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[Sir Tigger KC]

With the garage, I guess due to time as well, demolishing & re-building is not an option before sale is completed.

I don't think I would be un-reasonable to drop our offer a tad, based on costs of removal & rebuild?

If its the house you want, its really not worth crying over a grand or 2.

They ain't gonna pay (or drop enough for) a garage rebuild. Mine is looking to be approx £20k, if original footings can be used, so a single garage would probably be around 2/3rds of that?


If its your dream home, assuming the infestation upstairs is resolved, then leave the garage as-is until you can afford rebuild, or it falls down.

I'll second that.  Assuming it's a nice area they'll have no shortage of interest, especially with all the talk of rising property prices in London and the Home Counties! 

I'd take the surveyor up on his offer to have another look at the garage (which he should have done in the first place!) and as long as he dosn't condemn it as dangerous, I wouldn't worry about it. 

Sort it out as and when and I'm sure that it's near the bottom of Mrs T's 'To do' list anyway! and lets face it she's in charge!!!!!   

[Kevin Wood]

Not sure if this info is of use, but Martin Lewis says to save on insurance cost you should only insure for what it would cost to rebuild., not for what the house is worth at market value. If you compare both prices there is a fair difference in yearly/monthly cost.

Yep, this is normally estimated by the surveyor. Then again, lots of insurers now have no specific limit on the policy, you tell them how many rooms it is and they quote you.

I'll second that.  Assuming it's a nice area they'll have no shortage of interest, especially with all the talk of rising property prices in London and the Home Counties! 

I'd take the surveyor up on his offer to have another look at the garage (which he should have done in the first place!) and as long as he dosn't condemn it as dangerous, I wouldn't worry about it. 

Sort it out as and when and I'm sure that it's near the bottom of Mrs T's 'To do' list anyway! and lets face it she's in charge!!!!!   

Thirded. To reiterate, I'd be surprised if a survey didn't pull up the things yours has raised on any 1930's house. The fact that there aren't more issues is very positive, IMHO.

What level of survey did you have done, by the way?

[Andy H]

Also a concern is this:

The first floor is formed in timber.

Floors are generally firm and in good order.

There are signs of wood-boring insect infestation in floor timbers. It is possible that
timbers have been treated against such infestation. Guarantees may be available
and your legal adviser should check this with the present owner and if they are
valid and transferable, see Section I.

Further enquiries by your legal adviser and investigations by the original treatment company will take time and as the
infestation may still be ongoing, you should obtain a specialist report now so that all necessary costs for any further treatment are known before purchase. Floor coverings are in a satisfactory condition but have suffered wear and tear in
places.

I had something similar with my first house purchase. The quickest way to deal with it was to get the wood treated with insecticide and get a new guarantee. I think it was a condition of the mortgage but I think it happened after we moved in 25 years ago now so memory a little rusty

[tunnie]

Not sure if this info is of use, but Martin Lewis says to save on insurance cost you should only insure for what it would cost to rebuild., not for what the house is worth at market value. If you compare both prices there is a fair difference in yearly/monthly cost.

Yep, this is normally estimated by the surveyor. Then again, lots of insurers now have no specific limit on the policy, you tell them how many rooms it is and they quote you.

I'll second that.  Assuming it's a nice area they'll have no shortage of interest, especially with all the talk of rising property prices in London and the Home Counties! 

I'd take the surveyor up on his offer to have another look at the garage (which he should have done in the first place!) and as long as he dosn't condemn it as dangerous, I wouldn't worry about it. 

Sort it out as and when and I'm sure that it's near the bottom of Mrs T's 'To do' list anyway! and lets face it she's in charge!!!!!   

Thirded. To reiterate, I'd be surprised if a survey didn't pull up the things yours has raised on any 1930's house. The fact that there aren't more issues is very positive, IMHO.

What level of survey did you have done, by the way?

It was mid-range, the "Home Buyers Pack" - You've got the basic valuation, then home buyer pack, then full structural survey.

Tbh there are two thing's I'd want, electrical survey + timber report, otherwise I don't know if all the floors are seriously rotten/infested.

