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Original poster

How do I tackle an impassive seller who won't address issues

49 replies

BG2015 · 19/04/2024 13:37

We are buying a 1950's 3 bed semi. The house although furnished is rarely lived in as the lady in question is now living with her partner, hence the sale.

We have had a Level 2 survey done which picked up on low level damp in some areas, but nothing specific. We were aware of this as it's a 75 year old house.

We have viewed a total of 3 times and the last time we went we noticed some serious areas of damp.

I have raised this with the estate agent, the vendor has replied with basically a fob off.

I have attached 2 photos.

The first one is the front dining room window. This was wet to the touch. The vendor has said that leaves in the gutter may have caused this and because she hasn't got a window cleaner anymore (he cleared the gutters) that's why there is a wet area.

The second photo is an interior wall between the kitchen and living room. She gave no explanation for this.

She has basically fobbed us off.

What do we do now? Do I insist she addresses these issues or do I have to get a damp expert in to take a look at my own cost?

I'm a cash buyer on sale of my house so no mortgage involved.

Can my solicitor intervene or advise me? Never been in this situation before so I'm a bit stumped.

How do I tackle an impassive seller who won't address issues
How do I tackle an impassive seller who won't address issues
OP posts:
Octavia64 · 19/04/2024 13:54

As a buyer you only really have two options - buy the house or walk away.

Damp can be a tricky issue it's not always obvious where it is coming from.

If you are concerned about it the sensible thing to do (if you want to buy the house) is get a specialist damp survey.

The seller is very unlikely to agree to take action about the damp.

drawnfrommemory · 19/04/2024 13:57

How much do you want to buy the house? If you are still keen I'd get a specialist damp survey (not one of the free ones that always recommend their damp proof course) as I like to be in control of the information, especially if the seller is fobbing you off.

I've been bitten before with trusting a seller to remedy a damp issue which then ended up being a massive PITA to sort out properly when we lived there.

cheeseonwheels · 19/04/2024 13:58

Interior wall one would definitely concern me, rising damp is the most expensive form to resolve iirc. I would walk away it's too much of an unknown.

kaben · 19/04/2024 13:59

I would walk away.

Whattodo2024 · 19/04/2024 13:59

Send a damp specialist around, get a quote, ask for reduction in price

Original poster
BG2015 · 19/04/2024 14:01

To be honest we aren't sure about the house as it is.

Definitely need to think about it. Trouble is we' re quite a way into the process.

The house has been up for sale since last September and we offered on it in February. She wouldn't budge on price until she dropped it by £5k.

OP posts:
Georgethecat1 · 19/04/2024 14:02

Internal wall?! I would walk away it’s a bit red flag in my head.

Original poster
BG2015 · 19/04/2024 14:05

The interior wall damp is what's worrying me and the fact that she has not even commented on it in her email at all.

OP posts:
Cotswoldbee · 19/04/2024 14:07

At the end of the day it is your choice, if she isn't willing to adjust the price you buy as it is or start looking at alternative houses.

We sold a probate property a while back and we're very clear from the outset, unless a survey came back with serious structural issues (it didn't), the price was non-negotiable.

fashionqueen1183 · 19/04/2024 14:07

I would walk away. I can’t believe she said it was from not having a window cleaner.
And a £5k drop is a joke if it’s been for sale since September!

PleaseletitbeSpring · 19/04/2024 14:08

I would walk away. In fact I did last year when I realised that an internal wall was damp as well as an outside wall.

It could be expensive to fix. I lived in a 1950s house as a child and it was really badly built. We could hear every word through the wall. I'd never buy one.

StormsAreNeverNamedAfterMe · 19/04/2024 14:10

What is the other side of the internal
wall?
if a bath or shower could be something a simple as needing new silicone- just seen you said kitchen 😳. Is there a sink , washing machine, radiator etc the other side of the wall?

I would ask a good general builder to go round with you to give you a quote.

