Valuation done but extra work needs doing any ideas???

nurofen

Hi everyone

i have had an offer accepted for a property the offer was 113000 i then got the survey done and that came back fine valued the house aat 113000 so no problems in getting the mortgage however the survey pointed out a few issues (listed below)

1. a few beams need replacing upstairs (will cost around £400) -these are unfder the toilet andbath - apparantly was a leak but the ceiling downstairs is messed up as well
2. a new switch box for electricity and the electrics need checking (£200-£250)
3. the windows need resealing (£30)
4. the flat roof on the extension looks worn and would need replacing soon (£1000)
5. downstairs ceiling will need taking down and a new one put up (plasterboard and skimming) (£50)


I dont know what to do, i am putting all my cash into the deposit and hence i dont want to fork out for extra costs, of course i know the house needed decorating and stuff and i left some money for that but what about the above, what do you recommend. someone reommended me to ask the agent for a 2k reduction but what if they refuese saying i have already offered and they have already negotiated?

i do want hte house but do i stand my ground, how do i word it?

i would appreciate any help.

NeilQuinn

All depends. If you've already negotiated a hefty reduction then it's unlikely you'll get any more. Always worth a try though.

Surveyors always say that a flat roof will need replacing & half the time, they haven't even climbed a ladder to check it (I know - I've followed a few round).

phead

I'm guessing you haven't read many surveys before now, they are always full of rubbish that doesn't need fixing:

1. a few beams need replacing upstairs (will cost around £400) -these are unfder the toilet andbath - apparantly was a leak but the ceiling downstairs is messed up as well
This sounds odd, did the surveyor lift the floor? Else how does he know they need replacing?

2. a new switch box for electricity and the electrics need checking (£200-£250)
Rubbish, all surveys say replace the fusebox, and checking electrics is the new buzzword. Do neither, if your using electric tools use a portable rcd plug.

3. the windows need resealing (£30)
If they let noise or a lot of draft in then fix it, otherwise don't bother.
4. the flat roof on the extension looks worn and would need replacing soon (£1000)
Standard cover their !!! line, they don't have a clue when it will fail.
5. downstairs ceiling will need taking down and a new one put up (plasterboard and skimming) (£50)
You must have seen this, its only cosmetic, fix it whenever you get round to it.

If thats all thats listed then you did well, it a good survey. Only the first point needs checking, you need to ask the surveyor if he looked at the joists, and the reason why they need replacing. If they really need replacing then there is not reason why you shouldn't get a price reduction to do this. You could include point 4 if your felling cheeky, hell its a buyers market!

greyteam1959

You dont HAVE to do the work......
You are just been made aware that it needs doing......sometime in the next 5 years probably !!!!!!!!!

Retired_I.F.A.

Alter your offer. A house is no different to anything else you buy in this respect.

UK007BullDog

Ask for £4K and settle for £2K reduction.

nurofen

thanks for all your replies,

the beams need replacing - that wasnt in the valuation, dampness in that area was in the valuation - i then asked to take a look at the house again and took a local builder with me who checked it out....he quoted me 400 - he is a cheap builder so thats the lowest price il get to do it....he did say it wasnt urgent but still it is something....

i may have a word with the agent regarding all that but i just need to know how to word it and whether i will stand my ground......say i ask for a 2k reduction and he comes back saying NO REDUCTION - what do i do then?

nurofen

JUST TO UPDATE:

i told my estate agent who informed the seller.. the seler came back and refused to give me 1k discount coz of the issues (which is what i asked for) i then went to the estate agent and said fine, i wont buy it if he dont give me the discount - basically just went and told them that i wasnt desperate to buy the house and dint wana end up coughing more cash out than i previosly thought. i also told the ea that i need to know whether he will give discound by the end of the next day coz i dint wana hang around waiting for something that wasnt gna happen - i kinda called a bluff! fortunately they came back with an offer of 500 which i accepted!

it really depends on how much work needs doing, i say ask for a bigger discount coz they will come back with an offer of half back to you. and i think you should also call a bluff and refuse to buy - it is a buyers market now - which ive realised!

i still aint moved in, still lots ofdelays from my sellers end i think im gna probly ask for a bigger discount if it takes longer than 30th april coz prices are going down i have of course told the ea that if it dont complete by x date then il be lowering my offer, dont be scared and go for it...

just tell them exactly whats wrong and how much its gna cost to fix. before you make an offer though make sure you take one of your mates to view the work that needs to be done, give him some scruffy clothes so it seems as though you have got a buildr to check e.t.c.

that was a message to a pm i recieved so pretend im talking to a third person!

ixwood

Have you got the details of your cheap builder please?

A ceiling taken down, boarded and skimmed for £50?? Is that per hour? lol.