Thinking we can get at least something off, as we are in driving seat. Fully prepared to walk away and find something else if they don't want to play ball

[pscocoa]

Be careful you don't lose it and spend more on further house searching, surveys etc etc. If you are buying 1930s you can expect to incur some costs unless vendor has made representations that work has been done/ updating etc etc. Question is what was in the selling details and further comments from agents and whether it is a lot different in reality.

If it is infestation/wood rot etc then it does need to be brought to their attention and they may play ball. But find out rough cost of treatment - in the area you have Advanced Preservations who are quite well known.

[tunnie]

Be careful you don't lose it and spend more on further house searching, surveys etc etc. If you are buying 1930s you can expect to incur some costs unless vendor has made representations that work has been done/ updating etc etc. Question is what was in the selling details and further comments from agents and whether it is a lot different in reality.

If it is infestation/wood rot etc then it does need to be brought to their attention and they may play ball. But find out rough cost of treatment - in the area you have Advanced Preservations who are quite well known.

Both good points, it'a an issue for them too, because if we pull out, they have to find another buyer and risk loosing their house. (they have already offered on another & been accepted)

So puts us in a strong position as well, been researching costs, it not as bad as ai thought. Survey can be had for sub £100, which will tell us more.

Rough cost on treatment with 15 year warranty, for 3 bed house is coming in at around £800, so not mega bucks.

As long as it's not infested to structural level, should be ok.

[Taxi_Driver]

Thats the trouble with surveys, the mortgage company gets to see them too 

The first house i bought i had a report done similar to yours tunnie....it mentioned wiring wasnt up to regs and firewall in the loft (terraced house) wasnt upto muster. So building society kept a retention on those two items until i had the place rewired and building work done in the loft 

Since then i just go for 'is the place going to fall down' survey 

[tunnie]

Actually bank is all happy, fully approved few days ago 

[Taxi_Driver]

Actually bank is all happy, fully approved few days ago 

Thats good 

And to add....as for the wood infestation goes....you can tell if its old or new...if holes look clean ie newly bored then worry about it....if they look old (dirty and same colour as surrounding wood) then dont worry about it 

[tunnie]

Actually bank is all happy, fully approved few days ago 

Thats good 

And to add....as for the wood infestation goes....you can tell if its old or new...if holes look clean ie newly bored then worry about it....if they look old (dirty and same colour as surrounding wood) then dont worry about it 

Looked dirty from what I remember, on the floors at least. Don't remember the loft, did not look too well.

I think for £75 odd, it's worth peace of mind when spending such large amount

[kevinp58]

Also, is it replacement (new for old) or not?

I would hope it was in your situation as an old garage wouldn't be any good especially if it has burnt down. 

[Lazydocker]

Woodworm isn't too serious to treat. But you want to have it done before you move in

As per others... If you've already made an offer and had it accepted then trying to drop further is cheeky. I'd tell you to take a hike but no harm in trying. Just bear in mind it could make them pull out completely

[Kevin Wood]

Woodworm isn't too serious to treat. But you want to have it done before you move in

As per others... If you've already made an offer and had it accepted then trying to drop further is cheeky. I'd tell you to take a hike but no harm in trying. Just bear in mind it could make them pull out completely

Indeed. No such thing as a "strong position" in a housing chain. If you do start dicking about it only takes one party go get fed up with the delay, and it might be your buyer!

[tunnie]

Probably going to complete on the flat shortly, get that done & dusted. So if they do walk away (of the one I'm buying), it's ok as I have alternative places to stay. Would also allow me to save up considerably, so not a bad thing really if that happens 

[tunnie]

Dragging this one up again, the sellers are playing hard ball 

Our survey noted that much of the internal part of the loft, someone had attached boards to the underneath of the rafters. Attempting to make it into a usable space, however that's against building code.

As water could leak from the roof, then get trapped and sit on top of these boards without it being visable and rot the rafters/beams.

Also survey could not prove if lining was present and in good order, so, we asked for these to be removed so a further inspection (which would be quick and free) could confirm the structure of the roof. They've refused this 

Along with any inspection of the wiring, they say it was re-done in 2006, but have no paper work, no certificates & are unwilling to have it looked at.

Quite surprising when considering the owner is a fireman 

So we are basically saying now, without confirmation of the roof structure being safe, we won't be proceeding with the purchase!