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Original poster

Asbestos apparently identified in buyer's survey. Can anyone advise please?

25 replies

RappyNash · 20/07/2013 12:48

Our buyer's survey has suggested we have asbestos in our chimney breats. We've only had the property 18 months and this was not identified in the survey we had done on the property. Not really a surprise though as the house dates to 1900.

Can anyone advise on next steps please? The buyer wants to renegotiate the price based on this issue. However, we are not desperate to move (we'd like to, sure, but no real time constraints) so I'm not going to be pushed into making a decision until I understand the nature of the issue.

OP posts:

WeAreEternal · 20/07/2013 12:53

You could have/ask for a second survey to be done.
It seems strange that aspestos would have appeared in 18 months.

So either your first surveyor missed it or this one is wrong.
Either way you should check.

Original poster

RappyNash · 20/07/2013 12:56

I've checked the original survey results and of course it's all weasel words "can't see any superficially but no guarantee that it might not be there" etc. :(.

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Spickle · 20/07/2013 13:07

Moved to our new home recently and the survey we had done stated that there "may" be asbestos in the artex on the kitchen walls as it was unclear when the artex was done (house empty, built in the 1950s). I think it's done to cover their backs. We were still happy to go ahead with the purchase and various kitchen companies we are having round to measure up for a new kitchen, say that it is unlikely the artex contains asbestos, but they would take precautions/tests as we want it removed. Doesn't seem to be a deal breaker, so long as suitable protective clothing is worn when removing asbestos.

Original poster

RappyNash · 20/07/2013 13:15

Thanks both.

Should I be getting our conveyancing solicitor involved yet?

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Vinividivino · 20/07/2013 13:22

Agree with above posters. Asbestos is not a deal breaker. We bought our house knowing it might be in the ceiling of quite a few rooms but we wanted the house, know that it's safe for now and will get it removed when we want to do building work. I would play reasonably hard ball with your buyers but, as a fall back position if you think you may lose the sale, you could offer them a small discount 'as a gesture of goodwill and your commitment to the smooth progression of the sale.'

Vinividivino · 20/07/2013 13:25

Yes do any negotiations via your EA but keep your solicitor in the loop too.

Spickle · 20/07/2013 13:33

Might be a good idea to give your conveyancing solicitor the heads up. They are working on your behalf and may have to negotiate with your buyers conveyancer regarding this issue.

Vinividivino's suggestion of a small discount as a gesture of goodwill and your commitment to the smooth progression of the sale sounds a brilliant idea. We did much the same by agreeing to pay for an indemnity policy on behalf of the seller, as she was getting stressed about not having a "Part P" certificate and the whole process taking so long. So we agreed to pay as we were mindful of the delays caused by our buyer, which had a knock on effect to everyone in the chain.

gindrinker · 21/07/2013 08:40

You don't have to remove asbestos as long as its in good condition.
Where is the chimney is it? Is it damaged?

Original poster

RappyNash · 21/07/2013 09:09

Well, I've spoken to the neighbour we are attached to (we're end of terrace) and she's had her chimneys inspected and an asbestos survey done on her house, both of which showed no asbestos. The flue is lime rendered, which is apparently typical of a property this age (?).

So unless it's later work the surveyor is referring to (and I can't see any), I'm not sure what he's talking about tbh. I need to speak to the EA again in the morning to get him to try and uncover what the survey actually says.

And yes grid, I was under the impression that it's fine unless damaged. I just worry that most people wouldn't know this and will be put off without even taking the time to understand the implications.

I do think the buyers want to use this to renegotiate as they've also mentioned the wiring as an issue. The wiring doesn't completely conform to current building regs, sure, but that's because of its age - we've spent nearly £2k on doing everything the electrician who did out periodic inspection and testing told us was needed to make the house safe.

OP posts:

Original poster

RappyNash · 21/07/2013 09:12

PS, what do we think a reasonable small discount to progress the sale looks like? Offer price is £270k.

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pinkje · 21/07/2013 09:32

Have you seen the thread in chat?

www.mumsnet.com/Talk/_chat/1806637-Urgent-help-House-offer-dilemma

Sorry don't know if that's how you post links, it"s on about page 3 I think.

Trazzletoes · 21/07/2013 09:42

Agree that asbestos shouldn't be a huge problem - we also bought our house with extensive artexing . Our survey also said our chimney contains asbestos and should be replaced as a matter of urgency... It's bricked up so definitely not a problem even if its damaged...

Anyway, I was under the impression that asbestos in chimneys should be replaced if the chimney is being used but i may have invented that.

Original poster

RappyNash · 21/07/2013 09:42

Hi pinkje, no I hadn't, thanks. I'll try to find it.

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Original poster

RappyNash · 21/07/2013 09:47

Gawd, surveys on a property this age are such a headache. They just send people into a complete flap and are of debatable use. We panicked big time when we bought the house as it was just pages and pages of 'get an electrician in', 'get a damp company in' yada yada yada.

Actually living here you realise that it's a great house, and all properties this age are pretty much a constant cycle of maintenance.

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Original poster

RappyNash · 21/07/2013 10:02

LOL, so the advice on that thread is basically the opposite of that here - telling the buyer to stand their ground and saying that asbestos is a deal breaker for most buyers.

Guess it depends on how you ask the question .

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pinkje · 21/07/2013 10:24

Is it your purchaser?

Original poster

RappyNash · 21/07/2013 10:35

I don't think so - we've not rejected a lower revised offer (haven't been made one).

Interesting that the advice on that thread is that the seller is definitely more desperate. Not true round here.

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Trazzletoes · 21/07/2013 11:01

You could always get it tested for asbestos to be certain.

Our survey said our chimney definitely has asbestos based on the local knowledge of the surveyor but he has never actually seen the chimney himself.

formicadinosaur · 21/07/2013 11:16

I would probably get a couple if asbestos company's in to out line the work needing doing and quote

formicadinosaur · 21/07/2013 11:18

We has asbestos and the work cost about 3k

Original poster

RappyNash · 21/07/2013 11:26

Hmm, is an asbestos removal company going to be honest about whether it's safe to leave it there or not?

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Trazzletoes · 21/07/2013 13:21

Rappy yes IME. I've spoken to various asbestos removal companies after we moved in. They ALL told me to ignore the possibility of our chimney as its sealed. One told me we had asbestos in our artex by looking at a photo of it while numerous other companies have said its impossible to tell without professional testing.

They've actually all recommended we just leave it, or skin the ceilings rather than remove it ( though I would prefer it removed) as removal is more expensive.

I was quite shocked by their responses tbh!

Misty9 · 21/07/2013 20:10

We had potential asbestos in the upstairs ceilings flagged in our survey, along with some damp and guttering needing attention. We're certainly not looking to renegotiate price (£258k) based on this though - issues to be expected in a house of the age it is IMO.

I'd hold fast with your buyers. Have they suggested a lower price yet? The only things which would lead me to renegotiate are seriously dodgy wiring, structural problems, dry rot or serious damp. Anything else is part and parcel IMO.

Original poster

RappyNash · 21/07/2013 20:13

No, no offer yet, although the estate agent said they wanted to know if there was room for renegotiation before they go ahead and get quotes for any remedial work.

OP posts:

MinimalistMommi · 23/07/2013 09:47

Proper safe removal of asbestos is very expensive, we had it with a property we almost bought.

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