Renegotiation after building survey - stamp duty deadline

kzzhar0

FreeBear said:

kzzhar0 said: We could get a timber survey done and this has been agreed to however could take a couple of weeks to come back and throw up more damage.

If you get one of these PCA "damp & timber" surveys done, it will throw up plenty more problems and recommend some very expensive "treatments". Your previous surveyor has already identified a potential problem with the kitchen floor and made a suggestion as to the cause - Have a chat with him and see what he has to say about repair costs. You won't need to spend £xx,xxx on dubious damp & timber treatments when a respectable carpenter/builder can fix it for relative peanuts.

Yes thats what they've recommended and is apparently happy for us to have that but it might require moving kitchen units - if they don't give permission then it'll be a useless survey. And yes you're right, pointless if they won't budge on price anyway. If I could be sure that they wouldn't get sold before the stamp duty holiday I'd be happy to offer less and not budge but just worried its all going to fall through after spending all this money. 

Angela_D_3

kzzhar0 said:

FreeBear said:

kzzhar0 said: We could get a timber survey done and this has been agreed to however could take a couple of weeks to come back and throw up more damage.

If you get one of these PCA "damp & timber" surveys done, it will throw up plenty more problems and recommend some very expensive "treatments". Your previous surveyor has already identified a potential problem with the kitchen floor and made a suggestion as to the cause - Have a chat with him and see what he has to say about repair costs. You won't need to spend £xx,xxx on dubious damp & timber treatments when a respectable carpenter/builder can fix it for relative peanuts.

Yes thats what they've recommended and is apparently happy for us to have that but it might require moving kitchen units - if they don't give permission then it'll be a useless survey. And yes you're right, pointless if they won't budge on price anyway. If I could be sure that they wouldn't get sold before the stamp duty holiday I'd be happy to offer less and not budge but just worried its all going to fall through after spending all this money. 

And of course prices are rising not falling,  i had an offer accepted in September at £228,000 list my buyer it wrnt back on at £230,000 they received 4 offers over,  i was incredibly lucky it’s probate so the vendors considered £228,000 was enough and  gave  me a 2nd bite of the cherry 

AdrianC

kzzhar0 said:

FreeBear said:

kzzhar0 said: We could get a timber survey done and this has been agreed to however could take a couple of weeks to come back and throw up more damage.

If you get one of these PCA "damp & timber" surveys done, it will throw up plenty more problems and recommend some very expensive "treatments". Your previous surveyor has already identified a potential problem with the kitchen floor and made a suggestion as to the cause - Have a chat with him and see what he has to say about repair costs. You won't need to spend £xx,xxx on dubious damp & timber treatments when a respectable carpenter/builder can fix it for relative peanuts.

Yes thats what they've recommended and is apparently happy for us to have that but it might require moving kitchen units - if they don't give permission then it'll be a useless survey. 

KItchen units don't just "move". They're screwed to the wall, the worktop is fastened to them, the sink would need moving, etc etc.

Can the floorboards be lifted? Or is the flooring going to prevent that?

The only way to get any kind of invasive survey in a kitchen is basically to rip it apart. You are not going to get the go-ahead to do that pre-purchase. There might be scope for something like an endoscope to be inserted somehow, perhaps through an airbrick - but I wouldn't even bet on that.

kzzhar0

AdrianC said:

kzzhar0 said:

FreeBear said:

kzzhar0 said: We could get a timber survey done and this has been agreed to however could take a couple of weeks to come back and throw up more damage.

If you get one of these PCA "damp & timber" surveys done, it will throw up plenty more problems and recommend some very expensive "treatments". Your previous surveyor has already identified a potential problem with the kitchen floor and made a suggestion as to the cause - Have a chat with him and see what he has to say about repair costs. You won't need to spend £xx,xxx on dubious damp & timber treatments when a respectable carpenter/builder can fix it for relative peanuts.

