EWS1/cladding form stress

[Louise0410]

Any advice - we have an offer accepted on our flat and it’s going to have the lender’s valuation next week. I’ve just found out the some valuations on similar kinds of property are coming back as nil because of a lack of EWS1 form (the form that confirms we don’t have dangerous cladding). Our building is 4 storey’s (in places - we live in a 3 storey part) and is brick (no cladding). Despite this I’ve been warned that our buyer’s mortgage lender can still request the form even though it isn’t really needed. Our managing agent are ok with the idea of getting this form which having read other things online seems not to be the norm so we are lucky in that respect. Anyway, turns out the EWS1 was booked in anyway but this is weeks away and I’m worried our buyer is going to freak out at the delay for getting her mortgage approved. She’s getting a good price on our flat and we have had an offer accepted on a place we really really want so I just feel so stressed that it could all come crashing down over a form that we don’t really need.

[Mosaic123]

I hope it works out for you. It's a big problem. I understand that flats are valued at zero or in fact can not be valued without this certificate nevermind what they are made of nor how high they are.

[mumwon]

the irony is you wouldn't need it officially even if it had cladding because it has to be above 18 metres to be considered unsafe (what ever we might think) apparently
From what I gather the building societies' insistence on this is going to be officially investigated

[tigerbear]

I feel for you OP, it’s shit.
Lenders are making people jump through hoops at the moment, as they’re so cautious.
I’m not in a flat, but a freehold house, and trying to sell atm. The house has a sort of tiling exterior, but underneath is brick.
Had an offer on the house back in June, and the survey came back saying that the house is unmortgageable due to it not being bricks and mortar! This was news to me, as I only bought it 3 years ago and have a mortgage on it!

[tigerbear]

I feel for you OP, it’s shit.
Lenders are making people jump through hoops at the moment, as they’re so cautious.
I’m not in a flat, but a freehold house, and trying to sell atm. The house has a sort of tiling exterior, but underneath is brick.
Had an offer on the house back in June, and the survey came back saying that the house is unmortgageable due to it not being bricks and mortar! This was news to me, as I only bought it 3 years ago and have a mortgage on it!

[mumsy27]

sold flat in August, brick and balconies, 4 storeys building.
everything went fine.

[NewHouseNewMe]

I should think this case is pretty straightforward. When was the flat built?
I have heard of a 1930s flat being required to produce this cert but I think sense has prevailed since then hopefully.
I feel your pain. It's a scandal that the developers and local authorities have got away with this fiasco without any recourse, trapping people in flats they've grown out of.

[Crazyoldmaurice]

Do you know who the lender was?

[mrsshopaholic88]

Our lender didn't ask for the EWS1 when doing the valuation and we have had the mortgage offer sent. You shouldn't have any issues with the valuation.

[Crazyoldmaurice]

@mumsy27

sold flat in August, brick and balconies, 4 storeys building.
everything went fine.

@mumsy27 who was your lender if you don't mind me asking?

[Crazyoldmaurice]

@mrsshopaholic88
My buyer had their offer from lender given 2 weeks ago, 17.25m, 5 storeys, brick and concrete balconies and zero cladding. Should be all well and good but I've heard of 3 cases recently where it gets to exchange and falls through. 2 cases where buyers solicitors have requested ews1 and won't budge and another where the lender has suddenly requested as the paper work is going through.

Im holding on with bated breath as I have a horrible sinking feeling its going to pop up

[user1472134859]

Our ground floor flat in a 4 storey building needed an EWS1 form from our buyers lender. Management company won't get one and a quote for one was £8k so we lost the buyer. Had a meeting with our MP and seems a bit hopeless.

[Louise0410]

You give me hope!!!! I hope we are the same. Found out survey will happen in late Jan so we will get the form but don’t think people will want to wait that long

[Louise0410]

@NewHouseNewMe it’s 15 years old. It will definitely pass the cert (the block next to us did and we are exactly the same but need a separate certificate). The issue is the timescale the get the certificate if requested

[Louise0410]

@mumsy27 you give me some hope! Praying we are the same but I know our adjacent blocks have been asked for the certificate so there must be a reason why.

