Lender requesting remedial works before proceeding

bbat

Hi all. I appreciate there was a similar post recently but I'd like some thoughts on my situation rather than hijacking anothers thread. 
I had an offer accepted on a property and put in mortgage application (via broker) thr next day. The lenders valuation survey was booked in and they refused to value the property until they received a 'damp an timber report'. I arranged for two of these surveys. I realised after receiving the reports that they are essentially quotes from damp proofing companies with an interest in selling one solution, rather than actually investigating any root cause of issues. Both reports registered moisture readings on walls and recommended stripping plaster and extensive (and disruptive) tanking. 

As receiving these quotes had taken some time i submitted the cheaper of the two quotes to the lender to pass to the valuer. 

2.5 weeks after this the valuer said they wouldn't accept the report as it didnt have my name on. This was rectified. Another 1.5 weeks later and I finally receive a response from the lender saying:

"The valuer has confirmed there are significant remedial works & recommendations in the report 

which require urgent attention, therefore we would require all of these works/recommendations to 

be carried out & guarantees/completion certificates provided, prior to proceeding further. Please 

advise how to proceed."

I have in the mean time organised another independent damp surveyor (paid for) to visit the flat. Something I should have initially done. I know there is an issue by the back wall, but none of the rest of the flat shows any signs of damp (and no, it wasnt cleaned before viewings). 

The problem is that I am no convinced the approach suggested by the damp proofing companies is incredibly invasive, affecting every room in the flat. The flat would need to be empty for these woeks to take place, and that isnt possible between exchange and completion. 

I'm frustrated the valuer has taken nesrly a month to give their opinion, but that aside as far as I can tell my only option is to go to another lender as it simply isnt feasible to get the works done? Inevitably this will mean paying a higher rate as things have changed. 

Are there any other options available? Could I use the next report to challenge the valuer? 

Thanks

fiision2020

Go with another lender

Sistergold

Yes best go with another lender as they all look at things differently.

Thrugelmir

bbat said:

 Could I use the next report to challenge the valuer? 

Surveyor works for the lender. 

bbat

Thanks for your replies. I'll stick with the plan of applying to a different lender.

Thrugelmir

Same surveyor might be allocated for a different lender. 

bbat

Thrugelmir said:

Same surveyor might be allocated for a different lender. 

Yes this has crossed my mind and I mentioned this in email to broker. Do you know if there is any way ir finding out which company the lender would use? The company who hahe visited already (and have delayed the response for so long) are a nationwide company who I assume have a book of surveyors local to each area. 

hannah2283

I had the exact same problem. I went with another lender. I have my mortgage offer (it took just under 2 weeks from application to offer). If I had stuck with my original lender I would still be waiting for the offer. 

dimbo61

Have you discovered why the property has the damp issues ?
The roof ?
Guttering ?
Walls and windows ?
Ventilation ?
We read posts almost every week about a tenant renting a cold damp property and the Landlord doing little to sort the issues.
Black mould and damp is very bad for your health 
How is the property heated ? 
Expensive electric heating ?
Poor insulation in an old run down building.

bbat

dimbo61 said:

Have you discovered why the property has the damp issues ?
The roof ?
Guttering ?
Walls and windows ?
Ventilation ?
We read posts almost every week about a tenant renting a cold damp property and the Landlord doing little to sort the issues.
Black mould and damp is very bad for your health 
How is the property heated ? 
Expensive electric heating ?
Poor insulation in an old run down building.

Hi, thanks for your message. I had my own guesses, have opinion of building surveyor and awaiting a second opinion. So I should have a good idea soon. The 'damp and timber' reports from damp proofing companies dont give a cause, they just recommend lots of internally damp proofing works. I didnt know that until I read the reports. We live and learn as they say!