[Diny]

This is an update on the thread I started last week when we heard that our buyers wanted a full 'Home Buyers Survey' done on our house.

Don't get me wrong, there's nothing wrong with the old homestead, but like every other abode in the country it has it's fair share of creaks, bangs and wonky hinges. When we were told that the surveyor would be here for about 1 and a half hours and would want 'access all areas' we did panic a little.

Many years ago (long time before we bought it) this house had abit of trouble with one of the drains collapsing out the back. The rear corner of the property had to be under-pinned. When we bought it we had just the 'normal' survey done, and although we were alerted to the fact that there had been some problems in the past, we were told that all certificates and documentation 'checked out' and the problem no longer existed. We've always been happy with this but wondered whether anything would be picked up on.

We had a new consumer unit in the garage about 18 months ago. Up until then we had the old fuse box (plugs and fuse wire). An electrician mate of ours did the work for it. He checked it all out and although the wiring (some of it) was/is very old it passed a safety check. That's all that matters in the eyes of the law .... would it pass the eye of the surveyor? There's a few too many squeeky floor boards on the landing for my liking too (a definate 'dip' where one of them seems to have 'given way' :eek ) - would he pick up on this.

We were told all kinds of horror stories. He'll want to check out the electrics. He may want to dig down a little and check the foundations. He will want to lift the carpet in random locations to check the floor boards for rot. He'll want to see all your electrical certs and service records for the gas central heating boiler. He'll ask many questions about 'have you done this to the property or have you done that'. We've rehearsed each other for the last 5 days of what answers to give - what we'd admit to and what we'd play dumb about. The pending survey has just been (yet another thing) to worry about.

However ............ Mr Surveyor rolled up this afternoon (25 mins late may I add). He declined a (bribery) cup of coffee and set to his work right away. He scuttled about here and there, stood back and looked at the outside of the house. Jotted things down onto a clipboard (all the time Mark, the boys and me watching from strategic places around the house hidden behind curtains). He came in - went out - came in - went out. Went up the loft, came back down again. About 30 mins later he came and asked me where the cold water stop tap was located. I showed him. Then he said 'thats it then - thank you', and made for the door. I asked whether everything was OK and did we have anything to worry about. He just shrugged and said that everything seemed to be fine and then he was gone.

Maybe I'm lulling myself into a false sense of secuity here but I reckon that had he got any major concerns he would have asked us a few questions. Also - had he found any problems he would have given some kind of hint that all was not well when I asked him. Am I fooling myself and one day soon our solicitor is going to call us with a list of faults, or am I right in presuming that all went well.

My gut feeling tells me all is OK but I never have been one to believe good news until I see it in black and white.

The entire process was painless. Anybody else worrying about what a full survey entails needn't spend days worrying like I did.

I'll let you know if we suddenly get a sting in the tail.

Diny

[jan]

:clap :clap :clap :clap Excellent news :clap :clap :clap :clap

I think the sale of your house is more nerving than anything else. Lets face it there is a lot hanging in the balance!!

I wonder how much your prospective buyer paid for his service???????
In out shake it all about it sounds like. :laugh

Good luck Diny

Jan xx :nice1

[Danpoll]

surveyors who know little about buildings are not the problem. Its the buyers soliciters who think they know building regs and construction principles. Thats what you have to worry about. but for your own safety these are the following rules

your boiler was installed before april 2002

no electrics have been touched since january 2005

no toilets have been added before 1984

any other building regs you need please let me know,


Dan

[Jennie & Rob]

Hi Diny - we have just been through this (3 weeks ago) and laughed at the results. We bought a restoration project and spent £80,000 making it into a decent house. New electrics, plumbing, heating, windows, replacing "shed-style" wooden walls with proper cavity walls and bricks, etc. The only thing slightly wrong now is a little bit of damp inside a cupboard that used to be a fireplace. What did the surveyor come up with - missed the damp completely and said that she was worried about one of the rooms which had shed walls replaced with proper ones. She should have seen it before!!!!!!
Ours is a 1820s house + lots of extensions in 50s and 70s so lots of potential for problems. But - buyers all ok and to be honest, they should be. We have lived here for 6 years and know everything wrong with it and like I say, the only thing is a little bit of damp - which the surveyor missed.
Funny thing - we paid £600 for a full survey when we bought it and the surveyor completely missed the fact that the back wall of half the house did not have a cavity and was just plasterboard with wooden planks on top. Not worth paying for IMO!
Sure it will all be fine. Fingers crossed for you.
We are hoping we will finally exchange on Thursday. It is agonising waiting.
:eek

[Diny]

your boiler was installed before april 2002

no electrics have been touched since january 2005

no toilets have been added before 1984


Dan ...... yep boiler installed at least 7 years ago (when we bought the house it was in already).

