Level 2 survey came back with some concerns about electricity and water - next steps?

Zuzi

Dear all,

I really appreciate all the advice I got so far on my few threads regarding to my first ever flat purchase  and I would love to get some further input on my next steps (I am absolutely new to everything property-related)

My Homebuyer survey report came back on Friday. Leasehold flat in North London, block is approx 10 years old.

Elements that require urgent attention, as per report
- Electricity
- Heating
- Water heating

Electricity - dated consumer unit, location of meter unidentified, several fittings not working

Water - very low pressure at kitchen tap, further investigation by a plumber strongly recommended

Heating - on second glance, I think these were marked red simply because the surveyor is not a qualified gas safety inspector.

Something else that was flagged is that extractor in neither bathroom nor WC is working. Might be a little thing, but I don't know...

What should I do next? The part about water pressure seems most concerning to me, I did check a bathroom tap in a viewing and that was OK, but I did not test in the kitchen. The fact that some light fittings don't work and the consumer unit is "dated" and the extractors are both non-operational also worries me...

Rather than any monetary advantage, I'd like to have these issues fixed. How do I go about it? Do I just email the EA with an excerpt from the survey? Do I need to pay for a qualified electrician and plumber to go and assess the flat on my behalf?

Thanks so much in advance for your tips,
Zuzi

Albermarle

Extractor fans not working is just one of those regular small issues that crop up when you own a property. 
Although if some lights are not working as well, probably a good idea to get an electrician around when you move in to sort it all out. It is unlikely to be a big/expensive job.
The consumer unit being dated probably applies to 80% of properties in the UK. Not an issue if it is only 10 years old.

The low water pressure at one tap could be anything ( or nothing) .

Is the flat empty or someone still living there ? Was it rented ?

Zuzi

Albermarle said:

...

Is the flat empty or someone still living there ? Was it rented ?

Thanks @Albermarle the flat is empty right now, I think it has been for >6 months, it had been rented out.

I just can't estimate the financial impact of these things at all, that is my worry  the flat has several Section 20 works upcoming (I have a separate thread on that) and also comes with quite a high service charge. I don't want it to become a financial black hole that will completely swallow me up!

Now I have the points from survey to add to my shopping list...

Albermarle

The fact that it was rented out probably explains why fans and lights do not work ( never replaced when they failed)
So most likely a simple solution like new light bulbs/fans.

Zuzi

OK, so the electrical part is potentially nothing to worry about (or use to "negotiate") since likely to be small maintenance job? I do hope you're right...

As for the plumbing/water pressure issue, I'd feel more comfortable passing that on to the sellers via the EA to comment on. Perhaps they'll have an explanation or be able to sort it out, somehow (although, I'd like to see some proof of that before proceeding)... or should I start looking for a plumber myself who can go and check it out for me?

Albermarle

Zuzi said:

OK, so the electrical part is potentially nothing to worry about (or use to "negotiate") since likely to be small maintenance job? I do hope you're right...

As for the plumbing/water pressure issue, I'd feel more comfortable passing that on to the sellers via the EA to comment on. Perhaps they'll have an explanation or be able to sort it out, somehow (although, I'd like to see some proof of that before proceeding)... or should I start looking for a plumber myself who can go and check it out for me?

There is no guarantee that the vendor will allow a plumber in to have a look.
Tell the EA that you are concerned about it and you want some feedback from the vendor at least.

You can not really renegotiate on minor electrical issues.

Bigphil1474

A 10 year old consumer unit is only dated in that it's 10 years old. The last one we had changed was at least 50 years old. I wouldn't worry about that myself. Very low water pressure sounds odd, but unlikely to be a major issue if it just affects the one flat. I think that is the only thing you really need the vendor to look into. The others sounds pretty routine.

poseidon1

By themselves, these signs of neglect and lack of maintenance would not be a  reason for significant concern ( I bought a flat conversion many years ago with worse issues).

However taken together  with the s20 issues covered in your prior post, I can see nothing justifying your continued desire to persue this particular property unless very attractively priced for  the location.

There must be a ton of flats currently on the market, any reason this one ( despite its emerging issues) has captured and maintained your interest?

EssexHebridean

poseidon1 said:

By themselves, these signs of neglect and lack of maintenance would not be a  reason for significant concern ( I bought a flat conversion many years ago with worse issues).

However taken together  with the s20 issues covered in your prior post, I can see nothing justifying your continued desire to persue this particular property unless very attractively priced for  the location.

There must be a ton of flats currently on the market, any reason this one ( despite its emerging issues) has captured and maintained your interest?

