Wall Tie Report (Valuation)

regans1

Our lender has valued our property at exactly what we offered, pending us getting a wall tie report and a quote for any work (if necessary). We are getting our mortgage through a broker, and they have forwarded us the message from the lender which does not have much detail about what sort of report they are seeking. 

From what I understand, we can either have an invasive or non-invasive report. When I search for wall tie reports online, the choices we have to conduct the report range from builders to structural engineers to qualified surveyors. We asked what sort of report they want and who they would like to carry it out last Monday and have still heard nothing back (broker claims the lender is very busy due to being one of the only 10% LTV available). We are keen to avoid wasting money on something we don't need, and we would like to avoid an invasive report (if possible) as this requires the vendor's permission (and likely more delays). The property is being sold by the bank (probate) and has to remain on the market until exchange so I am terrified of being gazumped due to these delays and I want this sorted ASAP. It is also worth noting that there are no visible signs of wall tie corrosion on the property. 

We are yet to have our own building survey and were wondering if this would suffice? My father is also an experienced builder who will be carrying out any works (if they are needed) and the mortgage broker has even suggested that he could provide the report (which seems a bit strange to me). 

Has anyone experienced anything similar? Should I just get the ball rolling with the vendor to avoid wasting more time (even if it may not be necessary)?

Thanks!

thearchitect

Presumably there is a defect visible which has led to the recommended survey.  More information on the defect(s) will allow an expert to determine which survey method is most appropriate.  So, for example, corroding mild steel (possibly galvanised) ties usualyl show cracking and damage on facework, whereas non-existent ties result in cracking due to structural movement.

SameOldRoundabout

When we bought the house our survey showed bowing in the solid stone wall which would require remedy. We paid £150 to a company specialising in remedial structural repairs to find out what kind of ties would be required and the cost. It came with a proper report, I’d assume your lender would be after that rather than a builder saying something. Have you googled for companies who will do similar in your area? We used Protectahome but I’m not sure how nationwide they are. 

Jeepers_Creepers

A wall tie report isn't a standard request, I don't believe (I've never had one requested of me), so there must - I guess - be a reason for it in this case? Only two possibilities come to mind; one is that there's actual visible evidence, and the other is that tie rot is a known issue in the type and age of your property so they want assurance that it ain't the case in this house. Do you know if either of these apply?

Anyhoo, I'd just go ahead and get yer dad to write the report.

AdrianC

regans1 said:

Our lender has valued our property at exactly what we offered, pending us getting a wall tie report and a quote for any work (if necessary).

From what I understand, we can either have an invasive or non-invasive report.

If the lender are happy to have a non-invasive report, then that's obviously FAR simpler... It would also indicate that they're viewing it simply as a tick-box, rather than actually having concerns.

If I were the vendor, I would be extremely reluctant to allow holes to be knocked in the walls...

regans1

Thanks for your replies. The property is 120 years old, so I am assuming this is why they have requested the report as the valuation was done online? 

I have spoken to a structural engineer who said he can check using magnets and laser levels + his professional observation, but I don't know if this will be enough for the lender. Hopefully, we will have some response from them today and if not it looks like we will have to go down the invasive route with a specialist. 

Carrot007

AdrianC said:
If I were the vendor, I would be extremely reluctant to allow holes to be knocked in the walls...

Hardly holes or "knocked" now is it?

Having had such a report it's a few smallish holes drilled in the mortar and a little endoscpic camera shoved though and a few photos (or video) taken. Should the person then mixing the new mortar be competent once it dries you would never know it have been done.

This is what I would expect they want unless like you say it's a tick box excersise.

regans1

Heard from the lender (finally). They need the full report so just waiting to hear from the vendor for permission. Thanks again for your help! 

Chandler85

Victorian Terrace by any chance?

The companies check for bulges and cracks both horizontal and vertical running through the mortar (hopefully you would have noticed these).  They then use magnets to detect where the current ties are, and then drill and shove a camera in, usually inspecting a few ties.

They'll come back saying:

That there is enough and they are fine

There is enough but they are corroding/ corroded, so some new ones need

Not enough but existing are fine, so new additional ones needed

Not enough and existing corroding/ corroded, so lots of new ones needed.

regans1

Chandler85 said:

Victorian Terrace by any chance?

Yep! 

 I'm guessing the worst-case scenario is that the works will need to be completed before we get our mortgage or that they'll retain an amount pending work being completed?