[Louise0410]

@tigerbear oh wow. How does that happen?! I feel overwhelmed and so angry with the system. Hoping things work out ok for us (and you!)

[Louise0410]

@Mosaic123 and that’s the issue. We will get the certificate and it will pass (we know the date now and we know the adjacent block passed the one for there). But it’s the timescale involved that stands to lose us our buyer and the place we want to buy and really it’s a case of needing to sell and move now.

[Louise0410]

@mumwon I know. It’s scandalous they can insist on this form when it isn’t even what it is for!

[tigerbear]

@Louise0410 when I moved in, 3 years ago, there were no issues with the construction at all. Now, post Grenfell, lenders are just being way more cautious. Plus, they’re looking for every excuse NOT to lend, due to the economic/pandemic crisis.
When I had the offer and survey on my house in July, the agent was sure the reason the survey was bad, was more to do with the fact that the buyer only had a 10% deposit, and that the lender just didn’t want to give them a mortgage.
However, one of my neighbours also put theirs on the market too, got an offer in August, and is nowhere near exchange, as their survey threw up the same issues, and they’re having to try to prove that the houses are bricks and mortar. Nightmare!

[rb84]

We are going through the same ordeal. We are selling our 1970s flat (4 story) and our buyer's lender will not proceed without an EWS1 form. Our building association is declining to undertake this assessment as they do not believe it will even be accepted by anyone so we are totally in limbo.

If anyone is affected by this please sign this petition to take this debate to parliament. petition.parliament.uk/petitions/328201

[Louise0410]

@rb84 it’s so scandalous. It’s affecting so many people surely the Government has to step in soon. We are fortunate in that our building manager will get the form for us but it’s just a waiting game. So sorry to hear your position. Hope something works out soon.

Do you know if the buyer’s mortgage was approved subject to this form being obtained? My concern is our buyer’s mortgage is declined outright - even though I know we will get the form soon and when we do it’ll be fine (because another identical building in our development has the form and it’s fine)

[rb84]

@Louise0410 That hasn't acutally been stated. All we have been told is:

"NATWEST require a copy of the EWS1 form which is a fire risk assessment document required for buildings where there is external cladding/building materials that may be of combustible material that present a fire risk..."

"...If a fire risk assessment has not been carried out, and an EWS1 form does not exist, or it does exist but the assessment deems there to be a fire risk that needs to be dealt with then we may not be able to proceed with this purchase until such time as this has been resolved".

What I want to know is whether there are still any lenders out there that aren't putting a blanket response on any buildings with cladding (as our building does not match the problematic criteria stated by the government).

[Louise0410]

@rb84 that’s really useful thanks. It implies the buyer has been told if they can get this form then the sale can happen. I know that doesn’t help you (but it’s useful for me to know as I haven’t been able to find this out until now - thank you)

From everything I’ve read it’s really pot luck if the lender asks (but I think it is increasingly common). I read somewhere that Barclays might be using the form more appropriately...but I guess it’s hard as a seller to have influence over the lender the buyer chooses (I’ve also read some solicitors are asking for the form even if the bank doesn’t because they know that in the future a bank might ask!)

[Autumnchill]

We're just finding ourselves in this position. 13m (4 storeys) apartment with majority brick and limited decorative cladding. Nationwide want an EWS1 form and are valuing it at £0.

I've signed the petition as this is ridiculous. Ironically husband is a qualified fire risk assessor (but couldn't sign off on this!) and building control at the local authority have said it doesn't require one. Thankfully our estate agents are working hard to get this sorted so just waiting on them to come back to us. They're currently discussing with the management company as the cladding was renewed recently so there may be some paperwork somewhere that could help us.

Only other option would be a mortgage provider who sees sense and knows it's not required, any one know of any??? Unfortunately this would result in early redemption fees but that's a discussion to be had with the sellers.

[rb84]

@Autumnchill Our buyer's have found out that switching from Natwest to Santander could be an option. Santander seems to be more lenient on properties that do not legally require an assessment.

Although their rates are higher (guess their plan is to clean up on all of these non-starter mortgage applications!)

[Autumnchill]

That's handy to know. Thank you!