Very confused about surveys - single FTB

misskismet

I've had my offer on a flat accepted. I'm a cash buyer and FTB. It's a leasehold flat (ex local authority). I have appointed a solicitor but heard nothing from them - am I supposed to keep calling/emailing them, or will they get in touch with me? I now need to organise a survey but am getting all sorts of conflicting advice as to what sort/whether I need one at all. The flat is the ground floor and first floor on a four storey high block (and maybe 4 along). Would really appreciate any advice!

rainbow_fountains

I assume you’ve had a quote from your solicitor and agreed to work with them, and they’ve sent you a welcome pack? Usually they ask for a small amount of money to get started. There will be paperwork in the pack you need to fill out and return to them, after that you just have to wait and let them do their job, check in with them every couple of weeks to see how it’s going.

Regarding surveys I would not advise skipping one, just get a home buyers report, they’re not that expensive. You only need a full structural survey if the building is very old/grade 2 listed or has obvious signs of problems.

misskismet

I have had a quote, yes, and instructed them. Haven't received anything in the post as of yet but good to know that's what should be happening. 

Thank you for the advice. After looking at the which guide, I was also leaning towards a home condition survey. Will they still check the roof/walls etc even though it's a flat and the roof isn't part of my lease?

hazyjo

Please be extra cautious re ex-LA flats. It's common for them to decide to replace windows, roof, repaint, etc and it's never cheap. If there's a lift, be even more careful as you'll prob still be paying for it. Obviously that advice goes regarding any flat, but council owned tend to be more frequent and often pricey.

Read the lease thoroughly. They're often also restrictive as to what you can do with layout etc.

Obviously your solicitor will be checking cladding certificates etc. But remember they've not visited the property so you want to establish the obvious basics early on before spending too much.

misskismet

Replace which windows though? Surely I'm responsible for my windows, and the council is responsible for the flats which are still council owned? There is an annual service charge, how can I know what that pays for? 

There's no lift, thankfully. And no cladding from what I can tell from my limited understanding. 

Slithery

misskismet said:

Replace which windows though? Surely I'm responsible for my windows, and the council is responsible for the flats which are still council owned?

Maybe, maybe not. It all depends on the lease.

If the lease states that the freeholder is responsible for the windows then the council can just choose to replace them and send you your portion of the bill. You will have no say in the matter.

Same goes for the roof, all exterior works etc.

hazyjo

misskismet said:

Replace which windows though? Surely I'm responsible for my windows, and the council is responsible for the flats which are still council owned? There is an annual service charge, how can I know what that pays for? 

There's no lift, thankfully. And no cladding from what I can tell from my limited understanding. 

Check the lease. In most council flats, the freeholder (council presumably) will replace all windows together and you'll be billed a percentage as a private owner.

Perhaps enquire as to when they were last replaced or upgraded. Do they all look the same from the front? Same for the roof - especially if it's flat which I presume it will be. They have a very limited lifespan compared to a pitched roof.

The management pack will give a lot of info, but that's usually requested towards the end.

Definitely find out sooner rather than later about any planned works. I doubt the freeholder or agents will talk to you. Don't ask the EA. Discuss with your solicitor. 

misskismet

I had a look on council website and couldn't find anything. Other councils share planned works but not mine, it seems. 
No, the windows aren't all the same - noticed that on viewing. Hopefully that's a good sign. 

misskismet

Ooh, and just looked on Google Earth (that's fun!) and it is a pitched roof rather than flat. 

hazyjo

Both sound a bit more promising!

Good luck!