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Valuation report - zero value

32 replies

AnxiousSuze · 30/07/2018 18:39

We got our valuation back and it said £0. It is valued at the offer price after receipt of reports:

  1. Electrical safety report - it says the electrics seem to be unsatisfactory
  2. Structural report - we have one of these as it's non-standard construction but it specifically wants to know about a tree close to the gable wall. The structural report didn't mention this specifically so I have asked.
  3. Asbestos report - I am chasing the vendors for this. There is no evidence of asbestos in the roof but something called Asbestolux on a water plinth (which I know is asbestos) .

If the reports come back bad what do I do? If there is movement from the tree I will not touch it, but for the electrics what do I do? I've ordered an ECR. Do I or the sellers pay for asbestos survey? This is all really adding up Sad

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cittigirl · 30/07/2018 18:42

I wouldn't buy it OP. Sorry

AnxiousSuze · 30/07/2018 18:52

Why? Rewiring is fairly standard, and the asbestos is a very small bit that can be removed. We've already had the structural and steel survey which showed no issues.

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LadyPenelopeCantDance · 30/07/2018 18:56

If it is costing you this much worry and expense before you even own it, It’s probably going to be a money pit.

Have you set aside budget to do all of the required work that the surveys may suggest?

MidgeMidge · 30/07/2018 18:57

Sellers definitely pay - they'll need the reports if they want to sell, regardless of whether you buy it or not.

Get the reports and refer back to the valuer, they might then be able to place a value on it if the works are not as bad as expected. Also, find out what type of non - standard construction it is, some lenders will still lend on certain types, particularly if they've been repairs.

(Ex Mortgage underwriter)

AnxiousSuze · 30/07/2018 18:57

What I mean is the surveyor didn't mention any movement but as they specifically need this he's going back to take a more detailed look.

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AnxiousSuze · 30/07/2018 18:58

It's Trusteel, we've known this since the beginning. The bank lends on it, it's not why it's nil.

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AnxiousSuze · 30/07/2018 19:00

Sorry, fhe valuation is at the offer price if reports are satisfactory.

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Cheerfulcharlie · 30/07/2018 19:04

Sounds to me like the valuer is waiting on the full information (ie the tree close to the gable wall and asbestos report) before valuing it, rather than stating it has NIL value.

MidgeMidge · 30/07/2018 19:08

So it's not that bad actually. Once the information's in about the tree (which, if it wasn't mentioned initially might be ok), and the other reports, have a think then. Are there a lot of Trussteel around you or is it rare? If there's a lot, I wouldn't let that worry you.

It's quite possible that the valuer will say, once he's seen the reports, that the lender must hold a full retention until the works have been done, ie they won't let you buy it until it's right. That's ok, the onus is then on the sellers to get it done, and if they try to get you to contribute, take your solicitors Advice.

AnxiousSuze · 30/07/2018 19:15

The whole area is Trusteel, and the steel survey came back fine, no issues on that front.

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AnxiousSuze · 30/07/2018 19:17

So re electrics, if the report is bad do the sellers have to rewire?

We do love the house, just finding this all fairly stressful and confusing.

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johnd2 · 30/07/2018 19:35

Most houses have dodgy electrics and surveyors are not qualified to comment on them beyond "looks dodgy" so to give a zero value is silly. The valuation should be what the mortgage company would get for the house at auction. Dodgy electrics would make very little difference in the grand scheme.
Dodgy fundamental structure would, if the house is deteriorating and would have to be demolished (but you already said it's not that)
Sounds like the surveyor is being strange.

MidgeMidge · 30/07/2018 20:05

If it turns out just to be the electrics, you might end up negotiating over the price. Obviously you want them to pay, but they are unlikely to want to, so a slight reduction might be the way to go if the valuer is happy it's that.

Best bet is to wait for the reports and see what they say.

AnxiousSuze · 31/07/2018 19:45

The structural engineer went back to the house and said the tree is fine.

We've ordered a EICR but feeling so deflated qnd anxious. This is the only suitable house in our budget and we're rapidly burning through money with surveys.