Electrics not been touched for the last 16 months or so.

As far as I know - the 2 loos in the house have been in since it was built.

I think it will all come out OK. I'm just convinced had they come up with anything REALLY bad we would have been asked at least a couple of questions about it.

Fingers crossed.

Diny

[foolsgold99]

Our buyers did a survey on our house yesterday, I was in at the time, and it was all good. The surveyor was gone within 20 minutes (he was late as well). It didn't seem to be very thourgh.

Our buyers came back this morning, with a revised offer, £3k less than we agreed last week. They said it hadn't surveyed well, whatever that means. I think it was because we accepted their first offer, perhaps they think they overpaid, or we're totally desperate to sell (we are :no )

A quick bit of back and forward, we settled in the middle and accepted a revised offer £1.5k less than before.

Moral of the story, people can be soo disapointing. They will try and shaft you, if they think you're in a weak position. Selling a house when the buyer knows you emigrating is hard.

I know there's a lot of cash involved, but would it kill folks to be honest ?

=============================================

20 days to go.

[Soon2baKiwi]

Fingers crossed Diny. I was just wondering today how you'd got on. It is awfully nerve racking. We haven't even got an offer yet and I worry about it :roll: We changed estate agents today - went with Remax because they're so huge and commission only for the agents so they'd hopefully be a bit hungrier. We've got a viewing tomorrow evening :clap We've been 5 months with the other crowd and only got three viewings in total so for anyone who's not very happy with their estate agent I'd say just dump them and go for someone else. I know we have to pay a couple of hundred for advertising etc but at the end of the day, if we get a sale through Remax it'll have been well worth it.

[Diny]

Our buyers came back this morning, with a revised offer, £3k less than we agreed last week. They said it hadn't surveyed well,

Must admit, I'm kind of expecting something like this too.

You're right - alot of money is involved so why oh why can't people stop pratting each other around.

Expect the worst - and never run the risk of disappointment. Sad maxim to follow but English property selling/buying laws tend to make one feel this way.

Watch this space.

Diny

[Danpoll]

Guys I put my house back on the market on the 11th hour of exchange as the questions were pethectic and a soliciter who should think twice when it come to taking me on with planning control and construction techniques. Anyways it seems the buyer is jumping up and down on her soliciter, and being back on the market we have called their bluff, they cant say now reduce or we pull out as my intentions are clear,

so guys tell them to off and put it straight back on the market if their serious buyers they will pander to you. You set the pressidents, not them. establish this early on or they chip, chip away. indemnity clause here building regs there.

Dan

[jubjub]

Dont worry Dan, we will get our revenge somehow. As the system up here is slightly different, once we get a concluded bargain, the completion price is se and they are legally commited to the purchase at that price, failure results in legal action and fines.

Our solicitor is going to push for this conclusion quickly as Al wont be here to sign paperwork, so fingers crossed. And we dont want to have to pay for a power of attorney.

Now where was that thread about cress in carpet and prawns in curtain poles???? :exit

[jan]

We have had two estate agents in 12 weeks.

Both on the first day the house goes up could send a viewer round, then nothing for up to 4 weeks. We got on the phone to queery 'no viewers?' on friday, BINGO sunday I get a call asking can someone come to see it?????

I might be being sceptical, but might they have people on a payroll to come and view your house to keep you sweet, until, fingers crossed a genuine viewer comes along?

I am probably way off the mark and I am sorry if I have planted this lowly little seed in anyone elses mind, but it has me thinking???? :?

Jan xx

[Diny]

I must admit Jan, PB and I have often had thoughts along these lines.

We reckon that every now and then the agent - or maybe the buyer - throws in a ringer just to suss you out.

The whole process makes me want to puke. When we sold our house in Aberdeen, from the day the 'for sale' sign went up, to the day the money was in the bank was just over 3 weeks. Why the heck can't it be like that down here?

