Do I ask too many questions/appear awkward? WWYD

[DespairingHomeowner]

Hello, just would like some perspective from a seller's point of view...

I've seen 2 houses I like, 1st one I was 'gazumped' (not really as v early stages), 2nd one few weeks later I now have an offer in but not yet accepted (its been 2 days)

In both cases, I have sent a list of questions to EA about property before offering: is there subsidence/damp/when was roof repaired/have you been burgled etc?

I do this as: 1) would like to understand major deal breakers before shelling out thousands for a survey, 2) to save walking away eg 2 months down the line

I think 1st house this may have gone against me (they def wanted ask no questions FTBs, so I think maybe they have something to hide). The current house - I asked if they had rising or penetrating damp, & got reply 'no rising damp': so I've just gone back to EA to clarify if they have had penetrating...

My questions are polite & definitely not derogatory to the house/sellers: I also make it clear to EA that I expect some things to need rectifying in an older property

My question is: if you were selling, would this put you off/make you favour someone else? Should I kill the questions?

@maryberryslayers: thank you, I realise trying to knock money off won't help! Is there any way I can come across as 'easy going' now?

@maryberryslayers: thank you, I realise trying to knock money off won't help! Is there any way I can come across as 'easy going' now?

@maryberryslayers: thank you, I realise trying to knock money off won't help! Is there any way I can come across as 'easy going' now?

Crossposted - why on earth would you be offended? Maybe that's why I'm an outlier!

I mean, if it's someone saying "Why does this place look like a shit tip" when you're in showroom condition, fine, that's offensive. If it's "What's the plaster like under that wallpaper" I'd be pleased.

@MustWe: you speak the truth

I think I will try to ask as few questions as possible going forward ...

@MustWe: you speak the truth

I think I will try to ask as few questions as possible going forward ...

Here are my questions in case anyone has a POV on if offensive/not

My real dealbreakers are: subsidence, being burgled time and again, neighbour dispute, or vendors suddenly NOT being chain free (they say they will move into rented, but I actually expect they will look for a house once they are under offer)

I think neutrel/not offensive, but maybe just WAAY to many of them...
lathe & plaster - no big deal, its a messy job but one I've done before, asking about stopcock etc probably v unnecessary at this stage

Building/condition

1. Please confirm the construction date of the property
2. Does the property have any current or historical movement: subsidence or heave?
3. Any history of damp in the property? (rising or penetrating?)
4. Is the property covered by building insurance? Current cost, any claims, has cover ever been refused?
5. When was the extension constructed? Can the vendors confirm that the appropriate planning permission was granted? Is there any guarantee remaining on the work?
6. Roof: is it the original pitched roof & slates? When was maintenance last conducted? Any history of leaks?
7. Flat roof: when was the flat roof on extension fitted/replaced (any guarantee remaining?)
8. It appears that the original windows have been replaced: when & any guarantee remaining?
9. It appears that the upper floor ceilings have been replaced/replastered, but the living room & kitchen retain original Lathe & Plaster ceilings: can the vendors please confirm the status
10. Loft: is there a water tank in loft? Is there any loft storage? Systems/condition
11. HW/CH: confirm that hot water & central heating is operating well, age of system & when last time system serviced
12. Electrics: I have not seen the fuse box: location & age? When were electrics installed/last checked?
13. Where are stopcock & cut off for gas supply, & gas/electric meters Misc
14. Any neighbour complaints/disputes?
15. Any history of burglary/trespass?
16. Confirm chain free status & what is the vendors preferred timing if sale agreed?

That is a lot of questions. I think you just have to look at the property and judge for yourself if the price is acceptable to be honest. The boiler could be working fine now but totally knackered in 4 months when you complete and there really isn’t anything you can do about it.

Finding and reporting rising/penetrating damp, state of roof etc is the job of your surveyor. You pay the surveyor to work for you.

The estate agent works for the seller, he does not work for you.

Maybe I should stick to 5 questions max in future (hoping this one gets locked down & I don't have to)

• burglary, subsidence/insurance (its the same question TBH), neighbour dispute, chain free & in this case, when was the extension built

I am fully expecting the boiler to fail imminently as its ancient & hasn't been serviced for 6 years ... these are things I can deal with/see, subsidence is a walk away matter for me, but people can conceal...

Finding and reporting rising/penetrating damp, state of roof etc is the job of your surveyor. You pay the surveyor to work for you.

