Potentially pulling out of purchase

[dizzyupthegirl86]

I didn’t think I’d feel so sad about it...

Offered on a house in June, which was accepted and things have been plodding along since then. I’m not in a chain, it’s been mostly covid related delays.
I had the homebuyers survey done which picked up a few significant issues - damp in the outbuildings and some dodgy electrics there, some issues with the felt covering on a bay window, etc... nothing huge or of concern, particularly as I was getting the outbuildings rebuilt anyway! But it also found problems with the roof - some slipped tiles, no pointing on the chimney, and the covering on the inside in not great condition meaning the surveyor could see light coming in through the roof from the loft! They recommended immediate repair and replacing within 3-5 years.

The sellers only bought the place 3 years ago (they are a couple who are now divorcing) so it’s not like they’ve been in the house for years and haven’t been aware of any issues. They’ve also done some work on a bit of land at the bottom of the garden that isn’t theres (and yet forms a big part of the garden which is one of the main selling points) and are refusing to get indemnity for it.

My solicitor today has said the sellers won’t consider repairing the roof or negotiating on price... So I’m considering walking away from it. It’s at the top of the ceiling price (mainly because of the garden) and although I love the house, it’s just not in my budget to pay for a new roof when the work needed isn’t reflected in the price. I suppose I’m particularly resentful because I’m willing to overlook all of the other issues the survey pulled up.

There have been other houses that have come on the market which tick more of my boxes so I know they exist - but how do you make that mental switch from mentally unpacking in one house to trying to put yourself off it and start looking elsewhere?

I need to have a serious think about it - I’ve only heard about their refusal on the roof this morning - and I don’t want to make a snap decision - but does anyone have any words of wisdom please?

Ah how awful for you! Have you had any indication of the costs for the repairs highlighted in the survey?

I am currently looking and have fallen in love with three different houses which we were unsuccessful with - so totally emphasise with your comment on mental unpacking!

Such a shame but there are always other houses and putting yourself under pressure to install a new roof etc isn't worth it. It's a shame the vendors are being so unhelpful but if they are divorcing they are probably arguing about this too.

Nah pull out.

I also check the cost of repairs to see if you can comfortably afford to repair and then maintain the property.

However, I’d probably not want to spend the top whack on sth that needs work as I wouldn’t want to end up a slave to the property and spending every spare penny on it.

My advice would be, there will always be another house!

I have sold and bought five times and understand how you can become attached to a house.

I have loved houses and walked away if the surveys have identified expensive issues.

Trust yourself- there will always be another house!

Aww thank you all, I was expecting to have my arse handed to me!
@JoJoSM2 I think you’re right - if it was dirt cheap then I’d feel differently. But it’s top whack for the area - which I don’t mind so much even though - PLUS the additional roof work.

I haven’t had any quotes for it but a friend of mine had a quote on a similar house which was 10k so that’s the ballpark figure in my head. I’d have met in the middle of that, but it doesn’t seem like they are willing to entertain that.

It wasn’t perfect - its a small bathroom and slightly further out from a train station than I wanted - but it had the wow factor to make up for it! I suppose now I need to concentrate on the negatives a bit more don’t I?

Pull out, you said you were buying it at the top of your budget mostly for the large garden which doesn't belong to them and they will definitely have know of problems with the roof if you can see daylight thorough it. I am a conveyance and would definitely advise my client to pull out if they refused to compromise and sort out the issue with the land ownership first.

@redastherose

Pull out, you said you were buying it at the top of your budget mostly for the large garden which doesn't belong to them and they will definitely have know of problems with the roof if you can see daylight thorough it. I am a conveyance and would definitely advise my client to pull out if they refused to compromise and sort out the issue with the land ownership first.

That’s good to know, thank you. I’m pleased in a way you’ve all said the same thing as it makes my decision feel a little easier.

It’s maybe 15% of the garden that is owned by the council but the owners have done a lot of work to it (to make the garden have canal side seating) and they would have known it’s not actually their land. The land itself isn’t of use on its own but I don’t want responsibly for putting it right - though for the sake of a cheap indemnity policy, I’d have maybe been cutting my nose off to spite my face.

They seem unwilling to compromise on anything - a previous poster probably is right when they said they are undoubtedly arguing about it themselves! They lost their first buyer initially as they had a 95% mortgage which was pulled, and I’m the second. Any future ones who have the same survey will see the same problems!

They probably think they cant negotiate because they want as much money as possible which I get. But the next buyers will have the same issues. I'd walk away. You will find somewhere else

Pull out op. 3 times in a row this happened to me, each time I was sure the house was ‘the one’. You’d be surprised how quickly you get over it. The sellers may even change their minds if you make it clear you’re pulling out because they’re trying to pull your pants down over the price.

Oh dear. We sold not so long ago and had to get expensive indemnity insurance for an extension because the buyers' solicitor insisted on it. We also met our buyers half way in roof replacement costs, which came up in their survey. Similar costs that you mentioned. And the roof was no way near as bad as what you describe.
An estate agent once warned us of buying from divorcing couples. Not sure what to advise as I don't know the market where you are and how easy it would be for you to find another house that you love. These are legitimate reasons to pull out. Very frustrating for you

@Puffthemagicdragongoestobed

Oh dear. We sold not so long ago and had to get expensive indemnity insurance for an extension because the buyers' solicitor insisted on it. We also met our buyers half way in roof replacement costs, which came up in their survey. Similar costs that you mentioned. And the roof was no way near as bad as what you describe. An estate agent once warned us of buying from divorcing couples. Not sure what to advise as I don't know the market where you are and how easy it would be for you to find another house that you love. These are legitimate reasons to pull out. Very frustrating for you

Thank you - I don’t feel as bad now about it. I knew it was an issue but I had to push my solicitor to chase for an answer. We’re literally at the last stage now before exchange which is a bit frustrating!

