Non standard construction and feeling nervous

[ScorchedGrass]

It is my first time buying, I am on my own with 2 kids and under some time pressure. My deposit is also locked in a family members home until it is sold.

There is so much going on for us, my youngest is very unhappy at school and regularly expresses a wish to move. Eldest happy at school. We are in inappropriate housing right now, a flat in a city and includes me commuting 15 hours a week to school we also have a dog and it's exhausting ensuring she is out 5/6 times a day. I was off with severe stress and returned to work too soon, I was told on Friday my probation is being extended. So housing, schooling and career are all Insecure.

I put in a verbal offer on a non-standard construction house that is a good size and cuts school commute in half meaning i can focus on work more. Its on a busy road but garden is quiet. My verbal offer has been accepted.

But I feel reluctant, I am worried things are too unstable for me to buy, there are four points on the home report which need addressing. I will have some money left after deposit to help towards that, but I'm worried about the money pit it may become. The extension also has a flat roof and is cracking.

I don't really have an alternative, rentals nearby are few and far between, but part of me wants to move further away and start afresh !

Do you know what kind of non standard construction it is?

In my limited knowledge, some types are "don't touch with a barge pole", others are "will be tricky to sell but a developer / landlord may want them"

Do you need a mortgage? Are you aware you may find it very difficult to get one on it?

Will you be able to secure a mortgage on a property that is of non standard construction??

Exactly what @dreamingoaholiday said.

We've just built an annexe and put up a whopping extension, all of which are non-standard construction. Modern non-standard construction is fantastic and won't cause an issue with the mortgage.

Historic non-standard construction can be a real money pit if the concrete is cracking and it hasn't been underpinned.

We'd need to know more about the construction method of the house to give a useful opinion, really.

As an aside, what will happen if you lose your job? How will you pay for the mortgage then? Sorry to be the voice of pessimism, it's just important to make sure you have your bases covered if you're not in a stable job.

My house is non standard construction btw. I want to sell it as soon as I can as I feel it's a hot potato. It's concrete, and the older it gets, the more nervous mortgage companies and developers are about it.

Having said that, an identical house on my road sold really quickly - a few weeks after it went on the market. I was surprised as I thought it'd take ages to sell it.

I spoke to the Estate agent, and she said they actually sell really quickly in my town as they're literally the cheapest houses you can buy (because they're concrete), therefore they appeal to families with tiny budgets (like me and you) and developers / landlords who know they won't last forever but can see they'll still turn a profit.

That's not true everywhere though, depends on your local market and what kind of non standard construction, I think.

Have a look at what's sold in your area that's non standard construction, and I'd advise having a chat with the estate agents who sold them and see what they say - are they harder to sell, who's buying them, which companies will give a mortgage on them? Etc. The estate agent I spoke to was remarkably helpful! She told me much more about the sale on my road than I expected she would!

Thanks for replying. The home report states its a crosswall construction with cavity brick gable and timber framed panels front and rear (some of which have wet rot). I am aware that a mortgage will be tricky, broker seems to believe all will be okay, but of course I don't know.

We've been through an incredible amount in the last 5 years, I feel reluctant to stay in the County only so my eldest can stay in his school.

The house was built in the 1970s. The rear extension is cavity brick construction. There is some cracking to rear extension and boundary walls are cracked and require repair.

The cracking - is that the brickwork? Or is it a concrete panel under the outer brick skin?

Just had a quick look at Crosswalls construction and it doesn't seem as problematic as some of the other types that we have round here (such as Hawksley construction).

However, with mention of wet rot in the timber frame and what sounds like fairly extensive cracking I wouldn't be keen. That sounds like the start of structural problems which I doubt an insurer would cover as it's pre-existing.

Sorry OP. It's not the construction per se - but from what you've described, I think I'd be concerned about the integrity of the build. Unless I've got it wrong and the cracking etc is superficial, and just the surveyor covering his arse?

The home report has a 2 against external decorations noting wet rot to fascias, the same for external doors and joinery. The main walls are a 2 also, noting some cracking to rear extension. Ceilings are plasterboard with poss trace asbestos.