This is exactly my thoughts - unless this is somewhere you absolutely loved (which I think you indicated previously is not the case) it feels like this isn't the property for you. 

Zuzi

EssexHebridean said:

poseidon1 said:

By themselves, these signs of neglect and lack of maintenance would not be a  reason for significant concern ( I bought a flat conversion many years ago with worse issues).

However taken together  with the s20 issues covered in your prior post, I can see nothing justifying your continued desire to persue this particular property unless very attractively priced for  the location.

There must be a ton of flats currently on the market, any reason this one ( despite its emerging issues) has captured and maintained your interest?

This is exactly my thoughts - unless this is somewhere you absolutely loved (which I think you indicated previously is not the case) it feels like this isn't the property for you. 

@EssexHebridean & @poseidon1 thank you for your input, I appreciate the cross-reference to my other post.

Hm, that is indeed food for thought. Yes, I am obviously not pleased that there are several S20 works planned, but I thought that's just what is to be expected when one is buying a leasehold flat in a block? I appreciate the info about these is on my other post and others may not be clear, but you seem to have read it - what are the red flags here? The mere existence of several S20s?

Maybe I am naive but I have come to terms with the notices now, although I am still waiting for the confirmation of the cost estimates. I've seen no indication that they mean the building isn't being maintained correctly, so I see it as "just" a money problem. Would I rather put the £££ in my mortgage payments? 100%, but if the works are needed or even just due, I won't refuse to contribute my share to them.

My budget will only ever stretch to a small leasehold flat. What are the chances of finding one with none of these within the next few years? (I do have to say that yes, I am looking at a relatively small search area, and until now I thought the price was OK, but then I don't really have a good benchmark)

Thank you for your advice.

poseidon1

Zuzi said:

EssexHebridean said:

poseidon1 said:

By themselves, these signs of neglect and lack of maintenance would not be a  reason for significant concern ( I bought a flat conversion many years ago with worse issues).

However taken together  with the s20 issues covered in your prior post, I can see nothing justifying your continued desire to persue this particular property unless very attractively priced for  the location.

There must be a ton of flats currently on the market, any reason this one ( despite its emerging issues) has captured and maintained your interest?

This is exactly my thoughts - unless this is somewhere you absolutely loved (which I think you indicated previously is not the case) it feels like this isn't the property for you. 

@EssexHebridean & @poseidon1 thank you for your input, I appreciate the cross-reference to my other post.

Hm, that is indeed food for thought. Yes, I am obviously not pleased that there are several S20 works planned, but I thought that's just what is to be expected when one is buying a leasehold flat in a block? I appreciate the info about these is on my other post and others may not be clear, but you seem to have read it - what are the red flags here? The mere existence of several S20s?

Maybe I am naive but I have come to terms with the notices now, although I am still waiting for the confirmation of the cost estimates. I've seen no indication that they mean the building isn't being maintained correctly, so I see it as "just" a money problem. Would I rather put the £££ in my mortgage payments? 100%, but if the works are needed or even just due, I won't refuse to contribute my share to them.

My budget will only ever stretch to a small leasehold flat. What are the chances of finding one with none of these within the next few years? (I do have to say that yes, I am looking at a relatively small search area, and until now I thought the price was OK, but then I don't really have a good benchmark)

Thank you for your advice.

For contrast I live in a  large1 bed conversion flat (700 sq  ft) of a victorian townhouse ( 4 units) with share of freehold in South London  and  control (with two other owners) all maintenance and insurance matters related to the structure. 

Personally, although I might rent a newer build flat from a hapless BTL landlord I  would never, ever buy one.

Having control  of the structure with fellow leaseholders is an absolute requirement. We have no service charges and my 25%  share of buildings insurance varies between £400 to £500 annually. One can easily pay that much monthly with some of these high density blocks of flats.

I accept your options with regard to flat  conversions may be more limited depending on the part of  North London you have targeted, but over the last 10 /15 years there has been a significant influx of buyers north of the Thames attracted by the comparatively better value offered in South East London. The extension of the Overground  rail deep into South London has been a contributing factor.

Perhaps  there may be a benefit widening your search parameters geographically and to include house conversions if your budget permits?

Finally, I also accept walking away from the  present property may mean throwing away costs already incurred. If you do decide to renew your search, consider taking out property purchase insurance. I always take out  cover due to the utterly ridiculous English conveyancing system with its multiplicity of factors that can derail a purchase. Always read the policy fine print to understand circumstances that will generate a successful claim.