Homebuyer's Report - damp

IntotheAbyss

Hi,
FTBs here. Homebuyer's report was completed yesterday. Mortgage adviser has called today to say they won't put a value on the house until we get a quote from a damp specialist. They also mentioned Japanese knotweed is close to the house and the house is in a potenial flood area.
Now, we've haven't received a copy of the report yet (I know I'm getting a bit ahead of myself) and will ring the surveyor when we do to and ask them to go through the report with us. However, having read on these boards previously that surveyors can be a bit negative when completing reports as they want to cover themselves legally, I just want to make myself feel a bit better about the whole process.
I've also seen MSEers say that damp specialists are almost useless as they are only out to sell you stuff that won't really do the job. 
Until we get the report, I'm not too bothered about the knotweed or flood potential yet. There's a river not too far from the house (would guess 0.5-1 mile behind the house), but I've never been aware that the area has flooded in the past. I will check with a work colleague who lives nearby though just to further put my mind at ease.
As for knotweed, I'm not even sure how close to the house it is, so could well be a bigger issue but will deal with this when we know more.

The damp is the thing I'm most concerned about. Mortgage adviser said there's evidence of penetrative damp throughout the house, but it's an old house so I think this is just standard language the surveyors use and not much to be worried about? I hope anyway.
The house is empty and has been for a little while - I'm unsure how long exactly. The vendor purchased the house in September 2019 and has done some modernising throughout (new bathroom, kitchen, carpets, painting) so it could be that the house is not heated adequately right now and we have had some awful weather lately.

When we first viewed the property, we noticed a small damp patch on the ceiling/wall above the stairs. EA said this hadn't been there the previous week and would mention it to the vendor.
Went back for a second viewing last Thursday (12th) and there's a patch of damp in one of the bedrooms now that wasn't there at the first viewing, again on the ceiling/wall. This is on the opposite side of the house to the small patch above the stairs. EA said a roofer was going to the property this week to fix it so could well be that they haven't got there yet and the homebuyer's survey has been done first. EA said that it was the flashing around the chimney. There are chimneys on both sides of the roof (close to both damp patches) so I would think this is causing that issue.

After that long post, (sorry!) I really just want to put my mind at ease a little - is it normal for the bank to say they won't even put a value on the house until we get a quote from a damp specialist, or is that likely to be more serious? 
Obviously I'm getting ahead of myself as we don't have the full report to read through and I'm only going from what the MA told us in a brief phone call.
Thanks

AdrianC

A damp patch on a ceiling isn't due to inadequate heating. It's due to a leaky roof. Water and gravity are good friends... Yes, it does sound like it's the flashing.

"The bank won't put a value on it" simply means the vendor won't lend on it until they're happy.

IntotheAbyss

AdrianC said:

A damp patch on a ceiling isn't due to inadequate heating. It's due to a leaky roof. Water and gravity are good friends... Yes, it does sound like it's the flashing.

"The bank won't put a value on it" simply means the vendor won't lend on it until they're happy.

I meant inadequate heating in relation to the "evidence of penetrative damp throughout" comment from the MA, but wanted to say there's also evidence of damp (leaking roof) with the patches on the ceiling.
Won't know the full extent until we have the actual report in our hands, but good to know that about the bank. To me, your comment suggests that it's standard practice, so I feel better about that, thanks.

FreeBear

IntotheAbyss said:   I've also seen MSEers say that damp specialists are almost useless as they are only out to sell you stuff that won't really do the job.

There are a few surveyors that specialise in old properties and the associated damp issues. They are few and far between, and the reports can be on the expensive side - The price you pay for a truly independent opinion I'm afraid... Contact these people - https://www.heritage-house.org/contact-us.html - and they may be able to put you in contact with a reputable surveyor in your area. Just avoid anyone offering a "free survey" or with any links to the PCA (the trade body for the snake oil damp treatment industry)

IntotheAbyss

FreeBear said:

IntotheAbyss said:   I've also seen MSEers say that damp specialists are almost useless as they are only out to sell you stuff that won't really do the job.

There are a few surveyors that specialise in old properties and the associated damp issues. They are few and far between, and the reports can be on the expensive side - The price you pay for a truly independent opinion I'm afraid... Contact these people - https://www.heritage-house.org/contact-us.html - and they may be able to put you in contact with a reputable surveyor in your area. Just avoid anyone offering a "free survey" or with any links to the PCA (the trade body for the snake oil damp treatment industry)

Very helpful info. I'll certainly look into it and expensive is worth it for peace of mind.