"Official" Thread for all of us waiting for a cladding report...

Lilly101

Lorenzo94 said:

Lilly101 said:

My partner and I are currently renting a flat in Acton where we have been living and working for 3 years. We are in the process of getting a shared ownership property, as first time buyers we were very excited and anxious to get the mortgage through as soon as possible before our rental lease was up in July.

Halifax has agreed a mortgage with us based on the criteria that we obtain an EWS1 form for the property we are buying. Little did we know at the time this report would essentially hold up the sale of our property indefinitely. Since being hit by COVID-19 the sale has understandably slowed however since lockdown has lifted slightly we have found no movement on the property. We have since looked into the housing market to find that it is being crippled by the EWS1 form and leaving people unable to re-mortgage, sell a property or buy. How can this be possible? At a time when we need to be getting the economy moving we are stuck in limbo not knowing whether to hold on or completely forget the idea of buying at all. 

With this in mind, we are in a property that had a rent shared between the three persons that's now down to two at £2,500 to pay between us. We decided to stay an additional month as the conveyancers were sure the test could be completed by end of July (this discussion was May) Since then we have found that the EWS1 test is proving an impossible task due to the lack of qualified persons to do this report or in fact willing to take liability to complete the report. We are now at a stalemate as no banks will proceed with a mortgage without the EWS1 Report. 

I have contacted developers and the local MP that have got back to me with no new information, what is the government currently doing to find a solution to this problem that is affecting hundreds of thousands of people and families in London, a number that will be getting larger the longer this goes on. 

Hi, in which sense Halifax has agreed a mortgage with you? Did they issue a mortgage offer with the condition that a EWS1 form is supplied?

Yes exactly that, then we went back to our mortgage broker to look at other lenders by which point every lender is now asking for the EWS1 form and a minimum of 40% deposit! 

Lorenzo94

Is this the wording in your mortgage offer letter?:

• THE PROPERTY IS UNDERSTOOD TO BE OF A CONSTRUCTION WHICH INCLUDES AN EXTERNAL WALL SYSTEM INCLUDING ANY CLADDING AND ANY ATTACHMENTS. THE VALUATION IS BASED ON EITHER A CERTIFICATE OF COMPLIANCE OR AN EWS1 FORM BEING OBTAINED FROM THE DEVELOPER.

• YOU MUST GIVE THE CONVEYANCER A COPY OF THE VALUATION, WHERE ONE HAS BEEN PROVIDED, AND THEY MUST GET A COPY OF EITHER THE CERTIFICATE OF COMPLIANCE OR AN EWS1 FORM FROM THE DEVELOPER BEFORE COMPLETION OF THE MORTGAGE.

• WHERE APPLICABLE, THE CONVEYANCER MUST EXPLAIN THE LEGAL LIMITATIONS OF AN EWS1 BEFORE EXCHANGE OF CONTRACTS. HALIFAX IS NOT RESPONSIBLE FOR THE CONTENT OF AN EWS1 OR ANY LOSSES IF IT IS INCORRECT.

• YOU HAVE NO LEGAL RIGHT TO CLAIM AGAINST HALIFAX, THE VALUER OR THE PERSON WHO PREPARED AN EWS1.

Mine has the above in the special conditions, but the surveyor at the time of the valuation said that no EWS1 form is needed. So now that I am due to sign the papers from the solicitor and set up an exchange and completion dates, I am getting very nervous!

The building is a new build with brick cladding, and the balconies are made of steel and glass.

mattbrown94

Hi all, 

Ive recently started to look into selling my apartment and unfortunately uncovered this nightmare and can’t believe what I’m reading going through this thread. What a crisis, the government need to release a statement on this!

After looking into it, I believe the process to get a EWS form has started in my building early July. Although we have been given zero time scale on completion, does any one know how long it takes?

My apartment block is over 18m and has timber decoration on a exterior wall. The balconies have steel frames but have timber decking. Based on that limited knowledge what the likelihood of the building achieving a EWS1 form? Can timber, treated correctly, still be used on exterior walls?

