Wall cracks- is this acceptable? (buying converted flat)

[Swallow34]

Images attached, Dark one is the wall between neighbour at the front yard. Another is back garden wall(another side is public pavement)

It's a 1890 Victorian converted flat. Would you place an offer, let's say offer below asking because those defects or just skip it because it's actually serious , better avoid??

Thank you for all your feedback in advance 🙏🙏

That looks easily reparable (just need repointing). The freeholder sinking fund should cover that.

I'd offer and make sure there is a fund in place/plans to fix etc ahead of exchange.

If you aren't willing to deal with things like this you are better off going for a new build.

If they aren’t part of any sort of structure I wouldn’t bat an eyelid. They will need repairing at some point but as PP said it will be a communal charge hopefully from a sinking fund.

Noted for sinking fund, thank you all for the advices!

@Swallow34
The first picture shows a serious crack. The wall is not stable with this crack. You have a responsibility to the people using the pavement on the other side of it. Is your insurance going to pay out if this collapses onto a pavement? Is it insurable? What did your survey say?

I’d walk away unless I got a big price reduction to cover the repair.

It needs repair, but it's not a structural / supporting wall of any kind, so should be a straightforward repair.

I'd just ask the seller to do the repair as a condition of exchange.

Those are subsidence cracks OP.

Getting them "filled in" won't work. The wall needs to be taken down and new foundations put in.

Anything similar on the actual building itself?

No survey, just what I saw on first 15min. viewing 😅 will find out more details from the seller then make decisions... thanks for advices, really helpful for FTB!!🙏🙏🙏🙏🙏

That first pic is a serious crack as I see it's broken some of the bricks. What's on the other side of the wall?

@PinkGlassEye the other side is back garden. There are root-like stuff inside the crack, I think the tall tree (5-6m+) that close to the wall, may "contribute" to the crack. However the seller said, a landscape designer confirmed the tree won't do any harm and it's fine to keep it.

Not sure if landscape designer can be seen as an expert on this topic... 🤔the only thing I am sure is maintenance of the tree will be a long term issue

Trees don't stop growing, this issue with the wall will only get worse.

@Swallow34
Which wall backs onto the pavement?

Any tree near a property is of concern. Victorian properties usually have shallow foundations and these may not be deep enough to prevent subsidence and root damage. If you are interested in the property, get a structural survey. Include the walls. A landscape gardener isn’t an expert on structures, or subsidence.

@TizerorFizz the 1st image. pink bricks on the top. advice 🙏

@TizerorFizz Appreciate the advice!! (sent unfinished text accidentally 😂)

I decided to pass this one. Thank you all your feedback!

That first wall is unstable and a survey would pick that up. It could be heave (expanded soil) that’s pushed the wall upwards and cracked the bricks. Or it might be subsidence where the footings of the wall have sunk. A structural engineer or experienced qualified surveyor would know. However as it’s adjacent to a public pavement I would make sure it was repaired. Any damage to life or property would be the fault of the land owners. If that is you, and the other flat owners, it’s a risk.

Therefore get a survey done of the property and the walls. Make a decision about repairing the wall. A typical wall is £1000 plus per metre. They must have suitable foundations. Then decide if this property is worth the hassle.

It's only the garden wall, not the house.
But both urgently need repair / reinforcing as if they fall, they could kill someone.

@HomeprideSaucy
How do you know the building doesn’t have defects? There’s no survey yet.