FTB'r, Just had survey back, what to do now???....help!

polska1979

We've just received our survey on a house that we've had an offer of 71k accepted on it, it was up for 76k (Sounds low, but in our area that is an average price) its an end terrace that is in good condition....but, we've just received te following report from the surveyor.

"The property comprises of a 2 bedroom end terrace house situated within an established residential area, conveniantly located for most local amenities and facilities.
The general condition of the property appears consistent with its age and type of construction, however, some elements of the property are ageing and likely to require attention.
There is evidence to suggest that the property has benn subject to past structual movement, with the gable elevation of the property having been rebuilt within the past and the internal floor levels notes to be out of horizontal alignment. Within the limitations of our inspection this appears to be an established feature of longstanding nature. The conveyencer should confirm that all necessary local authority and statutory consents and approvals were obtained for the rebuilding of the gable elevation, together with the issue of a building control completion certificate.
We recorded localised areas of higher than usual damp readings to ground floor walls at skirting level, in particular to the front elevation of the property. Whilst we do not consider this has significant effect on the value at the current time, it is recommended that the applicants obtain a further investigation into the cause and the full extent of the of this defect(preferably by a bwpda registered contractor), prior to entering into a legal commitment to purchase, and implements all recomendations.
We noted deflection to the main roof covering, together with raised/loose roof slates. In addition we noted missing ridge tile pointing to the roof cover. It is therefore recommended that the applicant obtains further investigation into the condition of the roof cover and structure from a reputable roofing contractor prior to entering into a legal commitment to purchase the property and implement any recomendations necessary."

It is an old property, built in the 1900's. But what would you guys recommend we do? Take it to the seller and see if they are prepared to get the work undertook before purchase? They are desperate to move and the property they are going to isnt part of a chain.

Our mortgage adviser said the report wasnt bad and wouldn't prevent us having the mortgage accepted but we just want to get everything sorted.

any advice????

ash333

hhhhhhhhhhhhhhhhhhhhhhhh

kamaran

If it bugs you it will bug the next buyer.

Not to scare you off, but the biggest things to worry about in property are generally movement/subsidence and damp - you have both!

I would strongly suggest getting estimates for the damp to be removed, whilst also asking for guarantees on the work carried out to stop the movement.

Also bear in mind that some surveyors suggest 'additional surveys/reports' to sell additional services and make more money out of you. However, even if this is the case its probably money well spent to give you the piece of mind. Just try to look for qualified people that offer free estimates instead of charge (the estate agent should have some contacts).

I would put everything on hold until you get the results

Mr_Proctalgia

In my opinion the surveyor advises people to seek further information just to cover his own back, you place sounds like a typical 100 year old house, it has managed thus far and will probably last another 100 years more, don't forget these place were built without foundations, the bricks corbelled out at the bottom and then reduced to a standard 9" wall, they used lime mortal which has a bit of give in it so you ought to be allright, if you want to get anything looked at use a builder who knows older houses and get it given a once-over. As far as damp walls go - you can find one in everyhouse if you look hard enough, the meters they use are notoriously unreliable, unless the place smells damp or musty I wouldn't be too worried.

bridiej

I agree with Mr P - I type a LOT of surveyors reports and it sounds pretty standard for a 100 year old property. If in doubt ask your solicitor as they will see these sort of things too and can say whether they're happy about it or if you should be concerned.

Doozergirl

Whatever your survey has said, it can't be a big problem or your mortgage company will refuse to lend. Mortgage companies will always err on the side of caution - there's no way they would risk money on a house that was even potentially falling down.

Mr Proctalgia gives good advice. You shouldn't panic - these reports always seem to say the same things. They never commit to anything and always recommend full surveys. You could try to get the vendor to pay for a structural engineer to come out and have a damp and timber survey done too for your peace of mind.

I bought a flat cheaper than it should have been a few years ago where previous buyers had pulled out because of similar information. Silly of them really because it was a beautiful place and our damp problem turned out to be condensation from lack of ventilation due to double glazing being installed and the fireplaces removed. We reinstated the fireplace (which was much more of a joy than a hassle) and the problem was gone!

GreenB_2

Damp is not as big a problem as many think. Most damp problems are caused by condensation and not rising damp or pentrating damp. Penetrating damp is ususally easily sorted out (normal down to a leaky gutter or similar).
Before chosing a contractor remember that damp contractors are out their to sell their business so 9 out of 10 times will say you need to do something!

As the other posters have said you report sounds "normal" and the case of the surveyor just covering his backside!

Kenny4315

If it was built in the 1900's you can be sure that it will outlast easily the new build rubbish built by Barratt et al. I have an 1886 property it has a bit of damp on one of the walls, about 1m across, no big deal and no real hassle. When I had it surveyed they said there was damp in the hallway, but in reality it was just condensation, as noted correctly by GreenB, to be honest most surveys state a load of stuff that is rehashed time and time again, covering there backside by telling you to pay for extra checking that they are supposed to be themselves. If you are really concerned phone the surveyor up directly and get him to explain the exact nature of the problems in detail, you will probably find that the problems suddenly evaporate, after all they have to write something in a survey.

polska1979

Cheers guys...The estate agent offered to send a builder round to inspect the damp, roof and gable end. He reported no major problems with the roof or the gable end and found no instances of damp. Whilst this does a lot to reassure us I've arranged for a roofer to take a look at the roof for us. He's a family friend so hopefully he wil be brutally honest.

I know you kind of expect a few problems on a 100 yo property, and as Doozergirl said, the mortgage comp wouldnt borrow us the money if they didnt think the house was structually sound..

Another issue that came to light when speaking to the EA, vendors and solicitor was that no one seemed to have the building control completion certificate. Our solicitor says that this depends on when the gable end was rebuilt, if over 15 years ago (which I very much doubt) then it is irrelevant. The EA is currently waiting for the vendors solicitors to check the deeds to see if its in with those. If not then whats our options? could we complete without it?

polska1979

roofer has just got back in touch, He said it wasnt a major problem and something I could do myself (with a bit of help from someone in the know. So now all I'm waiting for is that certificate for the wall.

fingers crossed!

Doozergirl

I might be wrong, but I think that the vendor can buy retrospective indemnity insurance instead of having certificates. If there's anything wrong, you're covered. It doesn't cost much - less than £100 I think.

Anybody know more about this than me? I'd be interested to know.