Buying a house - First time buyer

Could someone advise what they would make of this valuation please? We're first time buyers so unsure how bad this really is.



They've said they've had a electrical survey and had work done to the flooring but we don't know when that was done yet. They've also advised it hasn't been flooded.

Also, they've asked for us to meet with them, but that seems a bit personal and would prefer it to be more formal and just ask for the paperwork. What do you think?

Thanks in advance for any help, very stressful!!!

 

Surveyors always have to find something to justify their fee. Damp is a favourite, the meter measures electrical resistance so most things will appear to have a degree of damp. Seen so much unnecessary damage done to houses to make them "damp proof"

Sub floor ventilation is inadequate- probably means the air bricks are half burried or it needs some extra ones putting in.

If the mortgage company are not retaining any money till you deal with the points raised, we can have a remote look at it after you've moved in and talk you thru what needs doing (or not doing)

"Aspects of the electrical system" is a bit vague. Ask him exactly what he means (Old fuse board, spurs, damaged sockets?)

 

Thanks Zigs, I'll reply properly later on. Could I ask for more information from the surveyor?

 

Is this an old (Victorian/Edwardian) property with solid one brick external walls, suspended timber ground floor construction (timber boards on timber joists, on brick honeycombe walls, on mud subsoil ?

With a failed slate damp proof course you'll need either a replacement dpc or 'injection' dpc, together with removal and replacement of internal plasterwork (and skirtings) up to a height of X metres (think it's about 1m) associated works.

Plus it probably means you need a full timber (woodworm) treatment of ground floor construction, first floor construction and roof construction.

Regarding sub floor ventilation, that probably means just providing a couple of extra air bricks, but if the surrounding ground levels are less than 150mm above original dpc level you'll need to locally reduce levels around your external walls.

So perhaps you need to get some quotes from specialist contractors,(and perhaps adjust you offer accordingly).

 

You could ask him exactly what he's seen, what evidence of dampness? Just a reading on a damp meter, mold, wallpaper and or plaster hanging off, fruiting bodies of dry rot fungus, water pouring in thru the walls?

Bit wooly really

 

Yes very vague. Re the age its approx 105 years old. We've been to look twice and it all looks good to my eyes. @Scrungee that sounds very scary, you really think it's that bad?

Heres the rightmove listing: *removed*

 

Also check out that/your's 'shared' access to it somebody else has been using it for long enough they will have deprived you of your right to use i.

 

The shared access is what we call in Hull a 'tenfoot'. A big back alley basically.

What do you think re the permit for the extension?

 

I have bought and sold houses for many years, made good money at it and now have a couple properties, not very nice ones, but still..

And a house is basically worth its square foot construction cost plus land. The land is based on the people around it, and where it is likely to go - up or down.

So one looks at the personal finance base of the locals. Low income people are no good as a community for value. That allows profit if gentrification is happening - loss if the demographic is going down.

That is my advice from someone who has found out the actual way - what will it sell on for. Buy the best neighbors and neighborhood you can! It is like marrying - the family you marry into will be yours - pick well.

You are buying into a community, that should be almost your main consideration, the people and location - the house is just the same bricks and mortar in a ghetto as a nice neighborhood. Most people who are unhappy in their property is because the neighborhood, and that is community, and that is the people.

 

I'm no expert, but I can tell you my own experience.

The surveyor whined about damp in our house too. He was right, to be fair. That's because someone has pointed over the damp course and put a block paved drive right up against the wall so that when it rains, puddles form at the foot of the affected wall. The house hasn't fallen down yet, and when I've got some spare cash I'll get it sorted.

I would check out the permissions on the extension though, but that's a job for your solicitor. They bleed you dry for the privelege of doing those checks for you.

 

Hi,

The report looks fine to me! most surveyors like to sit on a spiky fence. Its says that "there is some wear and tear" (not a new build, but fit for habitation by tenant)

"evidence of damp on ground floor walls and timbers" Some older houses don't have a suitable damp proof course. I would indeed get this further investigated by a qualified damp proof contractor. Most estate agents will have a preferred contractor on his/her books to recommend. (however this can cost as little as £150 upward depending on what's required. use it to get the price down)

"Sub floor ventilation is inadequate" This means the floor is likely to be a floating floor. floating floors are designed to allow air to pass through the underside of the floor. This keeps the sub floor ventilated and free from damp. (this could just mean that the property needs more air bricks installed to meet standards. And this is why you have damp on the ground floor.

"aspects of electrical installation gave cause for concern" This purely means the surveyor is not an electrician, but is sure the electrics don't meet standards. (again quote the property needs a re-wire and get the asking price adjusted)

And the last bit means exactly what it say's.

I wouldn't be that worried but would recommend you get the place looked at by a qualified and suitable trade contractor.

Hope this helps!

Simon

 

Scrungee pointed out what a bank can make you have done to a house if they are lending on it, often completely un necessary.

If I was nearer Nick, i'd come and have a look to put your mind at rest, but i'll have to deputise Loli as our local agent

 

I'm still goggle eyed at the price - can't get a one bedroom flat round here for that!

Re the damp. I had a similar thing once and a couple of phone calls later I spoke to the surveyor who said "I've covered my ass, it's in writing and you're aware of it, but if it were mine it would be a job for the future. It's not urgent or a big issue". So maybe you could try for a verbal clarification.