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MidgeMidge · 31/07/2018 21:08

Oh that's good. It'll need to be referred back to the valuer.

Hopefully the electrical report will come back as good. Have you arranged the asbestos report?

Don't feel down, it's better to know this stuff up front when you're spending a lot of money.

AnxiousSuze · 31/07/2018 21:34

Not yet, no. I'm so loathe to keep spending money when I don't know what's what! I don't think the electrical report is going to come back good unfortunately. Very few sockets, no bathroom extractor and no outdoor lights leads me to believe it's the original 60s wiring. Which would be ok to sort in our own time but if its a condition of the mortgage then can't do that.

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MidgeMidge · 31/07/2018 21:43

So when you get the electrical report back, negotiate with the seller. Don't forget they want to sell - and there's relatively few valuation companies that lenders use, so it's possible that even if you decided to pull out, the same valuer would visit and make the same demands with the new buyer.

Re the asbestos, if it's stable, chances are they'll be ok with that.

BubblesBuddy · 31/07/2018 21:50

These types of houses were mostly constructed by local authorities after ww2. They are not rare and tend to be on estates.

The Trussteel houses have been known to have corrosion where the steel meets the concrete base. You may find the Council did a report on the house when they sold it. There is quite a bit of info about these houses on the web if you google it. The Council itself might hold info if the estate has been surveyed for structural defects. They may know if any remedial work has ever been done.

The concern about the tree may have been to do with the foundations of the house.

If your Structural Engineer is happy with the house and the integrity of the steel, you don’t need to worry though.

The electrics are probably old and need upgrading. I wouldn’t get the owners to do it. You might not get what you want. You need to negotiate a price reduction to cover the work.

AnxiousSuze · 01/08/2018 09:09

But the mortgage won't be granted until remedial works are done, so we're stuck! We don't have the means to rewire it ourselves, and we can't exchange until we have a mortgage- spending thousands on a house we don't even legally own and the sellers haven't committed to selling to us is madness!

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AJPTaylor · 01/08/2018 09:18

Get a quote for rewiring is what i would do at this stage. Then you know what you are dealing with. And its free.

NurseryFightClub · 01/08/2018 11:27

Please bear in mind with rewiring you may need to replaster, specifically if extra sockets

scaryteacher · 01/08/2018 11:27

I don't have an extractor an any of the bathrooms - we open the windows. Not an issue.

No outdoor lights shouldn't be a huge issue either, and more sockets can be put in.

BubblesBuddy · 01/08/2018 15:39

An extractor is an issue for building regs. Most electrical contractors would require an extractor is installed.

MidgeMidge · 01/08/2018 20:30

Suze, once you get the electrical report there are a number of options. It's likely the valuer will give you a figure for current valuation once he's seen the reports. I've only ever seen a nil valuation in present condition (but a when repaired full figure) when a property has no bathroom or kitchen, not for electrics.

Most likely scenarios are

Option 1. Report goes back to the valuer, he says ok, if the electrical work is going to cost say £2000, and that's the only problem, then it's worth (say) £248,000 now and £250,000 once the works are completed. You then renegotiate with the sellers and show them the comment from the valuer that it's only worth £248,000 in its current state. You then buy the house for £248,000 and pay for the works yourself.

Option 2. As above, but sellers do the work before exchange. Valuer reinspects the property (small reinspection fee might be payable), gives it the ok, carry on as normal to exchange and completion. Valuer might not even want to reinspect, they might just want to see written evidence and receipts.

Option 3. As above, but you don't negotiate with the sellers. You pay full price, but the lender won't base your mortgage on the higher price, so you end up putting more money in and having to pay for the electrics as well. However, the lender may be able to release the extra to you once the work is done (this is called a retention)

Does that make senseConfused

AnxiousSuze · 02/08/2018 00:54

Yes, makes total sense. Thank you very much! Will know soon about both electrics and asbestos and can make a decision then. I'm starting to cool on the house which is helping me stay calmer!

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