Structural survey and conveyancing

JohnBravo

Hi,

  If the L3 survey has identified some problem that requires repairs what would be the next step?
Initially the solicitor mentioned to me about the price negotiation process.
How is this really played?

Of course I am not going to look for a discount then to refurbish a whole house with the money saved but fix things like roof leaking that needs doing before the place can be inhabited.
Or is this negotiation more to do with problems related to legal paperwork?

canaldumidi

If the survey reveals significant problems which you (or a reasonable buyer) could not have known of, then it is reasonable to rengotiate the price.

This is usually done vie the estate agent, and once a new price is agreed, each side informs their solicitor of that new price.

If you want advice about what is 'reasonable', and what is 'significaant', then quote the survey report here and people will comment further.

Slithery

You go back to the vendor with a revised offer and show them the relevant sections of your survey report.
It's then up to them to either accept, negotiate or decline your new offer.

TheJP

Also bear in mind that negotiating doesn't free up cash to spend on the repairs but means you pay less for the house. You'll need to factor in how you will pay for the work that's been identified. This could be equity from a house you are selling that means less is needed to pay forward etc.

Noneforit999

As others have said, you go back via the EA.

You need to be realistic on what needs to be done. If the roof is genuinely leaking and the vendor knows this (or should know it) then that is something you have a valid reason to try and negotiate on but if its minor things like the electrics being older and untested etc, you have less chance of getting a price reduction. 

Bear in mind that if you are buying with a mortgage, you need to do your sums correctly following a re-negotiation to ensure you have spare money at the end to get the work done. 

JohnBravo

The surveyor listed a number of items that "require urgent attention" including windows, ceiling, heating but these are the usual things you see during a viewing but I want to explore two items related to the roof:

1. Chimney stacks

"We noted evidence of frost damage and spalling. Rake out mortar joints, repoint and make good including above the lead and apron flashing."

"We noted evidence that a chimney breast might have been removed on the west wall. Remnants were noted in the loft space. Make further enquiries from the vendor in this regard."

"Localised spalling was noted and recommend making good repairs."

2. Roof structure

"We noted evidence that a chimney breast and stack has been removed on the west wall. Make further enquiries from the Local Authority in regards to appropriate Building Control sign off for the works carried out."

"We noted evidence of localised repairs having been carried out. We noted evidence of damp staining on the chimney breast indicative of penetrating dampness. The chimney stack will need to be repaired and made good externally including the apron detail etc. to ensure it is completely weathertight."

"We noted a water tank and header tank. Green staining was noted on the pipework. We recommend for the installation to be checked."

"We noted evidence of repairs where a timber has been fixed onto the batten. We noted evidence of efflorescence damp staining on the brickwork externally. The roof will need to be repaired and made good. Any lifting ridge tiles should be repaired to prevent any potential moisture ingress into the roof space. We recommend you obtain quotes for the roof covering to be replaced and modernised."

Problem with the ridge tiles results in the following:

"Adjacent front bedroom 2 (north east) - we noted water ingress damage on the ceiling indicative of penetrating from the roof. We recommend you budget for the roof to be replaced. Check the roof joists for any potential rotten sections and make good repairs as deemed necessary"

I already asked the builder and to fix the ridge tiles properly would require a day of work.

I asked for quotes from local builders and waiting.

Just FYI this is a semi-detached house and the affected ridge tiles are on the boundary line. I reckon the neighbor could also be affected as that property is inhabited.

JohnBravo

Does that mean a new mortgage offer has to be obtained?

Rambosmum

Did you not see the damp in the bedroom? 
 
I'd negotiate on the roof but not much else

JohnBravo

I did see it but only the surveyor will tell you the extend of the issue with the roof.
I have not seen other viewers bringing ladders to get to the attic.
From the outside the roof looks OK, it's not like disintegrating with holes in it. The source of the problem is the ridge tiles - how on the last roof job they secured the gaps between the wall and the roof.

Slithery

JohnBravo said:

I have not seen other viewers bringing ladders to get to the attic.

I always check in the loft whenever viewing a property.

JohnBravo

I didn't check then but I still don't think it's a big deal. I fix it myself.

What is your experience with the solicitors in terms of progressing the purchase?

2 months have passed since I engaged with the solicitor.
What I noticed in the last month is that the paralegal solicitor replies to emails like in a week time or not at all like they went on holiday or are swamped with other work.

An email asking for an update twice a week seems like it does not work.

Should I call them every other day instead?

I asked for completion end of May but with their replies I am not confident.

What I know is that the solicitor received all the searches and is going to raise enquirers next week.