What should I consider before putting in an offer on a place that needs work?

[BeenieBaby]

I think ts mainly superficial work- new kitchen, bathrooms, and probably knocking through some walls in the loft conversion (currently 3 small rooms in the loft), as well as replacing the staircase that leads up to the loft (very narrow space, thinkin of replacing it with a spiral staircase). I'm trying to coordinate with a builder so I can get a rough estimate of cost before we put in an offer. To be honest I'm just a bit scared at the thought of it all, and need some reassurance please! I was hoping to avoid having to use an architect / designer- is that a big mistake??

Does the seller acknowledge that there is work to be done? If it is superficial in your eyes it might be unnecessary in the seller's eyes and a low offer would be rejected.

Consider the boring bits - what's the wiring like? Are there sockets in the right places /numbers? Does it have modern breaker boards or will it need new ones?
What's the state of the plumbing & heating? Are you on a water meter if so do you need to think about fitting low flush toilets (we've just bought a fab Victorian house on a water meter with awful huge flush toilets which need replacing)
What's the state of the building fabric - windows, paintwork, roof, pointing?
Damp?
Does it come with the carpets included or will they want more for fixtures & fittings (even if only temporary it's worth thinking about if you are planning a big outlay)
Plan for a contingency fund as you are bound to find unexpected stuff once you move in.
Ours came with a burglar alarm but it turns out it only partially works so need to replace it.

You have to differentiate between necessary maintenance and personal taste. Knocking through rooms and kitchens and bathrooms may just be taste issues

I think if its major get someone to help eg a spiral staircase to a loft which is sizeable is a mistake as they are a nightmare to get furniture up and are not 'quick' to descend in the event of a fire. You need someone to look at the rooms as if you open it up they may need more structural support.

Everything wonky legs mentioned.

Check the loft conversion has building regs, if there are no building regs certificates the room can only be used for storage not sleeping and this will reduce the number of bedrooms and the value of the property. I would think changing the staircase would need a new building regulations inspection so be careful.

Thank you!!! I had assumed it was above board as its marketted with those bedrooms included, but the stairs leading up and very narrow (about a foot wide?) and you have to stoop to climb up. I thought a spiral stair would give larger footholds and open it up and i think that definitely needs to be done. I'll check about building reg papers. If it is not above board, how do I proceed??? How do I find out if its just a case of replacing the stairs or if it will never pass regs because of ceiling height or design?

I think stairs up to an attic room are allowed to be narrower, but have to be permanent and fixed. There is also a minimum height (230cm) that has to be found to allow the room to be a bedroom rather than a room for storage etc. I've just read a magazine which has a lot of this info in! Many loft conversions do not require planning permission but might do if (there are a number of variations given, but those that might affect this property are:) if the area exceeds 50msq, if there are more than 2 habitable room and if it is in a conservation area (you don't say but in case it is). Even if planning permission isn't needed it still has to conform with building regs.
I'd consider if the property has been valued to reflect it's current state - you may not be able to make an offer that effectively pays for the work you want doing if the price reflects what the house is worth.

does it appear to be cheaper than other property's of similar size/ style/ location ? if it is already cheaper then putting in a low offer may not do you any favours ? if it's not looking too different - then perhaps a written offer - detailing why you are going in low - might get you a better response from the seller .
If you are competent in DIY and building regs aware and if you are comfortable buying and renovating this property - it sounds like a great opportunity. You can always pull in professionals as and when you need them . Not all designers are flouncy !! some are pretty handy and sensible !! ( ie me !! lol ) good luck with this prospective purchase !! sounds like a fun project !!

The smiley in there was an accident!

You can ask to see the property file in the planning department or talk to building control who deal with building regs. Your solicitor can arrange an indemnity policy to cover you against prosecution by the planning department, BUT only if it has never been drawn to the attention of the planning department. To be honest this route is not ideal, because an indemnity will not cover you against substandard or unsafe building works, only against prosecution.

Estate agents don't always bother to check the correct certificates are in place, they want you to pay your survey and mortgage fees and commit to the property first!

Modifications to the staircase would be best carried out under the guidance of an architect or builder with a good knowledge of current building and fire regs.

Be realistic about how long work will take and if you can stay there at the time. Always add abit onto the work fees cause Tgey quite often go over.

The things you describe sound like adaptations for your personal taste, rather than necessary work, and I wouldn't expect the vendor to adjust their price at all. Basically, the things that can be seen - e.g an old kitchen - will be reflected in the asking price already, and you need to look out for 'hidden' things that might affect the value of the house, like structural problems.

Assume all building and renovation costs will be at least 50% more expensive than the highest quote mentioned.