Seeking opinions on property

[5thWisdom]

I recently offered on a 1920s semi cottage in rural location. Vendor ended up selling to family.

This has just come on market. I'd be very grateful for opinions, important points to consider that I might miss, suggestions for improvement - have viewing booked in on weekend (earliest agents would do).

www.rightmove.co.uk/properties/126708269

Thank you in advance.

Curious shape!
I’m thinking they were heavy smokers with the discolouration of some walls, although it’s not an even discolouration?
Pic 5, the wallpaper missing under the window -possibly due to damp/leaking window frame?
Under window pic 6 is very discoloured so may be damp.
A fan of vintage/retro would pay ££ for that kitchen.
pic 12 is that bottom corner damp? I can see a drainpipe on that outside wall so could be something simple.
I can see a lovely, although heavily glossed, door upstairs but downstairs is those awful, flimsy brown doors.
upstairs open bannister/metal replacement spindles may be unsafe distance for young children.

Have a look at the porch roof above the front door.

Check that the patio slabs in the back garden are not blocking air bricks, or are above the damp course. Does it smell dank, musty or mushroomy inside?

Ask whether it has been rewired and if so, how long ago.

It has radiators, so presumably central heating, but I can't see a gas boiler in any of the photos.

What is that garage made of? A friend of ours had one like that and the corrugated roof turned out to be made of asbestos.

You would need to sort out the banisters, those gaps are too big and potentially dangerous, and I don't think they meet current legal requirements.

Nice attractive looking house outside & not far from a big green space looking at the map.
It looks nice, a solid build but it might cost a bit to get it to where you want. Are you viewing alone or taking someone?

It is overpriced if mortgage rates keep rising.

Roof is original 1920s slate from the look of it so probably at the end of its life. I think there will be damp and a multitude of other problems. The shower room also looks like it doesn’t have room for a bath. It also has no garden and therefore is basically on a small plot. No parking either. Honestly I wouldn’t touch it and I like a project.

That is a shit ton of money for a house that needs completely gutting and renovating.

It likely needs a rewire, the rood looks original so probably needs replacing, windows and doors look over 25 years old so will need replacing to keep it efficient.

Unless you have a bank balance that is never ending I would walk away

I think you'd be overpaying, hosue in the next street sold earlier this year
www.rightmove.co.uk/house-prices/details/england-118616699-92930937?s=be76807dcbaac0999f62b43034b67626eaa4ad0a8b599ab3c8dda26a68846347#/

Very attractive but needs lots doing to it!

Oh my goodness, incredible. You lot are experts at this. Fantastic help. Most of the things highlighted had never occurred to me.

Update!

So ahead of the viewing, I thought I might as well email the agents to see if I can get answers to some of these questions. I've been on so many viewings where the agents have shown me around, and have no idea about anything to do with the property. So, I emailed.

Part of me was expecting agent to fob me off before I actually viewed but she's come back with the following;

• Property is a deceased estate. Vendor is executor. Knows little about house as he's never lived there. He doesn't know about electrics but doesn't think roof is original.

• Boiler is a back boiler. What's a back boiler?!

• Advice from agent is to take someone who knows about buildings and the points I've raised and then get a survey.

Does anyone have experience buying from a deceased estate? Would I need a builder to come with me to view?

I know PP have said to avoid property...it is in a fave spot of mine with lovely parks and coast nearby, which is only reason I'm still considering.

Would above put you off even more?

A back boiler is very old - means its probably behind the gas fire in the sitting room. Sounds to me like you would need new boiler and central heating, re-wiring (thats obvious because of the dated decor) - roof might be OK, get a roofer to check it but if it is original will need replacing at some stage. Its a do-er upper so only buy if you have around £50-75,000 to spend.

Are you expecting to gut it completely? Potentially back to brick if the nicotine/smoke is right into the fabric of the building.

As long as you are comfortable with a major renovation project then view but if you think this one is a cosmetic update, it's not.

