Choosing a surveyor for a grade II listed converted mill

[JonP]

Hi all,

Please point me in the right direction, and accept my apologies if this has been discussed before.

I'm about to buy a Grade II listed property. As far as I (a novice) can tell it looks like it's been converted relatively sympathetically and with some care. I'm sure I'll need more advice in the future regarding any restoration / maintenance once we're in but have a question regarding the surveys.

Obviously the mortgage lender is providing a surveyor. In this case it's Chancellor Associates- http://www.chancellorsassociates.co.uk/consumer/ . These guys will also do a proper building survey in addition to the mortgage valuation. On their website it says they're fine to do Per-1920's properties, listed buildings and conversions... but I have my reservations, since on the front page of the same site, the thing they seem most proud of is their ability to turn up on time.

So, I've got a quote from a local practice who'll send their listed building specialist.... http://www.wandpsurveyors.co.uk , who says he'll give me a schedule of any jobs that need doing in the next few years and ball park figures to get a professional to do them.

The question is for all you people who've been there and done it - is it worth spending the extra £1,000 on the specialist or save my money and just go with Chancellors Associates and get them to tag it onto the Mortgage Valuation?

I hope you can settle the first of what is to be many 'heated debates' my girlfriend and I will have as we embark on our quest to live in a G II listed property!

Thanks - Jon

 

[middi]

If you need to have an " expert" survey and not take any chances as to the structural condition of your investment , there is no other choise but to engage the services of someone whose work revolves around listed buildings and period properties.

These properties can be difficult to assess at the best of times even for the experienced surveyor, a lot of decision have to be interpreted and put in writing based solely on experience and good judgement. Hence an experienced surveyor that deals with these buildings would be appropriate and guide you in the right direction.

It will ,more than likely, save you money in the long run if you decide to purchase.

Good luck

 

[JonP]

hi middi,

How strange - my friend Chris who is a surveyor for McAlpine's was giving me advice by phone a minute a go and said pretty much what you've said there. He then said - 'I'll ask a bloke I know called Middi, he'll have a few ideas'. I presume you are one and the same!

Perfect timing and good advice. Thanks!

 

[Nemesis]

I had a feeling we had a post about Chancellors a while ago but can't find it...

Yes get a proper survey from someone with some idea of period buildings. How much mill is left? Is there machinery? Hope it's not been too knackered by the conversion.

In the long run the first lot might well advise all sorts of further 'surveys' such as damp and timber which you may not need, and which you may not get LBC for anyhow, and it could cause problems.

It may even be possible to see if YOUR surveyor can do the job for the mortgage company too.

The link you gave looks like they talk the talk - but have a look at the RICS list of surveyors who have period buildings expertise and see if they are listed. If not, ask RICS for a recommendation, or SPAB.

It may be, if there is enough of a mill left, SPAB Mills can recommend someone too, but mill conversions are a sticky subject...

 

[middi]

Hi JonP.
Very small world at times is't it.

The difficulty, usually, is identifying the right person for the survey. If you follow Nemesis advice and contact the SPAB they should reccomend someone within your area.

If you really like what you see ( the mill) it is very important to know what you are buying structurally.

You are going about it the right way, asking questions and not blindfolded by the "romantic retreat".

Once again, wish you luck

 

[DaveBrigg]

A survey by someone who knows what they are doing may also save you a lot of trouble with the mortgage people. Our first survey suggested the usual damp proofing, timber reports, worries about structural movement, recommendation that all the floors be replaced etc. Then we paid extra for a report from these people http://www.buildingconservation.com/directory/1m143.htm who were very pleasant to deal with. Although most of their report was pictures and SPAB guidance, they did confirm that the house had some problems that were obvious, such as a leaky roof, but apart from that nothing that a little common sense and some tlc couldn't put right. It saved us from being forced to undertake unnecessary, expensive and potentially damaging 'repairs'. (Having spent several hours using the search button on this forum, I had already received this advice in detail and for free, but sadly this was not good enough for the Building Society)
Good luck with the project.

 

[MdB]

You may also find that the surveyor that YOU choose is also acceptable to the mortgage company for THEIR valuation. I chose a local company who was recommended to me and who were not on the mortgage companies list of approved companies in my area. When I spoke to the mortgage company, they were perfectly fine to use my surveyor and paid over half the total bill. Everyone was happy.

 

[JonP]

Thanks for all your advice! We've decided to go with the local expert on Grade II listings, who also happens to be recommended by RICS (good) but who is not acceptable to our mortgage company (bad).

I shall let you know how it goes in about 3 weeks.

 

[JonP]

Well, we went with Edward Moreland at Wolstenhome and Partners in Frome, Somerset and he gave us what he called a Full Building Survey Report.

WOW! More than 20 pages of information and advice along with recommendations of what needs fixing urgently, what should be changed to be more in keeping with the local style and listing and all sorts of other great stuff.

I think we definitely did the right thing as we also now have a relationship with the chap who did the survey, who is on good terms with the planners at the local council, so his ongoing help may prove invaluable.

Thanks for the good advice!

 

[Nemesis]

So far so good - best of luck!

And you will be joining SPAB Mills Section won't you?

http://www.spab.org.uk

http://www.spab.org.uk/html/spab-mills/?PHPSESSID=cace3e5469e63628edb4bff67aece4b4

 

[JonP]

Hi Nemesis,

Just popped back to check for the web address of SPAB (which is so obvious, I think I could have guessed), so thanks for your post!

Unfortunately there are no mill workings left, although this Sunday I get to crawl under the floor of the yard and see if there are any there, hanging above the river.

We haven't even exchanged yet and I'm trying to figure out if I can replace some of the workings to generate electricity! It's a pipe dream and will probably throw up so many logistical issues, I won't even get around to talking about it with any of the proper authorities. Plus I think there is a good deal of other work to do to make the place water-tight in the more conventional sense.

Anyway - it's Friday, I've had a hard week and I'm going to dream some more and take a look at the SPAB site. 8)

 

[Nemesis]

Have a look at the Gayle Mill in Hawes which uses water power to drive turbines...

http://www.friendsofgaylemill.org.uk/


http://www.gaylemill.org.uk/visit_the_mill/