Estate agent / vendor not keen to wait for surveyor

[EarthSight]

I'm a first time buyer, who's not in a chain. My offer on a house has been accepted (yay).

The estate agents were on the phone straight away asking me to send them details of my solicitor so they can start the process.

I let the estate agents know that I intend to organise a residential / homebuyer surveyor to visit the house, and they'll be doing a Level 3 of it, which I think is the most in-depth survey. The property is around late 19th century, although not listed, thankfully. I don't have major concerns, but older miner houses like this are really known to be prone to damp (I've seen quite a few examples of it), and I think the roof might not be that new.

Although I can afford to buy, I'm not from an affluent background and can't afford to be nonchalant about paying for repairs. I strongly suspect that I've already overpaid for this house already by a few thousand by giving them the asking price, so if I was informed there would likely be repairs to do, depending on the cost, I would consider adjusting my offer or pulling out.

Unfortunately, I called a few surveyors who didn't have availability until a month & half away. The estate agent isn't keen to wait until mid-August to get this survey done, and I totally understand why. I've been told the vendors already found somewhere, but I'm unsure if this means they've actually made an offer and it's been accepted, or if they've seen somewhere they like and want to proceed before they miss out. I've been told the house has also received another offer before they accepted mine. I have no idea how much for, but if it's in cash, and it's for not much less than my offer, then the vendors might decide to go for that offer instead if it's quicker.

I understand the whole point of surveys is to inform you about the house, so if I paid £800 to have this and the vendors wouldn't accept less then it would be crappy but I'd consider it well spent to be fully informed.

However, if I also started the whole conveyancing process this early on, only for the house to fall though, then surely I would wasted £500 - £1500 on conveyancing fees which could have been avoided?

What are your thoughts on this?

A survey will tell you what you are buying. It should highlight major obvious problems and say what should be checked further. You would reduce your offer to reflect the cost of the work or pull out of its not something you want to get involved in.
The bank valuation is purely to satisfy the bank that they’ll get their loan back if you default and they have to sell the house. Do not be bullied into potentially buying an expensive problem - get the survey done, you’ll not regret it. The EA is being unprofessional/unethical in pushing you. If you were older/ not a FTB they probably wouldn’t dare

Have a look at homebuyer’s insurance. Read the terms carefully.

I was quoted 5 wks for a level 3 recently (North West) but 2 weeks for a L2 some years ago. I suspect you can get a L2 done far more quickly because the surveyor will be less skilled.

What you decide for go for depends on your appetite for financial risk but I would probably want a L2 at the very least. The only reason I am forgoing one this time is because I have talked to the vendors at great length and know the house has been exceptionally well maintained, and we have a high disposable income and can afford unexpected repairs quite quickly.

I wouldn’t advise forgoing it as an FTB buying an old home who is not very familiar with old homes and who has a modest budget.

I think they want to get things moving as quickly as possible and not to have everything happen one after the other.. if you wait until after the survey to appoint a solicitor and start the searches and apply for a mortgage, the whole process could take a long time. It would be usual to appoint a solicitor, start the searches, book a survey and apply for a mortgage. This would prove that you are a serious buyer and willing to move things along quickly. You can ask the solicitor to only progress those things which will take a long time.. ie some of the searches.. and to limit the amount of expense incurred until after the survey. You should also familiarise yourself with the contents of surveys and what is likely to show up on a building that is over 120 years old. You can have a second viewing and ask the owner about things like the roof, damp, etc.. have a good luck around for evidence of leaks, mould, external elements like soil up against the walls above the damp proof course, poorly constructed additions to the building, the insulation in the loft if you can gain access .... and look at similar houses in the area... both sales prices, interiors from selling listings and looking from the outside. If everyone has a new roof and your house doesn't... that would be a red flag!

Realistically, there will be maintenance and repair costs on an old building.. you do need to ensure you can afford the upkeep. We have always found it a challenge to properly budget for this!

A valuation for mortgage purposes and a survey to establish the condition of a property you are wishing to buy are two different things, with different objectives.

Just because the mortgage val confirms a price of £x, gives no reason not to have a building survey.

You should get homebuyers insurance.

get the survey done, you’ll not regret it. The EA is being unprofessional/unethical in pushing you

It would seem like the EA isn't saying "don't get a survey done." They're saying "can't you find someone able to do it sooner than mid-August?"

Yes I can see why they'd want to as well. It's a rural area with limited surveyors, and the very earliest would be very late July.

Yes, mine called me either same day or next day for details of the solicitor.

Yes that's what they're saying. Their recommended surveyor can do a level 2, which is a step down from what I wanted (and from what I might need actually) at very late July at the earliest. It's a busy time of year and it seems like a lot of local surveyors have plenty of work right now.

@Peoneve I have no intention of skipping the valuation, but that's not the same as a structural survey. The bank is just interested in getting their loaned amount back, which they likely would in this case. They wouldn't care if I didn't get my hefty deposit back.

My lender has said they wouldn't visit the property , and I that seems quite common with cheaper houses. All they do is just have a quick look online for a market comparison.

Do not let yourself be bullied. Start dealing with the EA in writing.

Instruct a solicitor and then tell the solicitor you want a L3 survey before incurring many costs.

Keep trying to find a surveyor who can do it sooner, but get someone booked in soon.

If they try ot pressure you to do it quickly, be very wary.

You can appoint a solicitor now, but instruct them not to do any work until after the survey is complete. That way from your seller's perspective you are keeping things moving. You'll also cut down some time as the solicitor can start their AML checks on you and your funds while you wait for the survey to complete.

Well you can fully proceed then and the survey will be the last thing before you exchange. If you are having a margate valuation then the survey is immaterial to the process- the searches and valuation are what you need to proceed. They can be done now.