How much extra do you have to cover the work and what is the ceiling price for the street?

I'm all for you can change everything but the location but you need to be clear on what price you can go to in order to achieve this

Its a major reno project, new plumbing, rewire, kitchen bathroom etc. The windows have been replaced but they look cheap (very wide on the bay) so may need new ones.

There's a house on for £295 www.rightmove.co.uk/properties/126133922
Which is bigger and in much better condition and a nicer building.

Its making £250 look very expensive.

I bought a not dissimilar property in another part of Wales a few years ago. Back boiler means an old one behind a fire that was used to heat the water in its tank. Very noisy, inefficient, will need replacing. That means new boiler in a new site in the house, so new plumbing as well. If the boiler is that old it’s likely the electrics are too, so a fill rewire. Had to do both of these jobs in the place I bought, which causes so much damage to the plasterwork that had to go back to bricks. You need to get a builder to go with you to view and confirm works required and likely costs. Then add 10% for inevitable extra costs, and a further 10-20% for inflation. You won’t be able to live in the property whilst it’s being done - I stayed with family for months as it took a fair old while. Looks like the property has been priced as though all the work has already been done!

I'd say that needs completely gutting, at a cost of at least £75k - it needs all the walls stripping and skimming, almost definitely needs rewiring, new kitchen, new bathroom, new boiler and possibly new central heating, new doors and windows and that extension bit at the back looks very dodgy. Actually probably more like £100k thinking about it.

If you do go ahead, make sure the vendor has got probate for the deceased estate before you commit.

That one at £295k above looks a much better bet.

I bought a probate house ( but it was only 8 years old) and the problem was the vendor knew absolutely nothing about the house. The property information form and fixtures form were all "don't know". I took the risk...I wouldn't with this one.

I sold my mother's house when she died. I knew very little about it and so my answers to most things were don't know.
Sometimes people market a house before they have probate. If you are doing probate through solicitors it can take many months (or years if a big estate). So make sure they have it already.
A back boiler could be useful if you wanted to fit a woodburner. It heats a hot water tank using the heat from the stove. They are very hard to fit retrospectively.

( Off topic... I just had a smile at MotherOfPuffling. Hello Mum!! 😁)

Thanks everyone.

I've now asked the probate question.

Back boilers are built like tanks, incredibly reliable but not especially efficient. Ours was fitted in 2005, right before the regs changed and all boilers had to be condensing boilers. It has cost us nothing in repairs since we moved here in 2010, just an annual service, so don't assume it's ancient or crap. One benefit for us is that some of its inefficiency results in its heat loss warning a central chimney which acts as a heat sink.

The linked house looks solid and if you love the area and can afford basic works then it could be a fab home.

The main problem I know about with probate sales is that once they have put in a price for probate, that is, for the value of the state, it can be difficult to make a price cut. This may have changed, but a friend offered on a house way under the asking price which was much too high. They got it, but only after a year because it had to be revalued and I think you have to market it at the probate price for a fixed period. Could make it awkward if you need a mortgage, as well.

I think you would be MAD to take that on. The first one another poster linked to, would be FAR more suitable.

you sound lovely & enthusiastic, but FAR too naïve to take on this big a project AND it'll cost you an absolute fortune to get it sorted out.

I think you need someone who can help you choose a property.

it's a lovely coast line, do you have to stay in Barry?

You're probably right @TooMuchToDoTooLittleInclination

This one is probably best left to someone else, more experienced.

Houses are being reduced left, right and centre in the local area at the moment.

I'm not wedded to Barry but there is some lovely period property stock there and much better value than Cardiff or Penarth.

I'd love a project - and ideally a long term home I could do up gradually whilst living there.

Just to add, the £295k one is on the busy main through road, opposite the public toilets. I think that's a bit overpriced based on its position.

Agent came back - probate not yet granted.

Why market a property when the seller effectively isn't proceedable?

Back to the drawing board.