Remortgage valuation - how much will poor condition effect value?

[BraveLilBear]

I have the fear and could really use some rational thoughts please.

We have a surveyor coning tomorrow for a remortgage valuation. The house needs a lot of work and I'm really worried about how much the value will be effected.

Work like - staining on kitchen ceiling after bathroom leak, several door strips damaged/missing, grotty shower room, damp damaged/badly repatched wallpaper, broken banister spindle, various bits of cat damage, entire fence fallen down (due to recent storms) and crappy garden etc.

We've done a lot to improve the house since it was last valued but this is the first time I've been involved in a remortgage since being a homeowner and I'm really worried.

From a distance, the house looks fairly good - fairly tidy and as clean as I can get it by tomorrow (on mat leave but DS is teething and has whinged non stop for 3 days now so progress is limited).

DP says it will all be ok and I'm being a pessimist. Will it be ok? Should I be explaining everything to the surveyor? Feel so stressed!!

We had a small water mark stain on our utility room (bathroom above) and too be honest I completely forgot about it and it didn't make seem to make a difference. They are there to check basically it has four walls and a roof and that the bank could recoup what they loan you.

We are in London and were very conservative in our estimate though. Have you overestimated do you think?

My husband had ripped the bath out of the ensuite just before we had the surveyor round for a remortgage valuation. I was a bit worried it could effect the valuation so made a point of saying that we were planning to re-fit the bathroom - he kind of waved his hand dismissively as if to say don't worry about it. He did ask where I'd got the valuation figure that I'd put down on the mortgage forms - which was from recently sold prices on Zoopla and what similar properties were on the market for.

DP has put down the Zoopla value - we have about a 6k buffer in order to hit the LTV though. Prices here have been going up so should hit the lower mark - but I'm worried it might be close.

We also needed a specific valuation in order to achieve the necessary LTV - asked the surveyor while he was at our house if he thought it would achieve the minimum we needed and he told me he 'didn't think it would be a problem'. So, might be worth asking the surveyor to put your mind at rest.

The stuff you've mentioned just sounds like simple re-decoration stuff (apart from the fence, but with the recent weather that's understandable), so I wouldn't think it would make that much difference. If you had a half-built extension that you were including in the number of bedrooms you had, I think it would be a different story.

Thanks both - that does make me feel better. We're about to re do our main bathroom (unrelated) and are planning to tackle the rest of the jobs but they clearly won't be done by tomorrow!

Our valuer clearly just took the value I suggested, then (irritatingly) insisted on a massive retention to cover the loft conversion being finished off. Which was annoying, and has cost us a fair bit in revaluation fees (although we've saved on interest, so ho hum). So as long as you can back up your valuation you're fine. I wish I'd puffed the price a bit to be honest, one of my neighbours is selling their identical but no loft conversion house for £70k more than my valuation figure. And another one sold in 2011 (with loft conversion) for £80k more than my valuation figure. So being modest was obviously not helpful. Surveyor didn't seem to care about the cracked tiles, water marks on the ceiling, old subsidence in the garage and the destroyed kitchen. He was a bit bothered about the no roof though.