You know what really irks me? The way all of us are dragged into this cat and mouse game of trying to get the upper hand. Why can't it be a case of:

Put house up for sale complete with surveyors report for all interested parties to see. Also gather all documentation regarding searches etc, again - one lot of docs for all to see and have copies of.

Accept an offer

Swap contracts.

Money in bank.

Hand over keys.

OK - a rather simplistic attitude I know - but so much better don't you agree? Unless of course you're in the real estate/conveyancing/mortgage business - in which case the more complex the process the better I guess.

Diny

[Jennie & Rob]

I admire you Dan for pulling out and putting it back on the market. We have such an awlful solicitor who is making a meal out of everything and although we should have exchanged on 31st - we are still miles away it seems. Latest thing is the well in our garden is in a different place than on the plans (about 3 ft left) and a path around the back of the house in 1937 was built on in 1950. We have to take out insurance to ensure noone exercises their right to walk through our house.
I am so fed up, I just want to stop right now. Pull it off the market. Do not move ever anywhere.
Sure I will calm down soon!
Good luck with yours, I hope your bluff works. :nice1

[Nicola]

surveyors who know little about buildings are not the problem. Its the buyers soliciters who think they know building regs and construction principles. Thats what you have to worry about. but for your own safety these are the following rules

your boiler was installed before april 2002

no electrics have been touched since january 2005

no toilets have been added before 1984

any other building regs you need please let me know,


Dan

If the boiler was installed in October 2002 what is the problem.

And we have had a new bathroom installed with new loo in 2002 also. What is the problem. Do I have to come up with building control certificates.

Nicola

[Danpoll]

Jeannie,

If its your soliciter be very frank with him, i.e under the goods and services act of 1984 I am within my statory rights to refuse payment for your services purely on the fact that I feel you have not providied an adequate service and have failed to work in my best intrests. Warn him of this with a carbon copy to his director, I would check the stautes of the 1966 land act that could well see within planning regs that the right of way would have expired. I would explain the situation to the local council. For example if you build something without planning permission or change of use as long as you can prove that it has been there for more than 4 years (council aerial photography) then it is allowed to remain. 1947 Town and Country Planning act.
and they truly want your house
Tell them exchange or it goes back on the market and carry out your threats, if your buyer has invested sums into surveys soliciters and all sorts then if they truly want your property then they will buy it.

just because hes a soliciter he is not in the right nor does it mean hes intelligent.


In regards to the boiler then ensure that you have the corgi commisioning certificate either benchmark log book or a com certificate with your corgi regs number of your installer, they may ask they may not if you dont have the documentation say it was installed befoire 2002. Toilets will need pp if part of an new extension, electrics should be done by a P certificated sparky after jan 01 2005. Things are worse to come, in april 2007 the home owners selling pack will become law and will require evrey reg and certificates that you could imagine, things will get very messy then.



Dan

[Soon2baKiwi]

Jan - we are slightly sceptical too as this has happened to us already. But, my viewer last night loved the house and is coming back this evening with her kids to see what they think :nice1 I was thinking about hiding easter eggs in the garden :laugh

[Diny]

As regards to footpaths, this is always a sticky whicket.

My dad has several public footpaths running through his land and they are hardly ever used. In fact, all but one of them are only used once a year. That's when you get a bunch of bobble hat wearing do gooders from the civic society walking the paths just to keep them open.

I'm not sure whether it's just a local by law or whether it applies all over the country - but I'm pretty sure there's something written somewhere about how a public footpath must be walked at least once a year for it to remain public. If it is not walked each year it ceases to become a public right of way.

Now I'm sure I'm way off the mark with this as rules and regulations change with the weather, but it's worth looking into.

Hope all goes well - chin up.

Diny

[Nicola]

In regards to the boiler then ensure that you have the corgi commisioning certificate either benchmark log book or a com certificate with your corgi regs number of your installer, they may ask they may not if you dont have the documentation say it was installed befoire 2002. Toilets will need pp if part of an new extension

Pheew got the corgis commisioning certificate I am sure. We did not have pp for the toilet as part of a loft conversion that did not need pp. I did check this out at the time, and did get the required building control checks and cerftificates. Will have to keep my fingers crossed that everything is OK.

Thanks for the info Dan.

Nicola