I know they’ve not divorced on good terms, I heard that it can be problematic but of course only after my offer had been accepted! I also thought it explained why they were selling after only three years.

I’ve sent an email back to my solicitor to say these issues are big concerns for me and that if they aren’t willing to rectify then I’ll have to consider withdrawing my offer. I’m not even sure what I want to happen now, it’s taken the shine off it a little.

I literally just went through the same thing two weeks ago. Homebuyers report came back so bad and got loads of advice to pull out.

I read so much stuff about how those reports are always cautious and it's probably okay. But I'm not willing to take on a house with that many potential issues so we called the EA and said we weren't going ahead.

We're totally gutted to be going back to square one but it'll be worth it in the end!

Similar position here, in that we're buying a house that needs roof repairs, but we've decided to crack on regardless and not ask the vendor for a discount as they we negotiated 20k off the price initially. Just out of interest, how much was the roof going to cost to fix as a percentage of the purchase price?

About 6-7%. Which doesn’t seem like a lot. But I wanted to do work to make the house how I wanted which represented about 8% - and if I have to spend that money on a new roof, I can’t do what I want to the house which means it no longer suits me, if that makes sense?

If I was getting a real bargain, I’d see it differently. I offered 5k less than what it was listed at, 2k less than the first offer they’d had fall through - but was proceedable and chain free, as well as being able to go at their pace to allow one of the couple to find a property to move to.
I’d met the neighbours already and everything! I know that theres an element of ‘sold as seen’ which is why I’ve not pushed the issue of boiler/electrics/alarm, none of which have ever been serviced or maintained while they’ve owned it, and all of which the surveyor suggested I should get before exchange.... but I don’t feel like the roof is my problem to solve.

Stupid question for all of you who’ve done this... so I instruct the solicitor that I don’t want to proceed and then leave it to them to inform the other side or do I notify the estate agent myself? We’re quite far down the line so everything has gone through solicitors for a while.

one thing I will assure you, is you will forget about it, as soon you start searching again.
seeing light in the roof is massive job and costly.
you are not getting a fair deal here.
pull out, you feel bit down for couple of days.

Notifying your solicitor is enough at this stage. They'll cc the agent when contacting the vendor.

The garden is a much bigger issue than the chimney and roof. A bit of dosh and they can be replaced. A potential boundary dispute you have very little control over, could rumble on for years and make your place un sellable. This would be a total deal breaker for me

I think you've done the right thing, OP. I'd have pulled out too, its pretty shitty they're not willing to be decent and at least get a few issues sorted, they'll have a lot of stress and trouble selling at all.

Thank you, you’ve all helped me pretty much cement my decision. I’ll wait to hear what the solicitor says but it’s either ‘ok the whole things off’ or ‘actually, they are now willing to compromise’. If they are, I need to decide if I’m still willing to go ahead, knowing that they weren’t prepared to play fair initially.

@Belleende (love that name!) - I’m not hugely concerned about the garden itself, there’s maybe six or seven houses with similar set ups and about half have ‘taken’ the bit of land at the bottom - it was sloping ground into a canal before so no use to anyone really - but they’ve all been in their houses for years so the work could have been done ages ago. It’s not so much the land itself, it’s the fact that it may come back on me later, you know? And for them to have only bought the house three years ago, would have seen the title plan and known that land wasn’t officially theirs... done the work anyway... and are now refusing to take responsibility for it, when the cost would be fairly minimal - that riles me. It was queried by solicitors and the response was ‘we only access that bit of land to tidy it up’ which is absolute rubbish. There’s seating and steps and storage. He uses it for fishing. It’s just blatantly untrue!

Just reading over everyone’s replies again - should mention it’s not actually at the top of my budget - it’s more about the ceiling price.
It’s at the top of the ceiling price for the area, the work I wanted to do would have pushed it above (but I’d made my peace with that as the work was for my own enjoyment and wouldn’t be hugely over) but the new roof would push it even further over.

To put both lots of money in would mean reaching near the top end of my budget - and I would rather buy a higher value house than put money into a house that’s ultimately worth less! That probably says it all - my head would win out in that situation!

To borrow the money to do it would also mean changing mortgage deal which would complicate things further.

OP I would definitely pull out. On the garden, what happens one day if the Council who you said own the land, suddenly decide that enough is enough, the strips all have to be put back as they were (for instance, prompted by an accident?)

In the house itself, it sounds as if it hasn’t been properly maintained (they’ve probably been too busy fighting between themselves) if basic stuff like servicing the boiler etc has been allowed to slip. And that is also reflected in allowing the roof to get in the state that it is.

It sounds to me like a “fur coat and no knickers” house - it must be great at first sight to justify the ceiling price, but if does NOT deserve it!!

I would definitely pull out. They're messing you around.

I was ready to say that the stuff with the house wouldn’t bother me at all but the garden would but tbh now you’ve explained it I’m not sure the garden would. If it’s canal side it isn’t likely to be claimed back. What had the neighbouring houses done?