How and when to declare a recent roof repair to potential buyers?

somegirlontheinternet

I have an “L shaped” loft conversion. The roof is leaking in one area, causing a small patch of internal damage (photo attached), and it incorrectly draining water in another area with no internal damage (I can see the water collecting and draining over the velux window in heavy rain). It is due to be fixed. It requires new lead flashing to be installed and something to do with the felt in the area of visible water damage.

In 2022, I had it fixed in another area because the water was draining incorrectly over a window with no internal damage. 

The roof is 7 years old. 

I bought the property in 2021 and the sellers disclosed a leak in the roof in 2019, which was fixed and hasn’t been an issue for me since. They disclosed this in writing (personally written by the sellers) after we raised concerns about a damp patch elsewhere (from a leaking windowsill in another room), but I think they misunderstood us and ended up telling us about this roof leak that we had no idea about/did not see any evidence of. It was a surprise but we were happy to proceed. 

I am planning to sell the property ASAP (after the roof and internal damage is dried out and fixed) because I would like to move to a larger property for personal reasons. 

This will be my first time selling. 

I would like advice on:
1. When to inform potential buyers about the roof issues and of the roof repair? Would it be immediately after any offer or at the viewing stage?
2. Do I inform buyers of the leak in 2019 which occurred before I moved in?
3. What evidence would a buyer require as proof that the roof has been fixed correctly?
4. The roof is made of real slate and four tiles have broken in the heavy wind rain storms of late 2023. This is on a dormer roof which is very steep/horizontal. The roofing company who fixed it recommended tile clips for a secure repair. Would this put buyers off? 
5. Do I inform estate agents of the roof repair or only my conveyancers?

somegirlontheinternet

It seems that I cannot edit my post nor attach photos. The damage is on the top section of a wall, just where it meets to the roof. It is a damp patch, semi circular and 2 inches in width, 1 inch diameter. 

JGB1955

I wouldn't bother informing anyone - their survey (IF they have one) may throw up some concerns but you are able to answer those concerns.  They are buying as seen.  You're overthinking it.

user1977

somegirlontheinternet said:

1. When to inform potential buyers about the roof issues and of the roof repair? Would it be immediately after any offer or at the viewing stage?
2. Do I inform buyers of the leak in 2019 which occurred before I moved in?
3. What evidence would a buyer require as proof that the roof has been fixed correctly?
4. The roof is made of real slate and four tiles have broken in the heavy wind rain storms of late 2023. This is on a dormer roof which is very steep/horizontal. The roofing company who fixed it recommended tile clips for a secure repair. Would this put buyers off? 
5. Do I inform estate agents of the roof repair or only my conveyancers?

1. Never, unless asked.
2. As above.
3. Whatever they like, but no point in worrying about it unless they start the discussion.
4. Doubt it.
5. Doesn't really matter - they're both on "your side" - but no need to raise it unless somebody else does.