TokyoSushi · 19/04/2024 14:11

Do you really, really want it? I'd be tempted to walk away...

BaconCozzers · 19/04/2024 14:16

You've got to decide if you want this house. If you do, invest in a proper damp survey. Depending on what that says, you can then walk away or get a quote to fix then take that off your asking price - you'll still have to be prepared to walk though, or suck up the cost if you want it enough. If you are a bit unsure about this house anyway, then just walk now. Good luck!

NellieJean · 19/04/2024 14:22

Sounds like you’re negotiating with my DH. When buying or selling a car for example he just sticks to what he has decided is the right figure, which to be fair is always realistic, and frankly just wears people down. He’s always content to walk away or let them walk away. It makes me cringe tbh but he gets his way more often than not.

Original poster
BG2015 · 19/04/2024 14:24

There is no sink or anything on the other side of the wall.

I'm seriously doubting myself now.

OP posts:
SquishyGloopyBum · 19/04/2024 14:24

If you want it get a proper damp survey.

Note, it should be done by a proper independent surveyor not just a company that offer free surveys and will fix it for you....

Marblessolveeverything · 19/04/2024 14:29

She is under no obligation to rectify the issue. My understanding of UK lae is it is up to you to conduct surveys to ascertain if the issues are acceptable to you.

Inside wall, no obvious water source. Run.

Twiglets1 · 19/04/2024 14:39

I can't believe this woman is acting so oblivious to a serious damp issue in her house. If you walk away she will have the same problem with the next Buyer so it's really on her to get it fixed.

I'm sorry but I would be walking away from this one.

Balloonhearts · 19/04/2024 14:43

I'd walk away. Inside wall, no obvious reason for it, it seems to be rising damp. No chance would I buy that.

schloss · 19/04/2024 14:45

Most damp issues have a mundane cause which normally can be fixed fairly easy dependant upon what the issue it. With the limited photos, the window could be a downpipe close buy or blocked guttering, easy enough to check outside. It could be failed window joints. The only way to know is to go outside and check. Are there plants close by, is the ground level higher up against the house.

Internally, I would visit the house again and ask if you can take a small amount of the carpet up, it should be easy enough to put back again and see if underneath is wet. I notice in the photograph it is directly next to a radiator, it could be it has leaked at some point or is still leaking.

Sometimes with property, the vendor will not engage and unless you really want to purchase it, finding else where is the best option. If it is the only house you wish to buy then do you own investigations, it may cost money but it will be a small amount to find out if larger amounts of money need spending and if you are happy to spend that amount, or a small outlay shows there are only minor problems which can easily be fixed. Either way you get a clearer picture in order to make a decision.

BoudiccaOfSuburbia · 19/04/2024 14:50

If the vendor can’t give an immediate answer to a question it is for you to decide whether to get a specialist report or survey . For things like damp it is likely a vendor can’t give you an answer because they aren’t specialists either.

I think we paid £150 plus VAT for a damp company, which was deducted from the bill for putting it right (£3k).

Up to you how far you want to pursue it

Original poster
BG2015 · 19/04/2024 14:53

I'm downsizing because I want to retire. I have severe asthma caused by radiotherapy for breast cancer, I can't live in a house that may have damp issues.

OP posts:
BoudiccaOfSuburbia · 19/04/2024 14:55

The sill is probably needing repointing on the wall or window surround, or attention to the exterior sill.

I would be much more concerned to know what is causing the internal damp. But agree the radiator or its pipes are a likely culprit, which would be an easy fix.

What sort of floor is under that carpet? A builder or plumber could probably look u set and say if it was that radiator, and cheaper than a damp co.

schloss · 19/04/2024 14:56

BG2015 · 19/04/2024 14:53

I'm downsizing because I want to retire. I have severe asthma caused by radiotherapy for breast cancer, I can't live in a house that may have damp issues.

Then you have your answer. If you will not have investigation work done then the only option is to find another property.