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Negotiations after Survey

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Comments

  • The roof may not leak now but if there is a bout of really bad weather, heavy rain or snow, high winds etc battering it day after day it can cause a leak.

    We have a communal lounge where I live.  The property is solidly built and the roof is checked when the gutters are cleaned.  We’ve had bad weather recently, no snow but heavy rain and wind and we’ve got a leak in the roof.  
  • TheJP said:
    Out of interest, what did the surveyor value the property at against what you offered?

    Another interest, will you actually follow up on the work or bank the money cause the roof isn't leaking? Genuine question, i know what my answer would be.
    My level 2 survey didn’t include valuation. The lender did a valuation in their offer. I was told it was a desktop valuation but I wasn’t given the figure, I only that my requested borrowing was in line with their valuation. As it was desktop they approved value based on sales in the area and the listing online. As for what will I do. This first home and we are putting either 5 or 10 % down so high borrowing. I am going to air on caution and get it done. They had listed a lack of ventilation as the soffits were clad, they mentioned hip tiles were in poor fixing and the pointing was shot, there were also a few tiles missing that had slipped. So once in we are going to get some in person quotes and get the work done.
  • Chimney stack removal its meant to have building regulations as they are often structural but you may find the owner didn't bother. You can check the council website and see if they have a BR search facility, you can also call up and ask generically something like 'Can you see if any BR paperwork exists for the last 20 years for this address' without mentioning any specifics.

    Did the survey pick up the chimney removal? Did it mention anything about it?
    What part or parts have been removed?
    Did you see what looked like a boxed in RSJ to support it?

    It depends on how far you want to push it, if BR was never sought you could ask the vendor to get it signed off as it stands now but that may delay things, it will probably cause some damage while they assess what supports it does have etc and the vendor may just say no.

    For me it would depend on when it was removed and whether I could visibly see what looked like supports somewhere. 

    Ask the vendor how long ago it was done. Who did the removal. Are they aware of what supporting method was used.

    It would only be a dealbreaker for me if there was no BR, it was removed recently and there was no visible signs of support. 


    Chimney stack was removed by current owners. Only the stack and roof made good. The chimney breast is in place from just below roof beams through to ground level. Have checked council and no mention of regs. Only listings are for windows and doors.
  • neilied said:
    Chimney stack removal its meant to have building regulations as they are often structural but you may find the owner didn't bother. You can check the council website and see if they have a BR search facility, you can also call up and ask generically something like 'Can you see if any BR paperwork exists for the last 20 years for this address' without mentioning any specifics.

    Did the survey pick up the chimney removal? Did it mention anything about it?
    What part or parts have been removed?
    Did you see what looked like a boxed in RSJ to support it?

    It depends on how far you want to push it, if BR was never sought you could ask the vendor to get it signed off as it stands now but that may delay things, it will probably cause some damage while they assess what supports it does have etc and the vendor may just say no.

    For me it would depend on when it was removed and whether I could visibly see what looked like supports somewhere. 

    Ask the vendor how long ago it was done. Who did the removal. Are they aware of what supporting method was used.

    It would only be a dealbreaker for me if there was no BR, it was removed recently and there was no visible signs of support. 


    Chimney stack was removed by current owners. Only the stack and roof made good. The chimney breast is in place from just below roof beams through to ground level. Have checked council and no mention of regs. Only listings are for windows and doors.
    Oh so they have only removed the very top part of the chimney, i.e the bit above the roof?

    If so, that doesn't need building regs as long as the rest of the stack is in place down to the ground.

    Normally people remove the lower parts and leave part of the stack above it, hence why something is needed to support it above. 
  • TheJP
    TheJP Posts: 1,881 Forumite
    1,000 Posts Third Anniversary Name Dropper
    neilied said:
    TheJP said:
    Out of interest, what did the surveyor value the property at against what you offered?

    Another interest, will you actually follow up on the work or bank the money cause the roof isn't leaking? Genuine question, i know what my answer would be.
    My level 2 survey didn’t include valuation. The lender did a valuation in their offer. I was told it was a desktop valuation but I wasn’t given the figure, I only that my requested borrowing was in line with their valuation. As it was desktop they approved value based on sales in the area and the listing online. As for what will I do. This first home and we are putting either 5 or 10 % down so high borrowing. I am going to air on caution and get it done. They had listed a lack of ventilation as the soffits were clad, they mentioned hip tiles were in poor fixing and the pointing was shot, there were also a few tiles missing that had slipped. So once in we are going to get some in person quotes and get the work done.
    So the bank value the property at what you are paying. As a seller i wouldn't entertain a reduction unless a survey had a valuation factoring in the work that may be needed and/or appropriate quotes (surveyor guess is a no no).
  • TheJP said:
    neilied said:
    TheJP said:
    Out of interest, what did the surveyor value the property at against what you offered?

    Another interest, will you actually follow up on the work or bank the money cause the roof isn't leaking? Genuine question, i know what my answer would be.
    My level 2 survey didn’t include valuation. The lender did a valuation in their offer. I was told it was a desktop valuation but I wasn’t given the figure, I only that my requested borrowing was in line with their valuation. As it was desktop they approved value based on sales in the area and the listing online. As for what will I do. This first home and we are putting either 5 or 10 % down so high borrowing. I am going to air on caution and get it done. They had listed a lack of ventilation as the soffits were clad, they mentioned hip tiles were in poor fixing and the pointing was shot, there were also a few tiles missing that had slipped. So once in we are going to get some in person quotes and get the work done.
    So the bank value the property at what you are paying. As a seller i wouldn't entertain a reduction unless a survey had a valuation factoring in the work that may be needed and/or appropriate quotes (surveyor guess is a no no).
    The banked valuation was without visit based on no issues. T&C mentions that an independent survey should be completed. We’ve offered on 2 others on the street and this was the highest. Their estate agent valued it higher than it went to market. But that doesn’t take survey condition into it. It’s been reduce, then I have to sort roof, chimney venting, blown render, damaged concrete window sill, brickwork pointing and a dodgy crackers and leaking out house. This will take spend way over the valuation. So after all this will I break even. Probably not for a while. 
  • I would be very angry if the vendor was given a copy of the survey commissioned and paid for by you. I'll ask the question another poster enquired - "Are you using a mortgage advisor who works for the same estate agent that is selling the house? Have you provided them with a copy of your survey?"

    How about the surveyor? Recommended by the agent? If you have and it was the agent that passed copy of the confidential document to the vendor, I would seriously be looking to walk. It's clear that they are working you to maximise sale price of the house. 

    after all this will I break even. Probably not for a while

    The market is extremely flat at the moment, I would play it by telling the agent you are no longer interested because the sums don't stack up. Wait only a day or two and you'll see the whole circus turn back in your favour as the vendor and agent realise you are not a naive FTB and your mates over on MSE have helped you learn how to buy effectively. Then seriously reduce your offer and start asking to view other properties on their books.
    Signature on holiday for two weeks
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