Thanks

Lorenzo94

Hi guys, after receiving the mortgage offer from Halifax with the above conditions, I am really having an hard time figuring things out! This is my third time trying to buy a flat, and seriously this EWS1 form is haunting me!
The surveyor at the time of the evaluation STATED that the building does not need one as it's brick cladding (which technically is not cladding, plus is not flammable). Also Halifax confirmed with my broker that an EWS1 form was not needed.
The developer gave me an External Wall Assessment Report which covers the Compliance with Regulation B4.(1). The conclusion says that:

6.1.1 Although the tested arrangements vary from the proposed arrangements, the proposed

arrangement when detailed as set out in Section 2 are considered likely to perform similarly or

better than the tested arrangements and are considered acceptable for this application under the

basis the build-ups would not pose any risk to life safety that would be worse than that of a building

compliant with the guidance of the Approved Document B.

6.1.2 Though the latest DCLG fire tests do not consider brickwork cladding systems, or Carea Aquila

panels over phenolic insulation boards, due to the similar composition structures of both the Carea

Aquila, and the Carea Acantha systems, it is expected that they would perform similarly when

tested to BS 8414. Whilst the integrity and robustness of the brickwork system would only be

expected to enhance the likelihood of the proposed system achieving the performance criteria of

BR135.

6.1.3 On the basis that the proposed external wall build-ups are expected to perform to an equivalent or

better standard than those deemed acceptable within the guidance of the Approved document B,

the proposed build ups (Carea Aquila, Facing Brick and the glazed curtain wall made up entirely

of non-combustible elements) are all considered reasonable constructions that will adequately

resist the spread of fire over the external wall to a level satisfactory under Building Regulation

B4.(1).

Will this document be enough for Halifax? In the meantime I am applying with Barclays as well. This is giving me an hard time as I was hoping to move into my new flat by next week!

asm89

Lorenzo94 said:

Hi guys, after receiving the mortgage offer from Halifax with the above conditions, I am really having an hard time figuring things out! This is my third time trying to buy a flat, and seriously this EWS1 form is haunting me!
The surveyor at the time of the evaluation STATED that the building does not need one as it's brick cladding (which technically is not cladding, plus is not flammable). Also Halifax confirmed with my broker that an EWS1 form was not needed.
The developer gave me an External Wall Assessment Report which covers the Compliance with Regulation B4.(1). The conclusion says that:

6.1.1 Although the tested arrangements vary from the proposed arrangements, the proposed

arrangement when detailed as set out in Section 2 are considered likely to perform similarly or

better than the tested arrangements and are considered acceptable for this application under the

basis the build-ups would not pose any risk to life safety that would be worse than that of a building

compliant with the guidance of the Approved Document B.

6.1.2 Though the latest DCLG fire tests do not consider brickwork cladding systems, or Carea Aquila

panels over phenolic insulation boards, due to the similar composition structures of both the Carea

Aquila, and the Carea Acantha systems, it is expected that they would perform similarly when

tested to BS 8414. Whilst the integrity and robustness of the brickwork system would only be

expected to enhance the likelihood of the proposed system achieving the performance criteria of

BR135.

6.1.3 On the basis that the proposed external wall build-ups are expected to perform to an equivalent or

better standard than those deemed acceptable within the guidance of the Approved document B,

the proposed build ups (Carea Aquila, Facing Brick and the glazed curtain wall made up entirely

of non-combustible elements) are all considered reasonable constructions that will adequately

resist the spread of fire over the external wall to a level satisfactory under Building Regulation

B4.(1).

Will this document be enough for Halifax? In the meantime I am applying with Barclays as well. This is giving me an hard time as I was hoping to move into my new flat by next week!

Maybe I've misunderstood but you don't need to provide anything to Halifax...
They are basically warning you of potential risk with cladding and want your solicitor to sign off on it. The solicitor may not even want to see the form themselves.

Share it with your solicitor only, not Halifax and confirm next steps. You shouldn't apply for a mortgage with Barclays in the mean time. Another credit search could cause issues with your Halifax offer if they see a change in your credit profile.

It sounds like exchange and completion will go ahead fine. 