Yes thats what they've recommended and is apparently happy for us to have that but it might require moving kitchen units - if they don't give permission then it'll be a useless survey. 

KItchen units don't just "move". They're screwed to the wall, the worktop is fastened to them, the sink would need moving, etc etc.

Can the floorboards be lifted? Or is the flooring going to prevent that?

The only way to get any kind of invasive survey in a kitchen is basically to rip it apart. You are not going to get the go-ahead to do that pre-purchase. There might be scope for something like an endoscope to be inserted somehow, perhaps through an airbrick - but I wouldn't even bet on that.

Well exactly. The floor is fully concrete according to buyer but according to survey it has spring in it which he thinks suggest that part of it is still suspended timber flooring and thats the part we should get checked out (it has been extended so think it could be part concrete part old style). He thinks that where concrete has been laid it is stopping the ventilation and causing possible rot. Above concrete is tiles and then lino tiles according to vendor. 
If they put it back on the market, i'm sure they will sell quickly due to the area but its whether knowing if it would go through before SD holiday ends or not. 

tink_1983

kzzhar0 said:

We offered asking price on a property we are purchasing which was accepted.

At the time vendor didn't have anywhere to move so we were happy to wait for them to find somewhere. They did and their upper chain wanted to get things moving fast. 
Our building survey has thrown a few things up which we weren't expecting. Notably springiness in kitchen floor where concrete has been laid and impeded ventilation to the suspended timber floor. Now if this is a small problem, that's fine but it has potential of being thousands of pounds worth of damage. It could cause for us to have to rip up floor and kitchen. 
Seller wants to live fast now apparently as to not miss out on the stamp duty discount and we are being pressured from the ea. We sent through the survey as to negotiate as it had a few cat 3 items on there but seller won't budge and EA is saying he potentially wants the property back on the market by Monday.
We could get a timber survey done and this has been agreed to however could take a couple of weeks to come back and throw up more damage. 
We could put in a lower off (taking 2/3k off) which is likely to be rejected as apparently he won't negotiate. 
Or we could pull out and he would have to start the process again. The house would probably sell as it's in a desirable location however he'd then have the hassle of his new buyers potentially having the same issues and timescales with new buyers getting surveys (would they share ours??) Mortgage etc. 
Really need advice as ea acts like they're on our side but obviously they work for them not us. 

If the vendors relist now they will never meet the deadline with a new buyer. Who will also have a survey done and find similar issues.
Seems like they are calling your bluff. Will the work cost more than the SD saving?

Ultimately dont be pressured into buying a money pit. This is why you had the surgery done! 
If it where me I'd walk if they  where not willing to discuss the issues and come to a mutual agreement. 
Point out that this issue will come up with next buyer which the EA will know all to well! 

kzzhar0

tink_1983 said:

kzzhar0 said:

We offered asking price on a property we are purchasing which was accepted.

At the time vendor didn't have anywhere to move so we were happy to wait for them to find somewhere. They did and their upper chain wanted to get things moving fast. 
Our building survey has thrown a few things up which we weren't expecting. Notably springiness in kitchen floor where concrete has been laid and impeded ventilation to the suspended timber floor. Now if this is a small problem, that's fine but it has potential of being thousands of pounds worth of damage. It could cause for us to have to rip up floor and kitchen. 
Seller wants to live fast now apparently as to not miss out on the stamp duty discount and we are being pressured from the ea. We sent through the survey as to negotiate as it had a few cat 3 items on there but seller won't budge and EA is saying he potentially wants the property back on the market by Monday.
We could get a timber survey done and this has been agreed to however could take a couple of weeks to come back and throw up more damage. 
We could put in a lower off (taking 2/3k off) which is likely to be rejected as apparently he won't negotiate. 
Or we could pull out and he would have to start the process again. The house would probably sell as it's in a desirable location however he'd then have the hassle of his new buyers potentially having the same issues and timescales with new buyers getting surveys (would they share ours??) Mortgage etc. 
Really need advice as ea acts like they're on our side but obviously they work for them not us. 

