FTB - overwhelmed - is there such a thing as a first time buyer advisor

[red30505]

Hi
My DH and I are buying our first home.

We love the layout but are reading the survey and are very overwhelmed with the potential work which might need to be done and the scope / impact of not doing some of the things immedietly.

I'm desperately trying to find quotes, and figure out what's essential and what's important (and what we can live with) in the next few years.

Is there such a thing as a first time buyer advisor - I'm not DIY handy at all, but want to learn - just not at the cost of many £££££££ if we make a mistake.

The survey is over 50 pages long and everything seems to be a '2' level.

We knew the house was dated and would need some things - new kitchen / bathroom / replastering and decoration / carpets / heating / loft and wall insulation etc , but no idea what's typical or not in terms of other things which have come up
essentially... help?

Specifically - the garden retaining wall is 'failing' .... I don't know the impact if it fails completely, and / or whether that's a landscaper, or what.

the survey also has quite a lot where it wasn't 'possible to complete xYZ as the vendor had so many possessions in the loft / spare room etc - is this typical or should we ask for it to be re-done when there is cleared rooms?

I'm trying to get the vendor to let me get access to property to get quotes for some of the more urgent things (like get windows replaced, as that seems like a huge cost and may impact if we even go ahead).

I was hoping the survey would put my mind at ease but it doesn't. However, I don't know if that's just because I don't understand it.

I'm also seriously considering asking for a reduction in price tho, as it seems there's about £20k work that we didn't expect, and some of it may need to be done before the next winter. (windows replaced and retaining wall failed), on top of what we already knew we had to do.

Are there any services for advisors who can help me understand the survey and next steps?

I don't know of such a service (though suspect it would be really useful).
I am also not a surveyor, or builder, or any related professional, but I have just read the report my dc has had done on the house they are buying I have to say, anything marked '2' seemed to be a general 'covering themselves' sentence from the surveyor - there wasn't anything in it that was worrying.
'Not being able to have checked' is also a very normal phrase.
Windows - I would expect have been already considered as part of the pricing if they actually do need replacing. My understanding is that there is a stock phrase they use if haven't been able to see a certificate of when they were replaced. It doesn't mean they need replacing, and if they did, you would have noted that when you looked round. Again, they are covering themselves in the way of saying "they are not in guarantee" rather than "they are about to fall out".
If you did want a quote, I am sure you could get an approx figure from any windows company as a guide.

Hopefully this will bump for someone more knowledgeable / qualified / experienced than me to come along.

Things you can see when you look round (like windows) should be reflected in the sale price. You should have realised they needed replacing when you viewed and offered accordingly. If you didn't notice, chances are they're fine.

What specially did the surveyor mention that has alarmed you.

And if you're nervous first time buyers, buying a renovation project is a really bad idea. Buy a new build.

Surveys always sound disastrous or non committal. There’s no other option.

It should be obvious if the windows need replacing.

Can you talk through the report with the surveyor? Ours was very good at really explaining what was urgent or not vs how they have to report things.

Then there are places like the Good Life Centre that can help you build DIY skills. That's in London but if it's not where you are then I'm sure there must be other places like that.

I learnt a lot from my dad, have you got any older family members that can help? Older generations are much better at doing things themselves!

Are you sure you are in the place for such a fixer upper?

I'd be very surprised if the windows needed replacing that urgently it you didn't notice that on viewing. Have a quick Google off " Mumsnet new windows" and you should get some rough prices.

Surveyors generally mark everything on a survey that isn’t new/newish as a 2 to cover themselves.

Is the roof in good condition?
Is there any damp in the property?
Are there any unusual or big cracks in the walls?
How old is the boiler?
Are the electrics ok?

You may be better off paying a roofer for a roof report and an electrician for an electrical report, etc as these are not expensive and they will tell you the actual condition. My roof was a 3 on my HBR as it was the orginal roof. The surveyor looked it from the ground. I paid a roofer for a roof report and he said the roof was old but in good condition for its age and didn’t need immediately replacing and secured some loose slates.

I bought a house where almost everything was a three!

Honestly, don't buy a house that needs a full renovation if you don't know what you are doing.

I'm also someone who is going to say dont buy a fixer upper if you dont know DIY. Things like plastering etc. Will need professionals to look good (if it's the full room) and DIY is time consuming as well as expensive. We are currently living in a big renovation project. My DH has a trade, my father is in construction, DHs father is an electrician and his uncles are a plasterer and a chippy. We have all the help in the world avaliable to us, free of charge and its still costly (materials price huge at the moment) and overwhelming. I have spent whole weekends taking plaster off the wall with an SDS drill and its exhausting. It's worth it to get a beautiful house in a nice area but if you dont know what you're doing I would run a mile.

What did the windows look like when you viewed, was it cold, draughty or damp feeling? Unless they were visibly failing they don't need doing immediately. My recent survey suggested replacing the windows and they are perfectly fine for now (i.e not in the next 5 years, and I could get them replaced through work very easily and for a good price).

We ... are reading the survey and are very overwhelmed with the potential work which might need to be done and the scope / impact of not doing some of the things immediately.
Surveyors reports used to be handy things, aimed at being useful to the person who commissioned it. Nowadays they seem to be full of caveats and disclaimers designed to prevent you being able to sue for incompetence. However, some surveyors are more forthcoming/realistic if you speak to them 'off record'.

Some pp have advised getting specialist reports from roofers, electricians, etc but you have to remember that they have a vested interest in pointing out problems.

I presume that you are getting a mortgage. If the mortgagors haven't pulled out or withheld some of the funds then can you take some reassurance from that?

Your best "first time buyer advisors" are friends and family.