Intrusive work, nightmare or exaggeration

Janeymorgy

Hi there,

I’m a first time buyer, offer accepted on a 1900 upstairs flat. Mortgage lenders did inspection, requested a structural survey from an engineer. Got one to come out, there is a bay window in the ground floor flat with a timber lintel (unsure on condition, read engineers wording):

“Further to our inspection we would highlight that whilst the structure appears to be in reasonable condition there is a question mark over the repair of the bay window. It can be seen inside that cracking is present that has in all probability developed after the repair has been undertaken. As there is no documentation of the works undertaken to this bay window we would highlight that this is a potential risk to the purchaser should the repair work be insufficient.

To establish if a suitable repair has been undertaken it requires intrusive survey work (removing a section of wall and or floor internally) to allow inspection of the lintel. Should the repair be found to be insufficient to function for a reasonable period of time we would have to specify a repair.”

So I’ve sent this to mortgage lenders but feel no further forward. What usually happens now?

The flat only cost £72k, some people have removed their bay windows in the street, but it looks like work has already been done. Will I have to instruct them to go ahead with The intrusive inspection!?

Should you wish to undertake the survey work to establish the suitability of the repair the cost would be £500 + VAT and this excludes making good (replacing the lintel) inside the property.

aliby21

Janeymorgy wrote: »

Will I have to instruct them to go ahead with The intrusive inspection!?

Not going to happen. Knocking holes in a property you don't own, it's not going to happen. And this isn't even the flat you want to buy, but the one below it. You might be able to try a different mortgage lender with a different surveyor, but then would you be happy with potential issues? Realistically you probably need to start looking for another flat.

Janeymorgy

No, I’d rather not get intrusive work done- unfair to vendors (who have moved to Australia!)

I really love the flat, it’s beautiful and the potential cost of replacing a lintel doesn’t put me off.

I’m just wondering if this type of issue will result in my mortgage lender rejecting my offer?

Cakeguts

It is a flat. You won't own the building that is owned by the freeholder. You can't make repairs to the building without permission of the freeholder.

Janeymorgy

Yes it’s leasehold but the responsibiiity or repairing the lintel (it needed) is that of the ground floor flat owner. This was established through a building survey I had done.

My main question is, can a mortgage lender force intrusive work to be done before they will agree to lend?

Doozergirl

Janeymorgy wrote: »

Yes it’s leasehold but the responsibiiity or repairing the lintel (it needed) is that of the ground floor flat owner. This was established through a building survey I had done.

My main question is, can a mortgage lender force intrusive work to be done before they will agree to lend?

They could do. It's their decision on whether they lend the money or not.

Irony is that the work to take a quick look and do a proper replacement of the lintel will be the same sort of price as the "survey" to establish if there's a problem!

Janeymorgy

It’s not a huge job, as I say- it doesn’t put me off in the slightest. All the houses in this area are the same and have therefor had this work done already.

I’m going to speak with EA and see if they can ask vendor or ground floor flat owner if they know what work has been carried out.

I’m a FTB so have no experience of trying to get mortgages when there’s a potential of £2k worth of repairs POSSIBLY needing doing

-taff

The mortgage company can't force the ground flat owner to do anything to their lintel. What you can do is find the freeholder, and ask them what they are doing about it because it's their house in total with a question mark over the repairs that have taken place.Do they have any record of what was done in the flat below?

Janeymorgy

I’ve asked the ground floor flat owners and the current owners- nobody is sure yet!

I just feel so anxious that my mortgage will get rejected over something so easily rectified

pinkteapot

You say it's a small job, it's easily rectified if any work is needed... However... You said earlier it would be the responsibility of the ground-floor flat owner. You seem to be assuming they'll do work if it's needed, but that's not necessarily the case.

Janeymorgy

In the first instance I will ask the ground floor to prepare the works, or share the cost. But I’m happy to pay for the lintel replacement if needs be!