If the vendors relist now they will never meet the deadline with a new buyer. Who will also have a survey done and find similar issues.
Seems like they are calling your bluff. Will the work cost more than the SD saving?

Ultimately dont be pressured into buying a money pit. This is why you had the surgery done! 
If it where me I'd walk if they  where not willing to discuss the issues and come to a mutual agreement. 
Point out that this issue will come up with next buyer which the EA will know all to well! 

Potentially could cost more than the saving. Initially the surveyor said that there were no major concerns and that it was just 'run of the mill' problems that you get on properties of this age (around 1927) - that was on the phone. Then got the report through and it was suggesting further investigation and cat 3 things! He has reassured me on the phone and I've spoken with someone else who is qualified and didn't say it was reasons to pull out but that it would cost us. 
The worry is that the EA will also use our survey for the next buyers to save time, but like you said - it'll be the same issues but will they have endless cash to fix these things! The next buyer might also already have a mortgage in place too which could make it move quickly. EA has been very understanding but like somebody else said they work for themselves, (and they also work for the vendor - not us). 

tink_1983

kzzhar0 said:

tink_1983 said:

kzzhar0 said:

We offered asking price on a property we are purchasing which was accepted.

At the time vendor didn't have anywhere to move so we were happy to wait for them to find somewhere. They did and their upper chain wanted to get things moving fast. 
Our building survey has thrown a few things up which we weren't expecting. Notably springiness in kitchen floor where concrete has been laid and impeded ventilation to the suspended timber floor. Now if this is a small problem, that's fine but it has potential of being thousands of pounds worth of damage. It could cause for us to have to rip up floor and kitchen. 
Seller wants to live fast now apparently as to not miss out on the stamp duty discount and we are being pressured from the ea. We sent through the survey as to negotiate as it had a few cat 3 items on there but seller won't budge and EA is saying he potentially wants the property back on the market by Monday.
We could get a timber survey done and this has been agreed to however could take a couple of weeks to come back and throw up more damage. 
We could put in a lower off (taking 2/3k off) which is likely to be rejected as apparently he won't negotiate. 
Or we could pull out and he would have to start the process again. The house would probably sell as it's in a desirable location however he'd then have the hassle of his new buyers potentially having the same issues and timescales with new buyers getting surveys (would they share ours??) Mortgage etc. 
Really need advice as ea acts like they're on our side but obviously they work for them not us. 

If the vendors relist now they will never meet the deadline with a new buyer. Who will also have a survey done and find similar issues.
Seems like they are calling your bluff. Will the work cost more than the SD saving?

Ultimately dont be pressured into buying a money pit. This is why you had the surgery done! 
If it where me I'd walk if they  where not willing to discuss the issues and come to a mutual agreement. 
Point out that this issue will come up with next buyer which the EA will know all to well! 

Potentially could cost more than the saving. Initially the surveyor said that there were no major concerns and that it was just 'run of the mill' problems that you get on properties of this age (around 1927) - that was on the phone. Then got the report through and it was suggesting further investigation and cat 3 things! He has reassured me on the phone and I've spoken with someone else who is qualified and didn't say it was reasons to pull out but that it would cost us. 
The worry is that the EA will also use our survey for the next buyers to save time, but like you said - it'll be the same issues but will they have endless cash to fix these things! The next buyer might also already have a mortgage in place too which could make it move quickly. EA has been very understanding but like somebody else said they work for themselves, (and they also work for the vendor - not us). 

They can use your searches but not your survey, you have paid for that and it should not be given to any new buyer unless your paid for it, you instructed it so its yours.
Yes the EA works for themselves but they too wont want it to all fall through. 

It all comes down to how much you want the house and what your willing to let go and risk what might come to light when you investigate.
One thing I can say is there is always another house you will love. 