The estate agent works for the seller, he does not work for you.

I think your list is too long. You should only be asking questions that would cause you either to not make an offer or to make a significantly different offer. I find it really odd that people look at small details on houses, as if there's a row of identical houses all for sale that just differ by those little details.

I'd also aim for yes/no questions as some of the dates stuff would be a pain to answer.

My thoughts:

1.Please confirm the construction date of the property

What difference does this make?

2.Does the property have any current or historical movement: subsidence or heave?

Ok

3.Any history of damp in the property? (rising or penetrating?)

Ok

4.Is the property covered by building insurance? Current cost, any claims, has cover ever been refused?

What difference does this make? You can't use their insurance. Just get an online quote.

5.When was the extension constructed? Can the vendors confirm that the appropriate planning permission was granted? Is there any guarantee remaining on the work?

Ok

6.Roof: is it the original pitched roof & slates? When was maintenance last conducted? Any history of leaks?

Most roofs don't need maintenance.

7.Flat roof: when was the flat roof on extension fitted/replaced (any guarantee remaining?)

Seems ok to me

8.It appears that the original windows have been replaced: when & any guarantee remaining?

Are you really going to decide whether to buy a house based on how much is left on a window guarantee?

9.It appears that the upper floor ceilings have been replaced/replastered, but the living room & kitchen retain original Lathe & Plaster ceilings: can the vendors please confirm the status

Are you really going to decide on a house based on this?

10.Loft: is there a water tank in loft? Is there any loft storage?
Systems/condition

Ok

11.HW/CH: confirm that hot water & central heating is operating well, age of system & when last time system serviced

Is this really a deciding factor?

12.Electrics: I have not seen the fuse box: location & age? When were electrics installed/last checked?

People don't normally get their electrics checked. Unless they are really old, I wouldn't expect this to be a deciding factor.

13.Where are stopcock & cut off for gas supply, & gas/electric meters

Is this really going to make you not buy a house?

Misc
14.Any neighbour complaints/disputes?

Ok

15.Any history of burglary/trespass?

Ok

16.Confirm chain free status & what is the vendors preferred timing if sale agreed?

Ok

@Justajot: thanks for commenting.

• the construction date helps me know if lathe & plaster (I took down several ceilings in my current place, mess is AWFUL, but not a dealbreaker I suppose)
• the insurance would be really high if they've had subsidence - its not, so its probably never shown up/been declared
• roof - i had to spend 8k redoing a roof as a FTB which was an expense I didn't need - theres was re-slated 5 years ago which is a massive bonus

8,9,11,12 - you are right! The boiler is on its way out but I can see that :)

The answers were actually all completely reassuring, with exception they wrote back 'no rising damp' so there must be some penetrating damp. I asked agent to follow up on that ('can you find out a bit more') .. I was trying to find out if there is a major 'walk away' but I suppose it could be interpreted that I am fault-finding. I'm not and am actually a lot more confident about progressing now ...

I hope not, as I really like the property & it seems a lot better maintained than most... I hope to smooth any bad feelings over with the EA if need be

@Justajot: thanks for commenting.

• the construction date helps me know if lathe & plaster (I took down several ceilings in my current place, mess is AWFUL, but not a dealbreaker I suppose)
• the insurance would be really high if they've had subsidence - its not, so its probably never shown up/been declared
• roof - i had to spend 8k redoing a roof as a FTB which was an expense I didn't need - theres was re-slated 5 years ago which is a massive bonus

8,9,11,12 - you are right! The boiler is on its way out but I can see that :)

The answers were actually all completely reassuring, with exception they wrote back 'no rising damp' so there must be some penetrating damp. I asked agent to follow up on that ('can you find out a bit more') .. I was trying to find out if there is a major 'walk away' but I suppose it could be interpreted that I am fault-finding. I'm not and am actually a lot more confident about progressing now ...

