Don't know how to handle Estate agents!

[GreenBeeSW]

We are really interested in a property but are feeling quite put off and confused by EA. We're ftb, so new to this but we are pretty clued up (I think!?). Property is a listed building, was advertised as "needs some cosmetic updates" and photos showed out of date decor but generally good state. On visiting we found there had been significant cosmetic damage since photos were taken (burns and missing cupboard doors etc), all windows and external doors are in need of full replacement, wasp problems, garden is literally a jungle with rotting decking and need for tree removal, and the "LPG" heating is actually much more costly bottled gas. This is in addition to the "cosmetics" we expected like carpet replacement and painting.

I really struggled to get hold of EA after viewing, when I finally got through to him, he said that these works were reflected in the price (So why not the description?!). Turns out the property was listed over a year ago for more when the resident was still alive, the listing and images haven't been updated since then. The property got relisted just over a month ago and has had "steady interest" but no offers, although the EA insists the price is fair because it's a desirable area.

EA also gave me some total bull crap about the Grade 2 listing "It wont really impact you, you could replace windows with tasteful Upcv without permission". Checked with the conservation office, this is untrue, and we got a quote from tradesman which was twice what EA suggested.

Also asked about age of boiler, wiring, previous listed building consents, re-pointing and plastering. He wasnt able to answer any of these questions and basically said "Look you're a ftb, let me explain how it works, you pay for a survey and they'll tell find out this for you". Feel annoyed and patronized! Am I being naive? Is it ok to ask these questions? This is a massive purchase, I thought it would be completely reasonable to find out as much as you can BEFORE putting in an offer?!

We are still interested in the building, although it would definately be a "low"offer. We've requested a second viewing, and again said we would appreciate if they could answer some of our questions. Not heard back yet. Dont know how to manage the EA relationship as a ftb, and not sure where to go from here?

The agent sounds like a dishonest whatsit. If probably complain in writing about him blatantly lying.

When I’ve seen ‘cosmetic’ describing a fixer upper, I just assumed it was about not hurting the vendors feelings.

Do you have much hands on experience with listed properties? This one sounds like a bottomless money pit.

Whilst it’s lazy of them to use old photos and details I wouldn’t expect the EA to know any of that stuff about one of their properties tbh. Fair enough if the owner was alive, they would ring them and ask how old the boiler was but I’m not sure how you would expect the EA to know when the boiler was put in if there isn’t anyone to ask.

EA isn’t going to put their neck on the line and give advice about plastering, wiring and re pointing when those aren’t skills they have, he’s right, the surveyors report will give you all that information, depending on what level of survey you pay for. The EA also aren’t going to chase details up through the local authority to find previous building consent. Yes they want the commission from the sale but they aren’t going to put hours of work in for buyers when that’s not what they get paid for. When you come to sell a home just remember that it won’t be him you give your business to!

Some info here
www.which.co.uk/money/mortgages-and-property/first-time-buyers/buying-a-home/how-to-buy-a-house-alm0r9l4yf5x#headline_2

www.love2move.co.uk/how-to-guides/how-estate-agents-work/

Ahahhaaaaa! This EA has a nightmare property to shift and they know it!

Calor gas?? For central heating?? Nononononoooo! Get a quote for wither oli-fired or LPG heating full install. £10k I'd say, maybe a bit less.

Count on it needing full rewiring, replumbing, replastering, potentially damp-proofing depending on age. That is going to set you back at least 20k depending on region.

Garden... £5k to make presentable, providing no Japanese knotweed or similar.

Needs a tree cutting down?? Is there a TPO in place??

Damage after listing.... is there a tenant in situ?? If so... no vacant possession. Will need eviction. Huge backlog owing to COVID.

Been on the market for an age? Unrealistic price and intransigent, pain in the ass vendor.

Walk away OP.

Plus... listed buildings are a nightmare. And EAs know nothing about them. They will tell you any old shit to get a sale. Same principle applies to anything they tell you about school catchments, extension potential, neighbours, rights of way, I could go on and on and on... I am never moving again

OP you are not imagining things. I recently viewed a property that was described as being in excellent decorative condition. Well. It had been done out nicely about 15 years ago. It needed redecorating, retiling, and a new kitchen. The EA told me to watch a wobbly (carpeted) stair. I had a nasty feeling the actual staircase needed replacing. It’s the EA’s job to sell a property and if you notice things, don’t forget there will be other things you don’t see. I’m house hunting right now, and I honestly don’t even consider listed buildings. They may be beautiful but they can be a lot of hassle.

It's really down to you to investigate and make your own mind up. The EA will tell you anything to get the sale (some have scruples but not many.) They have done their job in getting you to view the property.

Only you can decide if the property is good value FOR YOU. Don't let your heart rule your head. Work out what all the work will cost to bring it up to the standard you want in your house and take this into account when you decide the maximum you will pay.

It sounds like a probate sale? Often the beneficiaries will want their money sooner rather than later and a firm offer can be very very tempting. Stick to your guns.

Note: you are responsible for the grade 2 listing for the house. If you buy it and previous work has been done against the listing then YOU are responsible for remedial work to put it right. But you can contact the councils conservation officer and talk it through; they should be able to put your mind at ease.

Lastly, listed buildings are invariably money pits, not all but a lot. When you need work doing it can cost a lot more than if it wasn't listed.

Thank you everyone, this has all been really helpful!

I think I'm just a bit shocked by the misinformation we've received. I know EAs are there to sell the property but I didnt expect this level of nonsense, I thought they would know the houses but I feel like their values and descriptions are essentially meaningless. In different houses, with different EAs we've also 1. Been told the central heating was gas when it was oil 2. Told there was double glazing, there wasnt 3. Completely different garden shown on images 4. Given false info about the boundaries and parking.

With regards to the listed property... we plan to view it again (if they ever get back to us). We'll be taken FIL who is an electrician and has done multiple renovations, including listed, so he can help give us a reasonable idea of works needed. We're not adverse to a project, and it ticks pretty much all our boxes otherwise. But we will absolutely walk away if the works are unrealistic, and as you say, we'll only consider paying what it's worth to us which is likely to be considerably under the current asking price.

The EA who sold us our present house lied about some things. She also lied in a way by just failing to point out several things to us. It took an extensive survey and lots of questions to the solicitor to find out the bits that needed doing to the property, as a result we got quite a lot of off the asking price as we are happy to have the work done. However the house you're looking at op needs a tremendous amount of work and money thrown at it.

I would not take on a listed property that required renovation - you may have to ask permission to do the smallest stuff!

Listing means not installing double glazing and certainly not upvc, even just replacing the windows can be tricky - you can be required to repair. Lime plaster instead of gypsum. You will also need a specialist survey by someone who is familiar with listed buildings.