Issues raised on Level 3 Survey

LeeStaffs

Hoping someone can provide some experience on a Level 3 Survey.

We had an offer accepted on a property that is over 100 years old and had a level 3 Survey done.

The survey highlighted a number of things. The main things being 1) Minor bowing to the front wall towards the top. The surveyor determined that this was 'historical and not progressive' but if we wanted peace of mind to get a structural engineer. 2) He also highlighted 'excessive' dampness in a number of areas with meter readings of 999 (not sure what that means) , he suggested remedial work was highly likely and we should obtain quote's /further inspection. 3) He suggested a carpenter should pull up floorboards to inspect the joists 

While we were not expecting the survey to be free of issues considering the age of the property, we are new to buying an old property and are concerned.  A few specific questions 

1) If we are to get additional experts in e.g Structural engineer to look at the bowing wall , damp expert etc who would be expected to pay for them ? Us as the buyer? I am not 100% sure we want we want to spend hundreds more and then pull out. 
2) In terms of the minor wall bowing would this affect insurance ? 

We really like the property but are really not sure if we should proceed and if we are thinking this maybe others would be to in years to come when we come to sell , but as I say we are not familiar with older properties so any advice would be appreciated

Thanks in advance

[Deleted User]

You can ask the seller to pay for the damp survey but they might decline. They might even refuse to let anyone take the floorboards up.

You will have to decide if you want to take the risk, but I'd only proceed if I'd got that checked out.

mi-key

It's very unlikely the seller will let you start pulling up floorboards. 

tightauldgit

Obviously you can ask the seller to pay for any work but I would expect a buyer to pay for any survey work that they want done as its in their interests to have the checks done. 

Did the surveyor actually recommend pulling up floorboards or was it more the typical backside covering - I haven't been able to look under the floorboards so who knows what's under there, if you want to know you'll have to lift the floorboards. 

LeeStaffs

tightauldgit said:

Obviously you can ask the seller to pay for any work but I would expect a buyer to pay for any survey work that they want done as its in their interests to have the checks done. 

Did the surveyor actually recommend pulling up floorboards or was it more the typical backside covering - I haven't been able to look under the floorboards so who knows what's under there, if you want to know you'll have to lift the floorboards. 

Thanks. The surveyor said 'Evidence of old wood beetle infestation holes were noted to the edges of some floorboards inspected. This type of attack is typical in older properties and is generally insignificant. Nevertheless as a precaution, we would recommend that sample floorboards be lifted in the affected areas as soon as possible after purchase to ensure no active infestation continues in the under floor areas'

ArbitraryRandom

[Deleted User] said:

You can ask the seller to pay for the damp survey but they might decline. They might even refuse to let anyone take the floorboards up.

You will have to decide if you want to take the risk, but I'd only proceed if I'd got that checked out.

The alternative is a 'free' damp survey - which is all but guaranteed to find a moderate amount of reasonably expensive work needing doing. Rising damp don't you know... 

lookstraightahead

mi-key said:

It's very unlikely the seller will let you start pulling up floorboards. 

I'd want to know if I had rotten floor boards as a seller. 

If it's a house 100 years old most people have a level 3 survey, so unless the seller is one of those who is just pretending they want to sell, it's worth the hassle.

The previous owners of our house did all their own surveys in advance (150 years old).

mi-key

lookstraightahead said:

mi-key said:

It's very unlikely the seller will let you start pulling up floorboards. 

I'd want to know if I had rotten floor boards as a seller. 

If it's a house 100 years old most people have a level 3 survey, so unless the seller is one of those who is just pretending they want to sell, it's worth the hassle.

The previous owners of our house did all their own surveys in advance (150 years old).

It depends how easy they are to take up and if it does any damage, also if it already has stuff like laminate flooring laid etc..

youth_leader

My buyer's L3 surveyor also found evidence of woodworm and my EA must have said 'beetles' to me a hundred times.  It is very likely, like mine, that they have been dead for many years. 

But as there is also damp too I would strongly recommend having an independent damp/timber survey.  I was persuaded to pay for my buyer's damp/timber survey 'as a gesture of goodwill' and my EA told me to go to a PCA surveyor.  My buyer's mortgage lender threw the survey out as completely 'inappropriate' for a heritage building. 

 I had a L3 on this small bungalow and the damp wasn't found due to the fitted carpets/furniture  - found out I had wet/dry rot AND live woodworm six months after moving in. I had to have every floor here replaced last summer, spent every penny of my equity that was supposed to be for furniture/white goods.

lookstraightahead

youth_leader said:

My buyer's L3 surveyor also found evidence of woodworm and my EA must have said 'beetles' to me a hundred times.  It is very likely, like mine, that they have been dead for many years. 

But as there is also damp too I would strongly recommend having an independent damp/timber survey.  I was persuaded to pay for my buyer's damp/timber survey 'as a gesture of goodwill' and my EA told me to go to a PCA surveyor.  My buyer's mortgage lender threw the survey out as completely 'inappropriate' for a heritage building. 

 I had a L3 on this small bungalow and the damp wasn't found due to the fitted carpets/furniture  - found out I had wet/dry rot AND live woodworm six months after moving in. I had to have every floor here replaced last summer, spent every penny of my equity that was supposed to be for furniture/white goods.

What a nightmare 🥹. I hope things are better 

lookstraightahead

mi-key said:

lookstraightahead said:

mi-key said:

It's very unlikely the seller will let you start pulling up floorboards. 

I'd want to know if I had rotten floor boards as a seller. 

If it's a house 100 years old most people have a level 3 survey, so unless the seller is one of those who is just pretending they want to sell, it's worth the hassle.

The previous owners of our house did all their own surveys in advance (150 years old).

It depends how easy they are to take up and if it does any damage, also if it already has stuff like laminate flooring laid etc..

I think most people who live in an old house recognise the importance of needing these things doing.

If the seller says no op, I'd walk anyway. However, all will probably be well, but you need to check.