I hope not, as I really like the property & it seems a lot better maintained than most... I hope to smooth any bad feelings over with the EA if need be

After recently selling my house and being messed around by multiple people I would think you were a massive time waster (or would end up being!) If you are concerned structurally then you should be getting a building survey done. Even your burglary questions would get my back up. I would probably not reply. I had 4 buyers. 2 dropped out due to money issues (covid) the third were FTB. She did the same sent me a massive list of questions and expected the world. She then came with her dad and spent 2 HOURS at the house and they tried to renegotiate on price and wanted things changing before they bought. Even after being on the market for 8 months I quickly sent them on their way. Just after that a lovely couple wanted it. Used our full survey from 3 years ago and bought the house with no quibbles. This is a 300k cottage so I do understand why people are worried about the money etc but if you like the house enough you will get it regardless. The 3rd couple missed out on a fantastic house after just giving me a generally difficult time. The house was everything I told them it was, they were scrimping on getting a survery so tried to find things out for themselves and not let professionals do their job. I think now you've sent the questions you need to leave them to it and keep looking. Try and do the viewings sith the vendor and ask them questions directly. Again with damp issues you need a specialist. Sorry to be blunt, just giving you my experience from the other side. Good luck

I wouldn’t mind some of the questions. Others I would suggest you appointed a surveyor for. Others I would advise my solicitor to liaise with yours on.

I think you’ve gone too hard, too fast with that big long list. A lot of these questions you could ask casually at a viewing. For example, you’re in the kitchen, open the cupboard under the sink and say “is the stopcock in here”.

I completely get being risk adverse and needing to have the facts, but I think your overly formal approach is off putting.

That said, hope you get the house!

@Cookiedough123: sounds like you had an awful time! thanks for the perspective

the vendors replied, & their answers were good. I was trying to reassure myself to be confident to proceed, but realise it can come off badly..

If I saw that list of questions I would think you were either massively hard work or incredibly nervy. If there were two offers on the table I would accept the other one. As others have said the seller has to give all of this information in the formal selling process and you have to get a survey. That’s just how it works in England.

If it was between you and someone else I'd pick the other because of the questions. Too much.

There is no legs obligation for them to tell you about burglary.

@Heronwatcher: thank you, its helpful to see the other side

Slightly nervy, 'like to know' & don't want to waste 100s & time on wrong house.

I got good answers to all my questions, but asked EA to follow up on 1 (penetrating damp, where I didnt get an answer)

From this thread I realise I should have reduced my questions...

I now wonder

1. If i should phone agent tomorrow am and say not to bother about follow up quesiton, its a matter for the survey [or if that makes me look even MORE anxious!]
2. if my offer is accepted, should I wait a couple of weeks before asking for another viewing - when I have shown more commitment like booking a survey? We are free on Saturday but worried that might really put vendor's back up ... bear in mind I have only been in there for 15 mins. I would normally view twice, but there was a lot of interest on this place so I wanted to progress, & I know I really like it

I would stick with the questions as you can’t really back away from them, but I would call and say you understand that a lot of these questions are a bit up front, but any info the seller can give you would be great.

You could casually ask most of these questions when you go for a second viewing, after your offer has been accepted.

However, the vendor is under no obligation to answer any of these until the conveyancing is under way and the vendor has to complete the Sellers Property Information Form, together with supplying certificates/warranties etc.

I suspect you don't want to spend any money on a conveyancer or a surveyor for a property that fails your questionnaire.

@Spickle: why WOULD i want to spend money on a conveyencer or solicitor for a property that fails my questionnaire? 2K down the drain & lose opportunity to buy before SD break (I don't offer/progress on multiple properties). I've been really happy with the answers from the vendors as indicates lack of huge issues (obviously they may downplay things a bit, as is natural)

I would have been fine to answer any of these questions on the other side myself - if asked neutrally. I had 2 people with a serious interest in buying from me - both asked lots of questions, 1 was hard work, the others are not.. and I was v happy to tell them as much as I could about my house - even down to costs I've had for work to be done in future (new kitchen, new flooring)

The vendors have kindly given answers to the questions - agent sent over just before closing time today

I realise I should have:

• asked fewer questions/stuck to the deal breakers
• maybe waited to be a bit further down the line (as they may not accept my offer this way)

what's done is done now, I think I am just going to have to try to convince the agent that I am NOT super hard work!

The answers are not legally binding unless they go via your solicitor.
You can ask what you like but these are mostly questions you want some come back on if incorrect. Equally they may have no knowledge of any damp. You have a survey to identify any issues, ask questions and renogiate any offered price.

@cabbageking: thanks, I wasn’t aware they were not legally binding via estate agent. If my offer is accepted I will ask about neighbour dispute & burglary again

It doesn’t occur to me that anyone would lie (because of come back) but I guess some would..