Wall ties

[bumbez]

The purchasers of our old Edwardian house have had 2 companies to inspect and quote for work.

company 1 found a bit of damp and said the wall ties definitely need replaced as there is lateral cracking - meaning the wall ties have expanded. 5 grand of work plus vat). The gentleman went into our loft (company 1 and said it was fine no woodworm etc)

Company 2 say 4 grand plus vat for damp and woodworm treatment in the loft but couldn't say one way or the other if the wall ties need done as it would involve removing bricks which is not a free service.

Annoyingly company 1 didn't mention that the loft was fine so now our buyer wants them to come back and requote for timber treatment.

I think the buyer is angling to get money off despite the surveyer agreeing with the sale price.

Has this happened to anyone else? If wall ties have expanded does that mean they have gone?

We believe they have got our house for a good price - 45 grand under original asking price. On the other hand I don't want to loose out on the house that we are buying - which will also need work according to the survey - but I think it's an old house and wouldn't dare to ask for any more off.

Any thoughts greatly appreciated.

Ouch - is this stuff that came up as possible in the survey or definite - ie did the surveyor say they needed immediate attention or was it them covering their arses in a "it may need some attention at sometime in the next 40,000 years".

If the former you may need to take a hit - but certainly not all - maybe offer 2k off as a gesture of goodwill and the statement that there would be no further negotiation/reductions and you have to exchange by x date (ie get something back for your money).

If the second one (ie woolly arse covering) then I would be tempted to pay nothing. The offer was made an accepted on the house being in the condition it is - price reflects it, nothing definite in survey - and even the builders cannot agree. Professional surveyor accepts price therefore buyers should accept price.

But in all these things it all comes down to how much you want the buyer - it always bloody does doesn't it - and if you can swallow a hit of a bit more money. I certainly would not do the the whole amount - especially as the builders are so vague. And the builders were hardly likely to come in and say "hey nothing needs doing - so no work for me here" are they.

As for my knowledge of wall ties...non existent - so I am not much help really. Will stop waffling now!

We really want the buyer so your suggestion of 2 grand sounds a good idea. Just actually got the official survey back on the house we are buying and it needs more work than we thought but has been valued at 15 grand less than we have agreed to pay with a 5 grand retention on the mortgage, not sure if that's good or just making it even more complicated.

it sounds like damp companies quoting. they are well known for finding work where none exists!

to have wall ties you must have cavity walls. if you have an edwardian house that is possible but would be an early example of the technology. stupid question: are you sure you have cavity walls?!

failing ties is a massive job btw. I'm not sure 5k would sort it. i also think the original surveyor would/should have spotted it.....