Opinions on photos from first viewing

NewShadow

Doozergirl wrote: »

The other thing that people haven't mentioned, which be very expensive is plastering. Woodchip wallpaper was a cheap way of covering up plaster nearing the end of its life.

Not only is it a pig to remove, it tends to hide a multitude of sins. I suspect that at the very least, the walls underneath would want skimming. Worst case scenario is going back to brick.

How old is the house, exactly? They tend to look 50s but they go back to the 30s. Original 30s plaster is likely to fail entirely. I don't actually have much experience of the plaster on 50s houses, but it's not going to be amazing and will need at least some help.

The placement of the heating pipes and radiators really messes with my Chi. You can tell it's a council grant job.

That's a B&Q kitchen, by the way.

Apparently post-war but early, so 50’s is probably right.

It’s apparently been in the sellers family since it was built - I’m considering paying for the land registry information if it looks like we can agree a price - mainly because I’m a nosy so and so :rotfl:

getmore4less

The place has the look that it evolved with changes that were make do

You could probably tidy up on the cheap fixing the major flaws and patching but if you strip back, to fix stuff properly like a full bathroom renovation, sort out the electrics and plumbing/heating you are going to see a fare bit of money go or have a lot of work on your hands.

there are 3 sales in the last 2 years of 3beds on that road compare to those to see what the ceiling price might be

£157k
£150k
£143k

nearby this sold for £140k

I think you need to build in more margin than £135k will give you.

FreeBear

Doozergirl wrote: »

The consumer unit may be 'safe' but as soon as you start connecting new sockets to it, it needs to be upgraded to a new, metal one that isn't combustible.

The main breaker fitted in the consumer unit bothers me. It is an RCD breaker rather than a conventional 80/100A breaker that is normally fitted. Possibly done for the electric shower when they found a min RCBO wouldn't fit..

Doozergirl wrote: »

Not only is [woodchip] a pig to remove, it tends to hide a multitude of sins. I suspect that at the very least, the walls underneath would want skimming. Worst case scenario is going back to brick.

If the walls are stripped back to brick across the board, building regs may require insulation added. The window reveals look to be quite shallow which might suggest solid brick walls.

NewShadow wrote: »

Apparently post-war but early, so 50’s is probably right.

It’s apparently been in the sellers family since it was built - I’m considering paying for the land registry information

Have been perusing old maps of North Wales - The houses on that side of the road appear on the 1937 OS map, but not on the earlier ones. So, yes, post war, but the Great War of 1914-18. Houses built around this period were on the cusp of changes to construction methods. Brick and lime mortar dominated, but cement was starting to be used. Cavity wall construction was also starting to be used, typically around 50mm and no insulation. If it is cavity wall construction, do ask if lintels were fitted when the uPVC windows were fitted. Chances are, the sellers won't know, so ask the surveyor to check as part of the structural survey.

Land Registry - As the property has been in the family for yonks, it may not have been registered with the Land Registry. If this is the case, your purchase would trigger a compulsory first registration and could add several months of delays to the process. Ask the seller if they have the original deeds plus conveyancing docs. Even if the property is registered, the original documentation can make interesting reading.

Smodlet

Doozergirl wrote: »

I just want to put this into perspective. £2,000 for 10 days work for two men is barely minimum wage plus about £400 in materials.

I wouldn't be expecting any re-wire to cost that if I were suggesting a price to others. I'd expect it to be around double that for the OP for a full rewire.

I'm going to guess that it has been partially rewired. There are still some old style plug sockets dotted around, so new-ish wiring may have been connected onto older. It may not be that great.

The consumer unit may be 'safe' but as soon as you start connecting new sockets to it, it needs to be upgraded to a new, metal one that isn't combustible. There might also be some question marks over whether a kitchen cupboard is a suitable container for it.

Rather than a structural survey, I'd be very interested in a full electrical report.

To put my specific experience into perspective:

1) Doozergirl was not here; OH and I were.

2) We required a full re-wire, not a partial one and that is what we had.

3) These electricians, like most tradesmen, are self-employed so they charge what the market will bear. In this location, at that time, I was quoted £1,800 by 2 different local electricians.

4) I already had a quote of £2,500 for a full re-wire from the electrician we used in our previous location, 70 miles away, as a back up plan so his included about 3 hours travelling every day.

5) I made it clear this was 7 years ago, not today's prices.

6) I also made it clear that, even though one sparks is fully qualified, ours was one of the tenth jobs that was inspected by an independent party. Had it not been a full re-wire, I am confident he would have noticed.

7) OH and I had already lived through a full re-wire in our last house so knew what is involved. It, too, took 2 weeks and cost a comparable amount but we also had some extra work done such as outside lights and power installed in the garage.

ETA: Sorry, Doozergirl is correct about the plastering and general making good. None of the above quotes included anything for that as OH can do such things himself so that would need to be taken into account.

DoaM

I'm not able to see the photos (work firewall, nothing to do with you) ... does Bedroom 1 have an en-suite? If not then are you happy with a single shower (not bath) room downstairs?

NewShadow

DoaM wrote: »

I'm not able to see the photos (work firewall, nothing to do with you) ... does Bedroom 1 have an en-suite? If not then are you happy with a single shower (not bath) room downstairs?

No - and Yes, I'm fine with it

I can't remember the last time I had a bath... no jokes please ... and there's only me in the house so no privacy issues if I'm swanning around... in a towel *cough*

Plus I do messy crafts so the council fitted wet room is actually a bonus.

FreeBear wrote: »

Land Registry - As the property has been in the family for yonks, it may not have been registered with the Land Registry. If this is the case, your purchase would trigger a compulsory first registration and could add several months of delays to the process. Ask the seller if they have the original deeds plus conveyancing docs. Even if the property is registered, the original documentation can make interesting reading.

I went online and got the title register/title plan from the LR - 2 x £3?

Very little on there, it looks like the family received ownership from the council in 83 but no price listed and no previous records...

I've not asked the seller, but will ask if he's got the original paperwork anywhere.


Good news btw... At least I'm telling myself it's good news :rotfl:

Seller has accepted my offer for £130k - now the fun really begins :cool:

Skiddaw1

Hurrah and congratulations!!! :T:T:THope it all goes well. Do keep us posted.

Doozergirl

Smodlet, I did not say it did not happen. No need to justify yourself at length.

I specifically said that it wasn't a realistic comparison when suggesting a price to others. It still isn't.

Doozergirl

NewShadow wrote: »

No - and Yes, I'm fine with it

I can't remember the last time I had a bath... no jokes please ... and there's only me in the house so no privacy issues if I'm swanning around... in a towel *cough*

Plus I do messy crafts so the council fitted wet room is actually a bonus.



I went online and got the title register/title plan from the LR - 2 x £3?

Very little on there, it looks like the family received ownership from the council in 83 but no price listed and no previous records...

I've not asked the seller, but will ask if he's got the original paperwork anywhere.


Good news btw... At least I'm telling myself it's good news :rotfl:

Seller has accepted my offer for £130k - now the fun really begins :cool:

Congratulations!

You can come and play on the In My Home board when you've completed and start renovating :beer:

MovingForwards

Congratulations!