Level 3 survey has raised several issues, how would you approach renegotiating?

thisisme01

We’re buying a 1970s detached dormer bungalow for around £385k. It’s a probate sale and we expected some updating, but our Level 3 survey has raised a few points that seem more substantial than ordinary age-related maintenance.

The main findings are:

• The electrical installation is very dated and the surveyor thinks substantial remedial work, possibly a full rewire, may be needed. We’ll be arranging an EICR before treating that as confirmed.
• There is movement to the rear conservatory, including cracking where it joins the house, some distortion to the frames and a gap around the doors. A shared drain is thought to run underneath or very close to it, so a CCTV drain survey and possibly further structural advice have been recommended.
• There is also some movement above two window openings, and the survey suggests improved lintel support may be required.
• There does not appear to be a Build Over Agreement or Building Regulations paperwork for the conservatory over the shared drain.
• One first-floor bathroom window does not close properly because of a damaged hinge.
• There is an unusual plastic membrane visible beneath the edge of the main roof covering, possibly added as a repair to defective underfelt, and the surveyor recommends further investigation.

We knew the house needed modernising, so we don’t want to send the seller a huge survey “shopping list” or try to renegotiate for normal maintenance. Equally, the combination of possible rewiring, conservatory/drainage movement and lintel work could become expensive.

How would people normally handle this?

Would you first arrange an EICR, CCTV drain survey and structural assessment, obtain quotes, and then make one evidence-based revised offer? Or would you raise the survey findings with the estate agent now while investigations are being arranged?

Also, should the full list go to both the estate agent and solicitor, or should the estate agent only receive the cost-related points while the solicitor deals separately with the missing Build Over Agreement, drainage rights and Building Regulations paperwork?

Any advice on how to frame this without sounding as though we are trying to chip the price over every minor defect would be appreciated.

user1977

For a start, the electrics shouldn't be a surprise, and I tend to take the "needs rewiring" recommendations with a pinch of salt (bear in mind that anything which isn't a newbuild or recently rewired won't meet the latest standards). So that should have been built into your original offer.

daveyjp

If you are willing to take on what could become a project (not unusual for bungalows as they often end up being occupied by older people who don't update) offer what you think it is worth, being mindful that it may already be priced to reflect the condition.

Sam_666

It would help if you would post factual data.
Value of £385k in reference to what? Is that half of market value or double of market value?

Surveyor can give you repair estimates costs and you can use that to negotiate price down, depending of above. If you get price down, you need to consider further investigation in issues survey pointed.

artyboy

would also be interesting to know how it was marketed - the OP said they knew it would need modernisation, was that because the EA's particulars said "in need of modernisation" or similar? If so I'd expect the price to reflect that and so any negotiating scope on the points raised could be limited…

HobgoblinBT

You offered £385k. What is the valuation from your lender’s surveyor and is it higher or lower than your offer?

Be guided accordingly.

koalakoala

They are usually priced accordingly

FreeBear

Is the dormer as originally built ?

If so, you can bet bottom dollar that there is no insulation in the knee walls or flat roof areas. Heating costs will be much higher than a conventional property.

If you are taking this on and intend to "modernise", I'd suggest spending a bit (lot) more refurbishing the place. Stripping the plasterboard off the knee walls & ceilings in the dormer, stuffing loads of insulation in, and then reboarding. You also get the opportunity to add loads of extra sockets in the bedrooms. Also worth fitting larger radiators all round (if it has microbore plumbing, rip it out in favour of 15/22mm copper) - Larger radiators means you can run the boiler at a lower flow temperature and get better efficiency.

Solid concrete floors downstairs with copper pipes running through it ?

Can guarantee pin hole leaks will develop if they haven't already. So yet more plumbing to do.

Sis had a dormer bungalow of a similar age. Central heating needed a complete replumb, and the bedrooms were always cold with a very high gas bill.

martindow

Dormer bungalows often have poor insulation. In winter upstairs rooms are cold or very expensive to heat and in weather like today they get incredibly hot.

RelievedSheff

Presumably the property was marketed with the modernization required in mind so the price reflected that?

A 1970's property having "out dated" electrics isn't a great surprise is it? You would already know that.

The bathroom window is a none issue, get someone in to fix it. It won't be expensive.

Not really a surprise that an old conservatory has moved. They are made of plastic, they expand, contract and warp with temperature movement and over time.

There really is noting on that list that I would say warrants renegotiation. It is all stuff that would be expected in 1970's property.

gwynlas

If the £385k is the current asking price then you can offer what you like whether you site the survey or not.

What you offer would depend on the length of time the propertys been for sale, speed of local transactions etc.

An offer of £340k might be on the low side but it is worth trying, at the end of the day it depends on how much you want this house and how ready you are to proceed.