Forums Forums Wirral Information Ask - Wiki Wirral Need property advice please!

There are too many "possibles" and "needs checking" in there for my liking. A home buyer's report doesn't seem adequate; I think you need a full survey and the surveyor should be able to give you a rough idea of remedial costs. My guess is that you're looking at £10,000 or more.

You have three choices of how to proceed:-

The proper way - due to the amount of iffy faults, get a full structural survey done. This will kick up loads more faults, some which will sound scarier than they are, although estimates for repair costs are not always provided as standard, the surveyor will normally speak to you and if you ask will provide guideline costs at no extra charge. It is not uncommon for the surveyor to bring a builder along with him. As you have a homebuyers report/valuation I can't see how the mortgage company could know about another survey or could insist on seeing it but I'm not sure how that would work - the only time I had a second survey done I backed out from the property.

The cheap riskier way - get a builder in to give you a quote for all the work and give it a once over for anything else.

The really risky way - Go back and have a really look yourself, perhaps with a mate that knows a bit.

For the first two options, they will probably want to drill inspection holes and lift floorboards, some sellers co-operate, some don't. They may initially refuse but then realise they won't get anywhere without this happening, the estate agents will suggest they co-operate and that this is normal.

The homebuyers report is often a waste of money unless the building is clearly sound. In theory the surveyor is liable for the report but in practice it is always written with get-out clauses (eg further inspection is required, unable to fully access/inspect, not in the scope of a home buyers report etc etc), it is little more than a mortgage valuation survey together with what you can see yourself if you look.

I would be concerned at the amount of damp items (2, 4, 5, 6, 8) but as is usual with these reports it impossible to say how rotten things are, it maybe just need the damp access points fixing and the timbers etc drying out BUT it may need floors lifting and joists replacing (or splicing) which can be major.

The incorrectly supported wall will probably need the lintel/joist taking out and a new one put in - depending on access to each side of the wall it can be a straight forward job or a nightmare. Presumably there may be signs of movement which will need to be patched up as well.

The mortgage company will most probably insist on utility checks, certainly of the electrics and probably the gas based on the wording the surveyor has used. I've never come across a water check but that may be something these days and if there is slow flow is something you need to sort out anyway.

With many of those items the mortgage company may dock the mortgage until they are repaired, they withhold the cost of repairs they want doing until the work is done. This is really annoying if you aren't taking a full mortgage. There is also a risk that you may struggle to get a mortgage, a first time buyer taking on a semi-derelict property isn't the most desirable risk for them.

Just one other word of advice, you can phone the homebuyer surveyor, they are often quite friendly and will tell you more than they were prepared to put in the report - in my experience they are quite straight, realistic and do not tout for more work. You can ask the classic question "should I be worried?".

Sorry its all a bit negative, my experience is mostly from some years ago and it may all be different nowadays. I have generally been lucky and not come unstuck but I am fully aware that some of this was luck and calculated risk. After gaining experience on previous properties I had a valuation only survey done on a house that needed a lot of restoration - my thinking was that it kicked up the minimal amount of problems to the mortgage company and I knew I was going to restore the property anyway. I still got substantially docked on the mortgage even though it was only a 40% mortgage, they withheld about 30% of the mortgage, the full value of "essential" repairs.

I would add one more thing. If you have not done it already,
look at more houses at a similar price in the area and compare
their condition with the condition of this one.

@Chriskay - Yeah, that was my feeling too, that's why I back-heeled the 85k counter offer immediately. I don't want to end up with a money pit. The estate agent is acting in her client's best interests, so I can't blame her for pushing for more money, but I don't think the seller has grasped the reality that the house, which was originally valued at £95k, is actually only worth £80k because of the major repairs that it needs.

I personally think we should have a system like the U.S. have where you can't sell a property without first getting a full survey on it because A) It gives the seller the opportunity to make the repairs to get the best price or B) If they can't make the repairs, (or don't want to), at least they've got an accurate price and are spared a nasty shock. It's a shame those Home Information Packs (HIPs) were scrapped.

@diggingdeeper - Thank you for your comprehensive reply! My main concerns were the damp, that inadequate lintel, and the roof/chimney problems, because safe access to the roof usually makes repair jobs costly.

Also it's not the water or the pressure that needs checking. The property was built around 1900 and back then the rising main water supply pipes were originally made of LEAD, (which my surveyor's report says was used up to 1975.) And given the condition of the house, it's possible it hasn't been updated, so it needs to be checked, and if it's lead, replaced.

Thank you to everyone who's taken the time to read my lengthy posts and reply, I truly appreciate it. My parents can't really guide me on this because the last time they moved was 32 years ago, so all their information is out of date! I'm grateful for the many pearls of wisdom you've all shared with me and I will take everything you've said into my considerations.

And I'll keep you updated!

Have a look on Rightmove.co.uk just about all properties are listed on there. Change the area you are looking for. Highest price, lowest price and the featured property will always come at the top of the list.

Ive seen new flats selling at £90K somewhere on wirral

So I've arranged for a builder and damp proofer to come and look at the property this Wednesday. They're going to give me a written estimate on all the major jobs and I can then base my revised offer on that.

It's costing me £60, (on account of the specialist equipment the damp proofer has to use apparently,) but that comes off the bill if I decide to proceed with the work.

I have to say, if she rejects the next offer as well, I'm walking away. I'm starting to get disheartened.

Buying a house is a serious thing and your caution and worry is truly justified
Stick with it G_M. If it works out you will be glad that you checked
If it doesn't, you will still be glad you checked before you did commit to a life changing choice (your thoroughness puts confidence in lenders)
I think we are lucky up north regarding house prices but 80k is a lot of money and should only be parted, with caution
Hope it works out G_M

I should have elaborated - Old lead pipes tend to be furred up and reduce the pressure, low pressure is a sign that it probably has lead pipes. If it has lead pipes it is a job that should be done but may not be a priority, the furring in hard water areas protects contamination of the water from the lead, in soft water areas the water has an additive to do the same function. If the lead pipe is disturbed or it is pressure blasted then there is an increased risk of contamination but otherwise the risk is a lot less than was once advertised.

If you need to prioritise your immediate expenditure then this could be something left to a later date, however if you have young children then that would up the priority.

@diggingdeeper: Well, that's useful to know. But if the pipe does turn out to be lead, I think I'd want to replace it immediately anyway, what with lead being a toxic material, I just don't like the thought of my drinking water being in contact with it.

Thank you for all the info... I'm learning a lot here!

OK, I finally have an update for everybody. I got the builder's estimate and sent a copy to the estate agents with a final offer of £82k. And the seller has accepted. Happy days! Waiting on the solicitors now...

Good news, congratulations.. Drinks all around ??

Thanks for reporting back, always nice when topics like these aren't open ended. Best of luck with your house.

Well done. I hope it all goes well for you. House buying can be a stressfull
experience but worth it long term.

Thanks for the kind words and advice everyone! And I'm sure I'll be back soon asking for personal recommendations for roofers, damp proofers, builders and the rest! LOL!