Buying a house / Level 2 Survey and Valuation

MR1988

Hello everyone,

Me and my partner are in the process of buying our first home and I have some questions regarding the survey and how to go forward. We don't have any experience or know anyone who could give us advice other than our legal advisor which I'm not sure if they care to give us best adivce or just want to see the deal go through. We found a ncie house that we are very excited about, it's a bit old from around 1950s but it's in a nice area with a lot of green space behind it.

We went and saw the house back in October and we really liked what we saw, looked well taken care of so we offered a little bit more than the asking price and it got accepted. Seller wanted to spend Holidays in the house before moving out to which we agreed to as it's reasonable enough. Meanwhile we got all our mortgage deal in order and all paperwork is ready so we basically just waiitng for seller to send the contract through. About 1-2 weeks ago a surveyor went to check the house (We paid for Level 2) and we got a report the other day.

I am concearned about some of the items raised in this ruvey and I'm hoping someone could shed some light on how to move forward from here. In all honesty it sounds like we are being told to watch everything for repairs even though it came back ok in the survey so I'm not sure if this is just the language used to cover themselves. I will post below some of the raised things I am mostly concerned off and wonder if anyone has any experience to give me advice. Thank you!

 Survey summary:

 Type of Property: "The property is a semi-detached house. We understand the property is freehold. The property was built in about 1950. We believe it was originally constructed for the Local Authority."

 Construction: "The external walls are of brick construction. The main roof is pitched and covered with tiles. Internally, the floors are of timber and solid construction."

 

 1. The survey was done during overcast but dry weather conditions and the property was occupied and furnished throughout. Floor coverings in all rooms.

 Q: Should we ask to check out property when all furnishing is removed? Before signing the contract? I wouldn't really know what to look for to be fair but I will check what couldn't be checked out in the survey because of this.

 2. Local environment: "The property is located in a former coal mining area and your legal adviser should check whether a Mining Report is available detailing any potential risk as well as enquiring whether any work has been carried out to the property as a result of this activity."

 Q: Are these Mining Reports standard or would it be unreasonable to ask for one?

 3. Cavity Wall tie failure:

 

 4. Alterations:

 

 5. Floors:

 

 6. Stairlift:

 

 Q: I would assume the stairlift is going to be removed when seller moves out? Or is that not always the case? And if so, would it be difficult to deal with?

 7. Electricity:

 

 8. Gas/oil:

 Boiler is fairly new I think, we were told it's been installed in 2016. When we saw the house we were told the boiler has been tested every year so I'm not sure if the lady doesn't have the certificate or we were lied first time we saw the house.

 9. Heating:

 10. Water Heating:

 

 11. Issues for out legal advisor:

 12. Risks:

 We are mostly concerned about the electrical/heating certificates. What should we do if these will not be provided?

 Also, is the issues for our legal advisor enough to forward and get information on or is there anything that we might have missed.

 I apologise for the long and detailed post and I hope it's not agains any forum rules and regulations.

 Would appreciate any advice on going forward as we really like the house but at the same time we are also worried since it's our first home and we don't have any experience of possible upcoming extra costs.

 Thank you!

 

 

hazyjo

In answer to your last questions, there's no requirement for the seller to provide electrical or gas certificates. You could pay to get these looked at if they let you. 

It's pretty standard for a surveyor to flag these up as they're not electricians nor plumbers so suggest getting an expert in.

You're unlikely to get to view once all furnishings have been removed as I presume people are living there. You should ideally look before exchange to make sure all's okay still.

Re the first line, I presume you've established it's an ex-council house. Not necessarily a negative, but may put some off.

I would be surprised if they dismantled the stairlift and would expect it to stay.

user1977

If it's a coal mining area then a Coal Authority report will be something your solicitor obtains as standard, not something which needs to be flagged up by the surveyor or you need to ask for specially. 99% of the time it doesn't disclose anything notable (especially if there's no indication of mining-related damage to the house).

MR1988

Thank you both, I raised it with my advisor.

Yes I know it's an ex-council house but the area is nice and house looks in good condition to me.

FreeBear

Gas/electricity meters and consumer unit all in the same cupboard - You may well find a gas/electricity safety report highlight the proximity as an issue. There should be a gap of 150mm (or more) between the gas meter and the electrics unless there is a non-combustible partition between the two.

canaldumidi

No much there ofconcern.

The survey gives you a useful 'to do' list of routine maintenance/improvements eg you could get the pointing touched up (it's not that seriously worn by the look), add some underfloor ventilation (air bricks cost £5 +labour?);

Cavity wall tie failure? Does not say they have failed, and no indication they have!

Old movement is 'old movement', not ongoing.

Removalofwalls - any idea how long ago? If very recent, that could be an issue if insufficient support added. If several years+, then any resultant issue would have shown itself by now.

Uneven floors- so what? You'll get used to that.

electrics/gas - surveyors are not qualified to inspect so always recommend geting a specialist. Up to you. Did the heating work? Was there hot water in the taps?

Stair lift? Ask the EA. We removed mum's when selling her house.

By all means ask for copies of boiler etc inspections & warranties etc - seller might or might not have them, but if you're worried, instruct an electrician and/or gas engineer to inspect.

Overall nothing much toworry about.

MR1988

Thank you again! Yes I will ask for certificates and if not I'll have an engineer to inspect.

Not sure when the wall was removed so I will have to find out about that if possible.

As for the rest of touch up and air bricks I was actually thinking I could make it our own project to do it ourselves once we do the research.