Tiglet2

kzzhar0 said:

tink_1983 said:

kzzhar0 said:

We offered asking price on a property we are purchasing which was accepted.

At the time vendor didn't have anywhere to move so we were happy to wait for them to find somewhere. They did and their upper chain wanted to get things moving fast. 
Our building survey has thrown a few things up which we weren't expecting. Notably springiness in kitchen floor where concrete has been laid and impeded ventilation to the suspended timber floor. Now if this is a small problem, that's fine but it has potential of being thousands of pounds worth of damage. It could cause for us to have to rip up floor and kitchen. 
Seller wants to live fast now apparently as to not miss out on the stamp duty discount and we are being pressured from the ea. We sent through the survey as to negotiate as it had a few cat 3 items on there but seller won't budge and EA is saying he potentially wants the property back on the market by Monday.
We could get a timber survey done and this has been agreed to however could take a couple of weeks to come back and throw up more damage. 
We could put in a lower off (taking 2/3k off) which is likely to be rejected as apparently he won't negotiate. 
Or we could pull out and he would have to start the process again. The house would probably sell as it's in a desirable location however he'd then have the hassle of his new buyers potentially having the same issues and timescales with new buyers getting surveys (would they share ours??) Mortgage etc. 
Really need advice as ea acts like they're on our side but obviously they work for them not us. 

If the vendors relist now they will never meet the deadline with a new buyer. Who will also have a survey done and find similar issues.
Seems like they are calling your bluff. Will the work cost more than the SD saving?

Ultimately dont be pressured into buying a money pit. This is why you had the surgery done! 
If it where me I'd walk if they  where not willing to discuss the issues and come to a mutual agreement. 
Point out that this issue will come up with next buyer which the EA will know all to well! 

Potentially could cost more than the saving. Initially the surveyor said that there were no major concerns and that it was just 'run of the mill' problems that you get on properties of this age (around 1927) - that was on the phone. Then got the report through and it was suggesting further investigation and cat 3 things! He has reassured me on the phone and I've spoken with someone else who is qualified and didn't say it was reasons to pull out but that it would cost us. 
The worry is that the EA will also use our survey for the next buyers to save time, but like you said - it'll be the same issues but will they have endless cash to fix these things! The next buyer might also already have a mortgage in place too which could make it move quickly. EA has been very understanding but like somebody else said they work for themselves, (and they also work for the vendor - not us). 

I think you need to take a view on this.  The vendor is unwilling to negotiate, the lender is happy with the valuation but it boils down to the costs you would lose if you pull out, the stamp duty savings you and the vendor would benefit from if the transaction completes before the deadline and the potential costs involved in doing the work.  Is the work necessary to do immediately or can it be done in a couple of years time?  Do you really want this house?  

I highly doubt the vendor would complete before the stamp duty deadline with a new buyer.  Conveyancers have been saying that any instructions received after Christmas may not meet the deadline and we are now nearly in February.

GDB2222

If there is dry rot, it’s a major pain and expensive to eradicate. Of course, as far as the vendor knows, there’s nothing wrong with the place, and they will continue saying that until they fall through a hole in the floor.

davilown

Well exactly. The floor is fully concrete according to buyer but according to survey it has spring in it which he thinks suggest that part of it is still suspended timber flooring and thats the part we should get checked out (it has been extended so think it could be part concrete part old style). He thinks that where concrete has been laid it is stopping the ventilation and causing possible rot. Above concrete is tiles and then lino tiles according to vendor. 
If they put it back on the market, i'm sure they will sell quickly due to the area but its whether knowing if it would go through before SD holiday ends or not. 

Okay so if they've extended and they have recent building regs then the council would have asked for the vents to be put in.  Have you looked around the property at the bottom of the extension for the vents or are there sufficient vents still servicing the older part?
As for 'bounciness', the floor levels are never going to be totally level, and if a floor is laid on top you could expect some slight movement.  Doesn't mean there's as issue with it though.