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Comments
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Definitely go for full building survey. Not only will you go into (or withdraw from) the purchase fully educated and armed for what you are buying, you'll also have a report that will inform you of expenses over the next five to ten years.
Fenland subsidence is extremely common - the Victorian farmhouses have limited foundations and the shrinkage of the land has often exposed half of what was below ground. The brick is often that grey-buff style, very hard, and prone to stand up to stresses... just so far, and than fail. That means active subsidence can easily be masked (in a way that the softer Norfolk reds won't mask).
If it is a farm house, or a farm cottage, many in the same small area were built at the same time, by the same people. What fails in one may fail in its neighbour, so well worth looking closely at neighbouring similar houses for evidence of rebuild/cracks through bricks.
Many of the houses were cheaply-built, and poorly maintained; the Fens was an extremely poor area until recent times, and there just wasn't the money to spend. Look out for poor and thin roof trusses! Those winds do whip over, and they economised on timber!
There are plenty of surveyors who charge little more for a full survey than for a homebuyer's - there's one in Bury St Edmunds I have used twice who I can recommend(ish), and will travel to most of the southern fenland (maybe further, as the market is quiet). Personally, I would prefer to use as local surveyor as possible, IF he were good, as he'd know of similar houses and the local topography.
If you have a good, good look at the house yourself, identify what concerns you, and then WRITE a letter (not email, but you can send an e-copy) posing these questions, the surveyor will answer them to the best of his ability.
The flood maps of the Fens are relevant, but they are not really reliable on a year-to-year basis, as the dependence on flood defence is so high. The annual risk seems overstated (in areas I know well), but the risk of (no - it's not of, it's FROM... they are accurately predicting the annual risk) catastrophic failure is underrated. I guess they can't balance the risk of bank and pump failure. I know that seems counter-intuitive, and they should know better than I do, but I would place an element of caution on them.0 -
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Definitely go for full building survey. Not only will you go into (or withdraw from) the purchase fully educated and armed for what you are buying, you'll also have a report that will inform you of expenses over the next five to ten years.
Fenland subsidence is extremely common - the Victorian farmhouses have limited foundations and the shrinkage of the land has often exposed half of what was below ground. The brick is often that grey-buff style, very hard, and prone to stand up to stresses... just so far, and than fail. That means active subsidence can easily be masked (in a way that the softer Norfolk reds won't mask).
If it is a farm house, or a farm cottage, many in the same small area were built at the same time, by the same people. What fails in one may fail in its neighbour, so well worth looking closely at neighbouring similar houses for evidence of rebuild/cracks through bricks.
Many of the houses were cheaply-built, and poorly maintained; the Fens was an extremely poor area until recent times, and there just wasn't the money to spend. Look out for poor and thin roof trusses! Those winds do whip over, and they economised on timber!
There are plenty of surveyors who charge little more for a full survey than for a homebuyer's - there's one in Bury St Edmunds I have used twice who I can recommend(ish), and will travel to most of the southern fenland (maybe further, as the market is quiet). Personally, I would prefer to use as local surveyor as possible, IF he were good, as he'd know of similar houses and the local topography.
If you have a good, good look at the house yourself, identify what concerns you, and then WRITE a letter (not email, but you can send an e-copy) posing these questions, the surveyor will answer them to the best of his ability.
The flood maps of the Fens are relevant, but they are not really reliable on a year-to-year basis, as the dependence on flood defence is so high. The annual risk seems overstated (in areas I know well), but the risk of (no - it's not of, it's FROM... they are accurately predicting the annual risk) catastrophic failure is underrated. I guess they can't balance the risk of bank and pump failure. I know that seems counter-intuitive, and they should know better than I do, but I would place an element of caution on them.
Many thanks for your reply, if you could recommend the surveyor you have used in BSE... that would be most appreciated.0 -
I'll send you a PM .... With an explanation of my reservations on the firm!0
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seasonalbiz wrote: »I'm financially sailing close to the wind with the purchase and therefore have zero appetite for risk.
The house was built in 18something and although not close by, there was a younger property on the same road which was up for sale recently with subsidence issues... I think thats my main worry.
The difference between a building survey and a homebuyers report is a few hundred quid, but the potential of huge losses are high if you go for the homebuyers report then in a few years find out there are structural issues.
Better safe than sorry.0 -
The difference between a building survey and a homebuyers report is a few hundred quid, but the potential of huge losses are high if you go for the homebuyers report then in a few years find out there are structural issues.
Better safe than sorry.
Thanks, seems to be the genera consensus, which I was unsure of.0 -
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