How to handle items requring ‘priority action’ flagged up in survey?

[MovingDrama]

Thanks to everyone who has commented on my previous thread. The vendors have now told me that we need to exchange by this Friday otherwise the chain is at risk of collapse. The thread is here:

it usual for the vendor to have calls with the buyer and estate agent to ‘assess progress’ and ‘move things along’?

In the meantime I just received the structural survey this afternoon. I appreciate that its a Victorian London garden flat so will need some upkeep however I was not prepared for the number of ‘red rated’ action points including:

• penetrating external damp in the front and back walls and a defective plinth which needs replaced as it has widespread cracking’. The reports recommends ‘further specialist investigation to the whole property is prior to the exchange of contracts’
• ineffective damp proof course (vendors cannot locate the guarantee)
• damp to the bathroom/kitchen wall and blown plaster elsewhere
• roof is ‘poorly fixed, loose and corroding’. ‘The roof cover is in poor condition and at the end of its useful life’. In addition ‘metal flashings and lifting and could leak at any time’ (there is a guarantee however it runs out in Feb 2021 I think)
• one load bearing chimney breast has been removed and ‘its not not possible to see if adequate support has been provided to the 2 stories above’. There is nothing in the Information Pack about building regs orremoval of the fireplace
• some sash windows cannot be opened due to settlement
• non-sash windows do not meet British standards (also are not FENSA compliant)
• asbestos in the shed!!

This is just the priority actions, there is a load of more usual comments about moss on gutters etc.

Clearly cannot exchange by Friday and im not sure if I should accept the property as it is, arrange for contractors to visit to quote for the remediation and try to negotiate the price somewhat, or wheher i should just walk away

Any advice would be appreciated 😊

What does the lease say about how costs of repairs are shared between all/both the flats? Is that the top roof they are talking about, or is that for an extension? Is there a management company and sinking fund?

Can you speak to the surveyor to get a feel for how bad it really is? They have to cover their backs so identify everything they can/cannot vouch for.

Is your garden flat slightly below ground? Our 230 year old house is too old for a damp proof course and we just have to keep the ventilation clear.

It doesn't sound like a £5k fix to me, but I suppose it depends on how long you plan to live there.

We've walked away from some properties after full surveys. At the time we didn't have the flexibility of funds to cope with unforeseen work.

Hi - the roof cost is apportioned between all 3 flata however the ground level repairs would be mine. The flat is ground floor with a study/storage in the basement however the surveyors could not comment on the basement as the floors and walls are tiled to the ceiling

I think you might be right in that its not a 5k job 😳

Oh and i forgot to mention that its share of freehold so there is a management company but in name only ie comprised of the 3 flat owners

Get a damp report. Then if you still want to proceed, go to the vendors and say it will cost X to fix- i think it is common for the vendors to pay at least half. By plinth do they mean lintel?
Ask the vendor who removed the fireplace and if an rsj was used - this is one area where 'indemnity insurance' is bandied about. Check what that insurance actually covers.
Check the lease as to who pays for roof and other common parts repairs- this may have already been identified and costs apportioned. The management pack should indicate this.
Not having fensa wouldn't concern me - how olda are the windows? They don't need it unless replaced after 2002 (I believe).
Settlement is a given - whether this means the lintels need replacing is another thing. Are they windows you want to open?
Damp is fixable - everything is - but you want to know how much this will cost you and have that expense shared with vendor.

So of that list:

Roof you can only do something about when the management company agree - won't be your decision
Sash windows - non-issue they are just painted down
Non sash windows - also a non issue, they are old windows that pre-date FENSA
Asbestos - what sort? Blue - no fucking way. Anything else, we all prob have it.

Damp - is the surveyor experienced in old buildings or did he just run around with a damp meter? A lot of tosh is talked about damp in old buildings that doesn't apply to them.

DOI: serial buyer of old buildings who tends to take the view that if they are still standing, they are sound. Damp often means uncovering air bricks or lowering patios, not having your house injected with modern materials it wasn't designed for.

However I do currently live in a house built without foundations which would put a lot of people off!

Doesn't sound great to me... Say you'll not be exchanging by Friday and the reasons and when you can do the more in-depth assessment. If they pull out then c'est la vie. Sounds like they'll be doing you a favour

If you are bold, say hell to the survey- they are only back-covering exercises by box tickers.

If you are the nervous type, then you are never going to be happy, so pull out right now.

Has the survey suggested that the value of the property is less than you offered?

If not, in theory these costs are factored in. In practice, if you didn't have a clue this work was needed, you haven't factored in what it is worth to you. You therefore walk away because it isn't affordable or because it isn't worth it to you. Alternatively you decide you will proceed but only if the seller reduces the price by the cost.

As the property is leasehold has there been a sinking fund all the previous owners have contributed which will meet much of the cost of the roof? Will the other flat owners agree to the roof being sorted out and if no sinking fund exists pay their share?

Ultimately be practical and speak to the surveyor.

Something else to think about (as if it were needed) if the chimney was removed by a leaseholder, did they get permission from the freeholder to do it? I live in a Victorian basement leasehold flat and anything structural needs permission from the freeholder and if a previous leaseholder did something without permission you are on the hook for putting it right.

In positive news though, if you stick a damp meter in any of our walls you'd think we lived in a swimming pool but really it's a total non issue, no different to any other building we've lived in.

If there is settlement - are there cracks? Settlement is a big issue if it’s ongoing. The chimney issue is a big concern too.

By the way: houses do fall down! They don’t go on forever ad Infinitum. If they did, all Tudor houses would still be standing. People make alterations down the years that destabilise them and ground conditions change.

I wouldn’t be bullied into exchanging. You need more info and you must know whether the price is taking these defects into account or not. I think such ongoing problems will be difficult to resolve. It’s a difficult situation. But it could be costly.

Good points everyone thank you - having spoken to the surveyor last night the biggest issue seems to be the removal of the chimney as there is no building control or evidence of support. She didnt think it looked dangerous as this point however there is nothing in the neighbours searches either so as a minimum it could be difficult to sell on later

The chimney would worry me, the rest not so much. You definitely need to investigate the chimney