Renegotiating after survey

[Hesaysshewaffles]

What's your experience on the above? My survey has thrown up about 3.5k of work. When I put the offer in the estate agents said they wouldn't accept anything less than asking price and since telling them there's a few problems they've become agressive. I'm taking a builder to confirm works tomorrow too.

I'm buying on my own so getting really panicky!!

I'm doing the exact same thing, we are waiting to hear back tomorrow. I suppose it depends on whats come up, has the mortgage company put a retainer on it?

Is it necessary work or maintenance you might have expected given age and condition of property.

Mortgage is fine. The loft needs cross bracing as doesn't meet current building regs and all windows (5) need replacing. I flagged up the windows when I viewed it but was told they were fine - surely basically says they are on the way out!

I'm a single parent so can't afford to folk out this money once I've bought it, and I've already spent £1k on it..,.

Greencheese what's your survey thrown up?

Mine threw up structural movement so it's a biggie, needs wall ties and strapping. I've asked for money off so it depends of desperate they are to get rid!

That is a biggie. But even if they don't agree to it, the next survey would pick it up! My 3.5k isn't much, but as the house is at the top of my budget and I think it's overpriced in even more confused!!

Well look at it like this, the survey says the windows need replacing, but can you live with them the way they are? If you can then do just that, until a few years when you may be in a position to do them. Ie my survey also showed some work on the roof that needs doing, but it's not vital, I could probably do that next year. It's whats vital really I think that may sway a reduction. If you see what I mean.

Just because it doesn't meet current regulations doesn't mean it actually needs doing . If it was signed off at the time it was done then there is no urgency , likewise windows.

Most surveys will show work unless a house has been constantly updated. Our buyers asked for the cost of repointing part of our Victorian house and a discount because the roof will need work 'in the future'. We said no as neither are causing a problem now, both came up on our survey 9 years ago and we've never come close to needing to anything about them.

You can ask though. It depends who's more keen for this particular sale to continue. In our case, if we had discounted then we wouldn't have been able to afford the new place so it would have fallen through anyway. If things weren't so tight we may not have risked the sale and had to deal with the stressful week while the buyers made up their mind (hoping we'd bend probably!)

Buying a house is a horrible process, especially when you feel you have absolutely no cash to spare.

Agree with all the posts ^^.

Surveyors are going to point out every last thing that needs doing, to cover their backs. If something else significant emerges after you buy the place, you could sue them.

Estate agents get aggressive when they can see their commission, and possibly also a precarious chain, disappearing in front of their eyes. They will also come over heavy-handed with a first-time buyer if they think that they can get away with it.

How much is the £3.5k compared to the asking price (which I assume you offered?)

Regulations for anything and everything move faster than the speed of light, especially for electrical stuff.

Ask the builder for the real implications of the cross-bracing issue. There are millions of properties out there that won't comply with "current regulations" because they were built decades before the regulations were revised. Funnily enough, they are all still standing ... (I think ours is probably one of them.)

Are the window frames uPVC double glazed or something else - wood, aluminium? What does the surveyor say about them?

If they are uPVC, and the glass is simply "blown" (cloudy), the cost to replace it is really low unless it is fancy leaded stuff.

Yes, as others have said, I'd be cautious with everything surveyors recommend. Ours said the roof needed replacing as it was the original tiles. Ten years later we had several roofers around to quote and all said to do nothing as it had another ten years of life left in it! Ditto the windows. They were original and a bit rough but lasted and five or so years before we replaced them.

you might want to contact the seller and tell them that the estate agents are being aggressive and putting the sale at risk.

what is wrong with the windows?

Thanks for your posts. I suppose I'll see what's up tomorrow. Apparently the windows were poorly planned and fitted and all need repairing on the frame and most of the panes need replacing.

Also my sellers are proving difficult. My surveyor wasn't able to access the garage for example, just a few annoying bits.

The estate agent nearly made me cry he was so rude!!

All houses have things wrong with them. I don't know about yours in particular. Houses should not be priced as if they are perfect.

If somebody has sawn off some of the roof timbers, or carried out a non-compliant loft conversion, them yes, it needs fixing.

As for price, as a rule of thumb, if you can find a better house for less money, you should buy it. If not, maybe the market price is correct.

Agree with others, just because it doesn't meet current regulations does not always mean it need's essential work.
You could have some work done on your house today meeting current regulations, those regulations could be out of date by January. It won't mean there is anything wrong with the work you had done.
If I tried to sell my house now the survey would probably throw up all sorts of things as not meeting current regulations, I would not change them as there is nothing wrong with them and everything is well maintained.
I would not lower my price due to these reasons.

If the roof problem was serious, there would have been a mortgage retention. The windows are still functioning as windows, so it's personal preference if you remove them. I think it's fine to renegotiate after the survey, but in your case with no mortgage retention, minor issues and difficult sellers it is not worth it.

I took my builder along today and he said that there's £1k of jobs that need to be done - one is a major security risk to the house!! I'm even more annoyed as my surveyor didn't pick this up!

There's also about £1.5k that should be done, but doesn't hae to be. My estate agent (on my sale) has suggested I ask them for the 1k.

What is the serious security risk?

some older style DG windows can be easily removed from the outside, great for burglars. Been there.

is that what he means?

They'd moved the gas box and left the gas 'door'. On opening the door we found ourselves looking at the kitchen! They didn't fill the hole in, so you open the plastic door and it is a big hole that even an adult could squeeze through! It's not major money but it is something tht needs to be rectified.

Special subject - one window is awful and he said thy it's basically dangerous! The others are really old - about 20 years and haven't been maintained so when you open them the components are in awful condition.