If you have a gut feeling about a house, do you listen, or chalk it up to normal fears about such a huge financial obligation?

I don't know if the apprehension is normal, or if I should listen and think about the right place for us.

I'd not touch it with a barge pole given what you've said about rot and cracks. Something better will come along

I feel worried about, but the price is reflective of this. It is the only 4 bedroom house within that price range in the whole county

If you use a mortgage broker they will be experienced at dealing with non standard construction and know which building societies accept different things.

I am very close to pulling out of the offer. I had my formal offer accepted today, the estate agent has since phoned and told me I have to put £18 for an ID check within the hour and he has another offer on the table.

The estate agent has consistently pressured me, lied that he hadn't received a note of interest from me on 14 June (which has been confirmed twice with solicitors), initially refused to take a verbal offer to the seller.

My broker says this is poor practice and believes he will continue to pressure me. I am still waiting for the sale of my current home before I can leave.

The pressure feels immense and it makes me want to run away.

I used to live in a non standard construction house - and yes it can be more difficult to get a mortgage and in the future if you're thinking of re-selling it will put off potential buyers. (you know this obvs as you're questioning the purchase yourself). On the other hand you will get much more space for your money.
Also you are unlikely to have decent insulation in the house and cavity wall insulation is not likely to be possible. If you need to look at exterior or interior wall insulation that's very expensive.

If the price of the house warrants the risk - if you have a budget for renovations/improvements and if you're planning on living there a very long time it could be a great choice.

The estate agents attitude would put me off as well.

Even if you've already had a survey I'd also be tempted to get a builder/electrician and possibly a specialist surveyor who knows this type of construction to look at the house. May sound expensive but if there are hidden issues with the house it will be money well spent.

Good Luck.

Oh and PS - don't fell any pressure to proceed. all that's happened at the moment is you've put in an offer.
Like you say you need to sell your house first - so don't let the agent pressure you into going too far into this potential purchase.

Are you in Scotland ?

£18 for an ID check? What's that? I've always just gone in with my passport and proof of address.
I'm pretty laid back about survey reports but even I don't like the sound of yours. I think it needs careful thinking and costing up of repairs (which always cost more than initially thought). Tell the agent you will not be rushed (and ask what the £18 is for).

Assuming you are in Scotland.

What year is your eldest in?

It does sound like you are clinging to an area you can't really afford just for one school. Are there other places that would offer better value?

Have you looked at any of the shared ownership options through the council? Some of them are really nice although you do sometimes require a connection to an area to qualify.

Yes we are in Scotland.

I'm so exhausted by the whole thing. Estate Agent has rung several times this after even though I've messaged to say I'm in work, he said he's needs the £18 now but can do checks next week?

Op
I don't know if you have heard of the LIFT scheme in Scotland.
I might be explaining something you already know so please excuse if you do.
The LIFT scheme is aimed to get first time buyers on the property ladder.
You only need to come up with 60% of the price of the property .the government pays the other 40% but it's not shared ownership .the property is yours .you can buy chunks of the percentage that the government is holding for you .and in 20 years ( I think ) the hope is that you will have been in a position to buy back the remaining percent.
The absolute bonus of this scheme is that you can go for a higher value property while only taking out a mortgage for 60%.
So a property valued at 200k could be yours for 120k mortgage .
It opens up a whole type of house that might have been dismissed because it was too expensive .
It's only for first time buyers .

I have a non standard construction property and have had no issues. In fact it is very dry inside and has never suffered from any damp issues ever I also fail to see why it would differ from any other property in terms of electrical or structural issues. These properties maintain well and have a land asset value due to generously sized plots. Yes unfortunately 'still' it can be a challenge to organise a lender and harder to sell but you are buying a great affordable home especially if you are planning to live there long term. My advice is to speak to a provider with good reviews.

I wouldn't touch it if I were you.

My bf's relative lives in a non standard construction house and whilst theirs is ok it will not be worth as much that is standard construction. And mortgages are hard to get on them.

This coupled with dry rot is not good.

I do understand your desperation but I wouldn't buy it.