Survey flagged up big problems - who should pay?

project_c

We recently got our survey results back from a flat we're buying, and it has flagged up some fairly serious issues which the surveyor thinks need to be addressed immediately and prior to exchange.

All the problems are with the exterior of the building but they are causing issues internally - basically a nice victorian building which has probably been a neglected rental for many years, issues with roof / chimneys / brickwork, all letting in water and causing damp.

The property is freshly decorated and empty so none of these issues are immediately obvious, but the surveyors seem to have done a thorough job here. Our choice is either to just walk away, or work with the vendor to get everything sorted.

So my questions are - should I expect the vendor to fix everything, or would I be expected to make a contribution to the repairs? Is there such a thing as 'the normal thing to do' under these circumstances, or should I just be expecting to re-negotiate? I like the flat but I don't have time to take on a massive building project headache, so ideally I'd like the vendor to fix all the urgent stuff, rather than re-negotiate a lower price and deal with it all myself - would this be unreasonable?

diggingdude

Is it a freehold or leasehold flat?

elsien

I wouldn't be trusting the vendor to carry out major repair works prior to purchase. I'd want to know it was done properly by decent tradesman, rather than as cheaply as possible just to get it sold.
In your case I'd suggest renegotiating the price (presuming it's not already priced to sell, taking the issues into account) or walk away.

ETA - also presuming the repairs are the vendors responsibility to fix, and not down to a leaseholder/management company.

G_M

project_c wrote: »

W....... Our choice is either to just walk away, or work with the vendor to get everything sorted.

or to re-negotiate the price and then get the work done yourself, using your contractors, to your standard, and under your supervision!


Don't expect the sellers to care how well it's done.......

Linton

Is the exterior of the building (eg chimneys) actually the vendors responsibility?


Assuming that the vendor is responsible the problem with asking them to fix the problems is that you have no control over the quality of work. They may be motivated to do it at the cheapest possible price. Better I think for you to get a quote from a builder and reduce the offer accordingly. If the builders quote tells you that the work is too extensive I suggest you walk away.

macman

Are you by any chance a first time buyer? Why on earth do you think the vendor should do the work before sale? What happens if you then change your mind before exchange, as you are entitled to do?
You are not buying a brand new, perfect house, you are buying it 'as seen'. If you want to revise your offer down, or withdraw, after sight of the survey, then you are free to do so. As is the vendor free to refuse your lower offer.
PS: as above, if this is a leasehold property, you need to determine who is responsible for the common exterior maintenance. Normally this would be the freeholder.

project_c

macman wrote: »

Are you by any chance a first time buyer? Why on earth do you think the vendor should do the work before sale? What happens if you then change your mind before exchange, as you are entitled to do?
You are not buying a brand new, perfect house, you are buying it 'as seen'. If you want to revise your offer down, or withdraw, after sight of the survey, then you are free to do so. As is the vendor free to refuse your lower offer.
PS: as above, if this is a leasehold property, you need to determine who is responsible for the common exterior maintenance. Normally this would be the freeholder.

Ok.

Vendor is the freeholder, I'm getting the freehold for the whole building as part of the deal. At the moment it's the vendor's responsibility to maintain the building. If I change my mind and pull out, chances are they will still need to carry out the work, or be prepared to sell at a significantly lower price than they'd like. The price of the property is in line with similar properties in the area in perfect condition, it's not priced as a run-down property needing work.

I'm a third time buyer, so not as green behind the ears as you're assuming. It doesn't say anywhere the property is being sold 'as seen' - it is advertised as a renovated period property in excellent condition, so to me that means it's fair to assume the house isn't falling apart, and the roof isn't going to cave in on you as soon as you move in. My survey says the problems are significant enough that they must be addressed prior to exchange of contract, because the mortgage lender will also flag them up and may refuse to lend.

Fair point above about getting my own quotes - I will do this, but again as mentioned I am about to start a new job and really don't have time to take on a huge project, so for that reason I would prefer the vendor to deal with it, but I understand that's a risk.

pinklady21

project_c wrote: »

The property is freshly decorated and empty so none of these issues are immediately obvious, but the surveyors seem to have done a thorough job here. Our choice is either to just walk away, or work with the vendor to get everything sorted.

Now you know why it is all freshly decorated! Covering up either a bodge job or issues the vendor was well aware of.

If it were me, I would flag up the issues to the vendor and provide quotes for the works required and suggest an appropriate price reduction.
The vendor may give the Foxtrot Oscar response, or agree to play ball.
It may be that someone else will pay the asking price, particularly if their surveyor is not as diligent as yours. Equally, the property may sit unsold for ages due to the structural issues.

I would not entertain any further bodge jobs being done by the vendor, and would only proceed to buy at a fair price taking into account the required works.
If you are not prepared to do the works yourself, and the vendor is not prepared to negotiate the price, then I would walk away from this one.
Best of luck!

SG27

Fair point above about getting my own quotes - I will do this, but again as mentioned I am about to start a new job and really don't have time to take on a huge project, so for that reason I would prefer the vendor to deal with it, but I understand that's a risk.

Maybe look elsewhere then. There is no point paying top price and then having to redo all the work anyway because the vendor got his mate from the pub to bodge it up. I would never consider this. Renegotiate the price or find someone there doesnt need work.

G_M

project_c wrote: »

I'm a third time buyer, so not as green behind the ears as you're assuming. Naturally we'll accept that if you say so, though your posts suggest otherwise.

It doesn't say anywhere the property is being sold 'as seen'
All properties in Eng/Wales are sold 'as seen' unless there is a contractual agreement otherwise. To date, there is no contract.

...... My survey says the problems are significant enough that they must be addressed prior to exchange of contract, because the mortgage lender will also flag them up and may refuse to lend.
then
a) ignore that aspect of the survey and choose one of
* walk away
* buy at agreed price as is or
* renegotiate price

b) wait to see if your lender
* will lend the amount requested
* lend but with a retainer or
* refuse to lend

...... I am about to start a new job and really don't have time to take on a huge project, so for that reason I would prefer the vendor to deal with it, but I understand that's a risk.

It's not just a risk. It's foolhardy and poor practice.

If you don't wish to oversee the project, find a property that does not need work.

project_c

G_M wrote: »

It's not just a risk. It's foolhardy and poor practice.

If you don't wish to oversee the project, find a property that does not need work.

Ok, thanks for the advice, I could do without the condescending attitude though. This forum is here so people can ask each other for advice, so take the superiority complex somewhere else please. x