Lorenzo94

asm89 said:

Lorenzo94 said:

Hi guys, after receiving the mortgage offer from Halifax with the above conditions, I am really having an hard time figuring things out! This is my third time trying to buy a flat, and seriously this EWS1 form is haunting me!
The surveyor at the time of the evaluation STATED that the building does not need one as it's brick cladding (which technically is not cladding, plus is not flammable). Also Halifax confirmed with my broker that an EWS1 form was not needed.
The developer gave me an External Wall Assessment Report which covers the Compliance with Regulation B4.(1). The conclusion says that:

6.1.1 Although the tested arrangements vary from the proposed arrangements, the proposed

arrangement when detailed as set out in Section 2 are considered likely to perform similarly or

better than the tested arrangements and are considered acceptable for this application under the

basis the build-ups would not pose any risk to life safety that would be worse than that of a building

compliant with the guidance of the Approved Document B.

6.1.2 Though the latest DCLG fire tests do not consider brickwork cladding systems, or Carea Aquila

panels over phenolic insulation boards, due to the similar composition structures of both the Carea

Aquila, and the Carea Acantha systems, it is expected that they would perform similarly when

tested to BS 8414. Whilst the integrity and robustness of the brickwork system would only be

expected to enhance the likelihood of the proposed system achieving the performance criteria of

BR135.

6.1.3 On the basis that the proposed external wall build-ups are expected to perform to an equivalent or

better standard than those deemed acceptable within the guidance of the Approved document B,

the proposed build ups (Carea Aquila, Facing Brick and the glazed curtain wall made up entirely

of non-combustible elements) are all considered reasonable constructions that will adequately

resist the spread of fire over the external wall to a level satisfactory under Building Regulation

B4.(1).

Will this document be enough for Halifax? In the meantime I am applying with Barclays as well. This is giving me an hard time as I was hoping to move into my new flat by next week!

Maybe I've misunderstood but you don't need to provide anything to Halifax...
They are basically warning you of potential risk with cladding and want your solicitor to sign off on it. The solicitor may not even want to see the form themselves.

Share it with your solicitor only, not Halifax and confirm next steps. You shouldn't apply for a mortgage with Barclays in the mean time. Another credit search could cause issues with your Halifax offer if they see a change in your credit profile.

It sounds like exchange and completion will go ahead fine. 

The issue is that Halifax is giving me different information whenever I call them. My solicitor as well is looking into it, but I’m desperate to move out and I really don’t know what to do! Seriously they are messing things up for me >.<.

stevekho

Hi guys,
Still waiting for that ESW1 form. Did anyone have problems with Barclays after providing the form?
Thanks!

senorbear

Another EWS1 for prisoner here:
Halifax are requesting an EWS1 form on our block which is under 18m in height. Peabody who are the only ones able to obtain the EWS1 form have drawn a line in the sand on buildings under 18 in height. The surveyor in requesting the EWS1 form did not provide any special circumstances that made the request for EWS1 form valid only that one was required.
Nowhere to go from here. 
Situation worsened as we have already bought another property and cannot afford to maintain mortgages on two properties while also not able to release the significant amount of cash I have tied up in my existing property which I need to make my new property habitable. I'm heading for a disaster.

Lorenzo94

senorbear said:

Another EWS1 for prisoner here:
Halifax are requesting an EWS1 form on our block which is under 18m in height. Peabody who are the only ones able to obtain the EWS1 form have drawn a line in the sand on buildings under 18 in height. The surveyor in requesting the EWS1 form did not provide any special circumstances that made the request for EWS1 form valid only that one was required.
Nowhere to go from here. 
Situation worsened as we have already bought another property and cannot afford to maintain mortgages on two properties while also not able to release the significant amount of cash I have tied up in my existing property which I need to make my new property habitable. I'm heading for a disaster.

Hi, did Halifax issue the mortgage offer with the condition of providing an EWS1 form or they have explicitly asked for it in order to issue an offer?

senorbear

They are not issuing a mortgage offer without an EWS1 form. The valuer returned a value of zero.