Selling a house and surveyors

[gareth]

I have a dilemma and need some advice!

I am trying to sell my late fathers Victorian house. He bought it in 1987 and in order to get a mortgage he did some structural work on it (new concrete floor, damp course, installed lateral restraints on the gable end because the wall had a "belly" in it, rewired). The mortgage was then given. I don't have documentation of the work done.

Move forward 20 years and two interested buyers’ surveys have said things like "the lateral restraints on the gable end are inadequate and should be replaced" and they won’t put a valuation on the property for a mortgage.

This morning I have had a retired surveyor inspect the property and he thinks the house is fine- no evidence of movement and the restraints are perfectly adequate and a buyer should be able to get a mortgage. A builder has also said the same.

How can two surveyors reach two opposing conclusions? I think the buyers’ surveyor is being overly cautious and covering his backside in case of any future litigation. Is this the way surveyors are now?

Anyhow, the question is: How do I get a buyers’ surveyor to give a “good” report or persuade them that any work is unnecessary?

My estate agent has suggested reducing the value of the house by 25%. Needless to say, I am not a charity and this is something I will not do!

Any comments would be welcome.

Gareth

 

[PC]

Gareth,

So what reason has the surveyor given for the lateral restaints now being inadequate, is this based on visual examination and guesswork, worries about his PI insurance (sorry had to slip that one in) or has he tested them in some way?

If he hasn't given a reasonable reason for their replacement then ask him for one to support his comments.

PC

 

[thiambal]

Basically, your average house buying survey is often 9/10 useless. They either say things needs replacing when this is not always necessary - or advise they you get a specialist to look at it rather than making a decsion themselves and risking getting sued.


Maybe you father's best bet to avoid problems is to pay himself for a full structural survey (assuming you cannot convince the buyer to do it themselves) which should trump anything a mortgage company will be doing.

 

[Lime]

On some property that I owned many years ago I had several surveyors suggesting the property was about to fall down!
However other surveyors who were more acquainted with older housing and the area (very important) dismissed all their claims.
Eventually the property was sold and it is still standing.

 

[NT]

1. 'my own surveyor said theyre fine, there are no problems with it.'
2. Other buyers will come along with other surveys that say other things.

NT

 

[biffvernon]

My estate agent has suggested reducing the value of the house by 25%. Needless to say, I am not a charity and this is something I will not do!

I should increase the price by 30%. Then you could generously offer to reduce it by 25% when the buyer presents an unfavourable report.

 

[Johneds]

There is a good chance that the 'surveyor' was a valuation surveyor rather than a building surveyor. A valuer takes into account what he/she sees and, to some extent, considers what future buyers will think. If the valuer thinks it looks dodgy then they will consider that future buyers will think it's dodgy and will down-value accordingly. This does not always reflect actual condition.

It is unusual for valuers to downgrade a value just like that though. In those situations they will usually request a structural engineers report.

My advice is find out first of it was a valuer or a building surveyor. If it was indeed a building surveyor ask for a justification of the comments. If it was a valuer then you could perhaps get an alternative valuation.

It also seems odd that you are talking about more than one valuer/surveyor. I assume these were independant reports?

 

[gareth]

Thanks for all your comments.

I have tried to get justification for the various surveyors comments but they have not been forthcoming with their reasons as it was not my survey.

However, I am now going to have a structural engineers report done who will focus on the structure and the "mortgageable condition" of the house. This will (i hope) allow me to challenge any wishy-washy mortgage valuation survey and get the house sold.

Thanks again for your interest.

Gareth

 

[Nemesis]

I think it all boils down to the fact a surveyor NOT working for you is guarding his back and the interests of the mortgage company.

I'd certainly spend a little and go for the building engineer's report. I'd also ensure the engineer had some interest and experience in historic buildings.

I presume that the surveyor didn't find damp? That's the usual scenario - and then vast amounts of cash spent on work which in reality is not required either.

 

[gareth]

I think your dead right.

Funny you mention damp. One potential buyers survey said "there is evidence of dampness to ground floor walls and timbers in contact may be defective". I found this a strange conclusion as the floor is concrete and there are no timbers! If I was the buyer, my confidence in that surveyor would be zero.

Gareth

 

[Nemesis]

Bet he stuck a meter in the walls...

 

[biffvernon]

I've just been watching the SPAB video on damp. There's a nice demonstration of a 'damp meter' being applied to an oven dried brick with a high carbon content. It registered 'very damp'!

 

[NT]

I suppose a little organic matter in plaster might do the same.

 

[Pford75]

Our surveyor (who cost £1600) on a house we were trying to buy...delivered the terrific insight

"The kitchen is in need of updating"

Whilst also saying "Carpets have not been lifted, furniture has not been moved, we have not inspected electrical or plumbing fittings" blah blah blah

Still, at least £1600 told me that the kitchen was looking a bit shabby ;-)