FTB - HomeBuyer Report thrown up major concerns

Grenage

The points raised wouldn't bother me, but the reduced valuation would cause me to double-check the prices for equivalent properties in the area.

If you will be left penniless after buying the house, then this might not be the right choice.

spadoosh

teneighty wrote: »

Rather optimistic. A nearly 90 year old roof with the original roof tiles that are showing signs of deterioration.

Are you the estate agent by any chance?

My parents own a 300 year old barn with the majority of the tiles being the original hand formed clay roof tiles (as far as we can tell, the seller is the neighbour and it was his familys land for generations and they only repaired patches. Could be a case of triggers broom.)

Are you a roofer by any chance?

missprice

teneighty wrote: »

Rather optimistic. A nearly 90 year old roof with the original roof tiles that are showing signs of deterioration.

Are you the estate agent by any chance?

I am in a 30s house right now, moved in 3 years ago. The survey at the time said something like "the roof is original and could be coming to the end of its life, be prepared to spend a lot on it"
It's still on, it doesn't leak, it's in decent nick,
Plus the whole street is over 100 houses, a lot still have the original roof.

teneighty

SG27 wrote: »

My roof is 300 years old. I replace a few tiles now and then but there is plenty of life left in it if its maintained.

So you are saying the tiles on your 300 year old house are going to be the same as the tiles on a 1930's semi?

Chances are you've got handmade clay plain tiles, probably last another 200 years.

On a 1930's semi more likely to be pressed concrete interlocking tiles or thin machine made clay plain tiles with a life expectancy of around 80 to 100 years if you are lucky, that's if the nails don't rust out first.

teneighty

missprice wrote: »

I am in a 30s house right now, moved in 3 years ago. The survey at the time said something like "the roof is original and could be coming to the end of its life, be prepared to spend a lot on it"
It's still on, it doesn't leak, it's in decent nick,
Plus the whole street is over 100 houses, a lot still have the original roof.

If the entire street still has the original tiles with no indication of deterioration then they obviously used a quality tile when they built the houses.

The OP's survey states that the tiles are "chipped and slipped" which should be ringing alarm bells that the tiles and fixing nails are coming to the end of their life.

All houses are different, you need to look at all the elements individually and a assess the condition and likely failures. You cannot say, I live in a 1930's semi with a good roof therefore all 1930's semis will have a good roof.

Ambercls

Cakeguts wrote: »

I haven't seen this house but I can guess what it looks like from the description but what is confusing me is where can you put two extensions onto a 1930s 3 bed mid terrace where a gutter is between them.

Apologies, I should have been more clear. The cast iron pipe is inbetween next doors extension, and the conservatory on the house we are looking to purchase. So access is extremely limited.

Ambercls

It also states on the survey (which I forgot to mention) is that the timber rafters are showing signs of dampness due to the gaps in the ridge tiles.

I have checked for previous sold prices on the street however houses don't come up for sale often on that street and, the ones that do, are predominantly semis rather than a terrace. The semis are generally selling for £200+ so it is difficult to value. I assumed a £40k reduction for a terrace was reasonable but obviously the surveyor doesn't agree and I am fairly sure we will get some back lash from the vendors who do not agree with the valuation.

At the end of the day if we are going to lose money on this house when we come to sell (after potentially spending ££££s in the next 5 years) then it doesn't seem like a good idea.

Think I will need to approach the agents show them a copy of the survey and request either the work to be done (in particular a damp survey) or a reduction in price. I know the jobs arent necessarily huge jobs but with such an old property they easily could become huge jobs... and everything adds up when things are already tight! Who said buying a house could be so stressful?

Cakeguts

Semi detached will be more expensive than an end terrace and a mid terrace will be cheaper than an end terrace even if they are all the same size.

chappers

Ambercls wrote: »

Apologies, I should have been more clear. The cast iron pipe is inbetween next doors extension, and the conservatory on the house we are looking to purchase. So access is extremely limited.

just replace it from the roof down to the top of the extension and then divert it either onto the extension roof or across the wall , this really isn't a biggie.
As said most of the things are fairly basic and part of owning an older house.
On the subject of valuations. Mortgage valuers basically just do what their told unless there is some real obvious issues, prices generally reflect the condition of a property.
Your surveyor is acting for you as to the condition of the house and is therefore going to err on the side of caution, he has done you a favour and given you a big bargaining chip.
If you really want a better valuation then get one done on a commercial loan basis.
If you're not happy with the levels of work necessary then walk away, but realise that most surveyors of this ilk will find issues for you in all but the most up to spec houses.