!!! I’m so annoyed.

What a joke! It doesn't surprise me mind, but that is appalling. Is this your solicitor or another in the chain? If yours, I hope you have made a complaint.

hippocrates1

Natbag said:

hippocrates1 said:

Been waiting on two land registry related enquiries. I have been chasing regularly. Today they forwarded an update from the land registry dated two months ago! How can it take them two months to forward an email?!!!! I’m so annoyed.

What a joke! It doesn't surprise me mind, but that is appalling. Is this your solicitor or another in the chain? If yours, I hope you have made a complaint.

Definitely their solicitor because I chase dig myself two weeks ago. I’ve sent a strongly worded email to the estate agent telling them it’s ridiculous 

Natbag

hippocrates1 said:

Natbag said:

hippocrates1 said:

Been waiting on two land registry related enquiries. I have been chasing regularly. Today they forwarded an update from the land registry dated two months ago! How can it take them two months to forward an email?!!!! I’m so annoyed.

What a joke! It doesn't surprise me mind, but that is appalling. Is this your solicitor or another in the chain? If yours, I hope you have made a complaint.

Definitely their solicitor because I chase dig myself two weeks ago. I’ve sent a strongly worded email to the estate agent telling them it’s ridiculous 

What a pain. I think the estate agent needs to tell them this, and ask them to chase the solicitor for progress constantly or they risk the chain collapsing.

Natbag

Well, the third day of me trying to get my solicitor to do as instructed or even just call or email me back. And probably another day where she won't. Beyond p****ed off and just feel done now, to be honest.

laura_lau

Hello, I'm logging back in to this thread after a couple of weeks as I (finally, after 12 weeks) received my mortgage offer in the post on 1st May. 
I am now waiting to receive the contract to sign from the solicitor, but they haven't been particularly open about the timescales.. I still don't know exactly when it's going to happen. On Friday they replied to my second enquiry of the week to inform me they have received the mortgage offer too (1 week after I did, which sounds really strange...) and said "we are now reviewing it and will send out the contract deed shortly for you to sign, then hopefully we can talk dates with the seller". 
In your experience, how did you fix the exchange date? What kind of info did you receive from your solicitor? Sounds like my solicitor is refusing even to start suggesting dates until after I've sent back the signed contract, which to me sounds crazy as there's already been too much delay caused by a snail mortgage lender!