Hi there, if you've followed my recent house buying saga you'll know we spent sixteen weeks trying to purchase one house. We delivered an ultimatum after this time since the vendor wouldn't exchange or commit to choosing an onward purchase. We've since pulled out of that property and set about finding another.
Well, we found one, and currently in mortgage application stage. However, second viewing threw up some issues. Most seem cosmetic, but the glaring problem is certain chimney breasts have been removed whilst others and the stack remain intact.
The breast is gone in the living room, but not in the bedroom above it. The stacks remain in the attic bedroom. The breast is also gone in the kitchen and bathroom above it, but again - stacks in the attic. Next door, all their chimney breasts are intact and therefore relying on some support from our side, any structural issues will affect them too as the chimneys on the roof are shared between both houses (mid terrace - them and end terrace - us).
Called the EA today to ask whether the vendors knew when these had been removed and any building regs. They said no, no idea when it had been done, and no paperwork, nothing flagged when they bought it two years ago. Obviously this was an oversight with their surveyor and themselves. We are concerned about the structural integrity if the current support is not adequate.
Here's our dilemma. We can stick with the property and get any remedial work done, just about affording it. Or we can pull out and look for another property. There are caveats to both.
We will call building control tomorrow and ask them to send someone over, can't imagine the vendors will be too happy. We will also seek a structural engineer and determine how unsafe the support is and a quote to fix.
The house has some cosmetic work that needs done too and new plaster, plus other potential issues that may need a fix (we are looking into this large issue before we undertake a full survey, we also have not undertaken searches yet so not to spend too much money too early). Doing any remedial work on the support would put our renovation plans way on the back burner. Depending on the cost of this work, we will try and negotiate with the seller to knock some money off the price. With that, and the building regs, getting the council involved, talking to the new neighbours, and arranging it all, we wonder if it's more hassle than it's worth. At the same time, we really like the house and the location is perfect. We really thought we had found the right one.
If we go for a different house, it may be difficult - we are already getting priced out again, with very little coming on the market in the right location. We've seen a couple of houses which are finished better cosmetically - so in theory, even if these also have similar issues, we can just throw money at the problem and still have a pretty house to go on with. Unfortunately these houses are just above budget so we would have to offer 7% less. Plus we have only just applied for the mortgage on the current house - we have no idea if the lender will get arsey with us for changing our mind about the property and choosing another, or be unwilling to lend. So that is a risk.
We're really not sure what to do.
Has anyone had a similar problem, how did it work out? Presuming the vendors are amenable, would the work be such a hassle to do? If anyone has had a steel beam support put in for this purpose, how messy and expensive was it? Did you feel safe and reassured afterwards (another concern of mine, that I'll still worry!)