Homebuyers Report - major issues?

[Freefalling123]

Five weeks into buying a property since my offer was accepted - it's a mid 80's detached house, previously lived in by an elderly lady, who has moved to a home. Survey was booked early on, but they're busy and I've had the report back today.

Basically it's category 3 (requires immediate repair) for the roof (mortar joins, missing felt, leak to dormer), brickwork has loads of missing mortar, damp to the front of the house as driveway slopes downwards, electrics need checking/new fuse board, damp proof course breached down one side by paved side path. Various other issues, but more minor - stuff that redecoration and replacing en suite which isn't well sealed/fitted (was going to do both anyway) would fix, which I can do myself .

I've gone back to the agent with the list of the things that require fixing - I'm paying £400k (surveyor notes this it a full price in light of the 'lots of niggly repairs') with a mortgage of £290k. I have some contingency but was going to use that for new kitchen, en suite, re-dec, garden, new flooring etc. A builder friend, looking at the photos and report reckons c£15k worth of work (he's not local, but I wanted a rough guide).

Is it unreasonable, given these are Cat 3 issues, to expect vendors to do the work / reduce price? I paid asking price as houses just fly around here, and I'm in rented and need to be out soon!

Estate agent said it's unusual to reduce price (probably as they get less commission!) - more likely to agree cost of works and hold funds back? I just have no idea what to do, I want this house, it's perfect location and size wise, and it's the first one the DC liked too!

What would you do/expect?

I'ld ask for a reduction, maybe phone surveyor and ask them for a rough cost and ask for that off. They may agree to something like 50% of it. Getting them to do work I would have thought would take too much time though would be ideal but can't see it being viable. It may help to have actual quotes. I would expect some work on a house and sometimes the price will have been adjusted originally so they may not budge but nothing to lose by trying.

I would ask surveyors view on whether to proceed if can't get discount. I had similar once and surveyor advised to ask for £20k off to do deal at £10k and to walk away if they wouldn't do that over phone. It worked.

I wouldn't get the vendors to do the work. Surely they would do it in the cheapest possible way, to the minimum standard they think you will accept, with loads of corners cut in places they don't think you will find out about straight away.

I think (on the basis of two minutes thought ) I'd want at least 10k off the price, or I'd walk away. And be prepared to do it. There's always another house (especially with the recession we're heading into).

The items you cite seem reasonable to ask for a reduction as you would not have known pre survey... get quotes, ask for all off, expect you will end up going halves

It’s more usual I believe to ask for a reduction vs asking vendors to do work : perhaps you could check usual practice in your area with friends

My survey (years ago) cited new roof, I got half of works back as a reduction- this is in London

Get proper quotes then ask for 50% reduction. If I was the vendor I wouldn't accept what a builder mate said - I'd want it in writing by a roofer and damp specialist.
As the vendor is now in a home I hardly think she will be interested in organising any work herself.

There's missing mortar on a 1980s house!? What does that mean exactly.
Presumably as it's being sold by an elderly person it requires refurbing - they will likely just say that All this is already priced in.

Ask, but dont expect, them to go 50/50

Honestly 15k of work on an elderly persons house is to be expected. If you love it a there is high demand just crack on.

This is why buying houses in Scotland is a bit easier as the seller has to provide a home report when the house goes on the market and potential buyers can read it before they even view. I would definitely ask for a reduction in your case.

Thanks all

I’m now meeting the vendors daughter at the property tomorrow, with a local builder, who is currently doing work next door to me and is coming highly recommended.

I’d already factored refurb work into the house - kitchen, en-suite, decorating etc. But hadn’t accounted for building related works.

I hadn’t considered that getting them to do the work could cause more issues with short cuts etc., so thanks for pointing that out! I think we need to get a bank of quotes and then come up to some form of agreement.

Typically searches have come back today, so as soon as we can get all this sorted, we are good to get exchanged and completed - I’m in rented and obviously the new house is empty, so should all be very quick now. If we can agree!