Conservation area, enforcement order
Discussion
Gilzean1 said:
That's a roofer to swerve then!
It's unusual to have to pay for a quote (they obviously don't want the job), try a few others.
It looks like a nice property, yes it needs a few bob spending on it but it doesn't sound bad at all.
Put a low ball offer in, nothing to lose.
They all say 'free quotes' and then say the offer a 'roof inspection' for prospective property purchasers. It's unusual to have to pay for a quote (they obviously don't want the job), try a few others.
It looks like a nice property, yes it needs a few bob spending on it but it doesn't sound bad at all.
Put a low ball offer in, nothing to lose.
Bussolini said:
The suggestion seems to be they would give a free quote on my own property, but not on one I am looking to buy (presumably because too many people just want it as a negotiating tool rather than having any real intention to get work done...).
Why would you presume that Looking at what needs doing to property from detail given it appears to me that the roof could be the biggest cost
Would concern me re slippedl/cracked tiles and the fact that they are concrete tiles. Presume surveyor went into loft and checked condition of underfelt(if any) that the roof wasn't leeking and that roof construction was adequate for tiles( concrete can be heavier) if not addition weight could be causing movement resulting in tiles slipping/cracking.
If attic not revealed any defects may get away with general overhaul to replace tiles etc difficult to estimate cost without knowing roof size and cost of scaffolding. But may be doable for less than £10k. Anything other could cost more than all other possible defects together. (complete guess £50K)
Just trying to assist proceeding with purchase with your eyes open.
Second concern with electrics - surveyor should have indicated type of consumer unit and if compliant with regs - may have just covered his backside by saying needs further investigation.
Working blind without details of how comprehensive survey was.
Sounds as if worth pursuing but do ir knowing as far as possible risks that are involve. No matter how careful you are will still be something that is missed ( in my case part boundary wall fell down cost £1k to have rebuilt)hopefully that wont make a large dent in your pocket.
Would concern me re slippedl/cracked tiles and the fact that they are concrete tiles. Presume surveyor went into loft and checked condition of underfelt(if any) that the roof wasn't leeking and that roof construction was adequate for tiles( concrete can be heavier) if not addition weight could be causing movement resulting in tiles slipping/cracking.
If attic not revealed any defects may get away with general overhaul to replace tiles etc difficult to estimate cost without knowing roof size and cost of scaffolding. But may be doable for less than £10k. Anything other could cost more than all other possible defects together. (complete guess £50K)
Just trying to assist proceeding with purchase with your eyes open.
Second concern with electrics - surveyor should have indicated type of consumer unit and if compliant with regs - may have just covered his backside by saying needs further investigation.
Working blind without details of how comprehensive survey was.
Sounds as if worth pursuing but do ir knowing as far as possible risks that are involve. No matter how careful you are will still be something that is missed ( in my case part boundary wall fell down cost £1k to have rebuilt)hopefully that wont make a large dent in your pocket.
garyhun said:
z4RRSchris said:
Bussolini said:
Yes, maybe, but we are probably at least £1500 deep by this point (survey, broker, searches, solicitor fees) and we do like the house and want to complete the purchase. So I'd rather have the issues resolved ...
your choices:accept and potential bill later
ask them to put right now
ask them to inspire against
walk
pick one.
Don't let your desire for a house blind you to good decision making. Best to get out rather than double down on a bad situation,
hole then you’re going to end up paying for all these things for the next purchaser when they pick them up. Ergo you pay full price going in and get raped exiting as your a nice person. paulrockliffe said:
rustyuk said:
It's a bit off topic, but do you now what the cause of that was and is it something that a BUulding Inspector would have picked up if it had been looked at?
They crack for all kinds of reasons, we think it was an incorrect mortar mix but who knows. Concrete blocks were used on the inner skin, thermolite on the outside skin which I believe is a definite mistake, against building regs I really don't know.
The bloody cracks should have been picked up by the surveyor though.
It's Thermalite, and it depends which block it is, as to what they're suitable for - they manufacture a whole range under that brand - but most are fine for loadbearing use.
Bussolini said:
I suppose my query whether any of this is a huge deal?
- Seventeen year old enforcement order. Worst case scenario we have to remove a car port (inexpensive), and possibly replace a window (to confirm with surveyor). Enforcement risk after that many years seems low.
- No building regulations or planning permission on a thirteen year old extension. As far as I understand it, the council could no longer take enforcement action in respect of planning permission, and would be very unlikely to take enforcement action in respect of building regulations. Surveyor can confirm that it appears to be built properly, but noting it hasn't fallen down yet.
- Boiler hasn't been serviced since 2009. Might need to budget for a new boiler, it's old anyway, think walking away over an old boiler would be silly. Could get serviced myself in advance of exchange for £80.
- They have 'no information with regard to ownership of boundary fences'. Apparently title is silent, joint and responsible for both sides. Risk is we need to agree with neighbouring properties before changing fences etc.
- Public gravity sewer built over. This could be a bigger issue, but I think the answer is the extension was built in the mid 80s before consent was required. Extension has been up forty years and it hasn't been an issue to date.
None of these issues scream to me walk away, should they?
I am waiting on my surveyor's report which might give a reason to walk away however ...
Carport - limited to cost of removal and your loss of amenity. Can you live with it? If yes don't worry. Remember that as soon as you fall out with a neighbour, the enforcement will get going again. - Seventeen year old enforcement order. Worst case scenario we have to remove a car port (inexpensive), and possibly replace a window (to confirm with surveyor). Enforcement risk after that many years seems low.
- No building regulations or planning permission on a thirteen year old extension. As far as I understand it, the council could no longer take enforcement action in respect of planning permission, and would be very unlikely to take enforcement action in respect of building regulations. Surveyor can confirm that it appears to be built properly, but noting it hasn't fallen down yet.
- Boiler hasn't been serviced since 2009. Might need to budget for a new boiler, it's old anyway, think walking away over an old boiler would be silly. Could get serviced myself in advance of exchange for £80.
- They have 'no information with regard to ownership of boundary fences'. Apparently title is silent, joint and responsible for both sides. Risk is we need to agree with neighbouring properties before changing fences etc.
- Public gravity sewer built over. This could be a bigger issue, but I think the answer is the extension was built in the mid 80s before consent was required. Extension has been up forty years and it hasn't been an issue to date.
None of these issues scream to me walk away, should they?
I am waiting on my surveyor's report which might give a reason to walk away however ...
Edited by Bussolini on Friday 24th January 16:00
Window - limited to cost of replacement. Warning - if it is a conservation area that demands authentic sash windows etc they can be £10k a pop.
Extension - no worries from the council. Best you can do is get a decent surveyor.
Boiler - why are people so obsessed by boilers? Service it yourself if you want to.
Fences will be solvable - you probably own one side, the neighbours own the other. Always solvable with money "we'll put up this nice fence and pay for it".
Sewer .... potentially a material issue. Depends what they've built onto it. Bast case, nothing ever happens. Worst case, the water company come and lump holes in your floor. If they've built really structural stuff on it, get professional advice.
Equus said:
It's Thermalite, and it depends which block it is, as to what they're suitable for - they manufacture a whole range under that brand - but most are fine for loadbearing use.
Thanks. Block spec and buying is something I delegate! Sounds like it’s a good thing. Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff