Houses

[FoyleFox]

8 minutes ago, Izzy said:

 

 

If the vendor declines a revised offer then he'll only get the same issues next time someone does a survey on it.

If it has got untreated subsidence, the vendor will then need to declare that in the property particulars. That will put a lot of potential buyers off due to the mortgage issues and the fact they might need £20k+ to fix it.

 

Just read your new post, yes, potentially they could get it fixed on the insurance. You could include that as an extra  condition of the purchase.

[Izzy]

1 minute ago, FoyleFox said:

If it has got untreated subsidence, the vendor will then need to declare that in the property particulars. That will put a lot of potential buyers off due to the mortgage issues and the fact they might need £20k+ to fix it.

 

Just read your new post, yes, potentially they could get it fixed on the insurance. You could include that as an extra  condition of the purchase.

Yeah, we're still waiting for the vendor to get their arse in gear and get all this to the solicitors. They don't seem in a big rush as there's no chain at their end so it's not as urgent for them as it is for us and our buyer.

 

We'll see what comes back and take it from there. I can now see why we haven't moved for 23 years - I'd forgotten how stressful the whole thing is.

[kenny]

23 minutes ago, Izzy said:

Interestingly, we got a text from HSBC's survey people saying the property had met the criteria for a desktop valuation and no need for a physical inspection, so they don't see that bothered.

 

I guess we'd need to get a structural engineer out to find out the exact cause of the cracks. Surveyor guessed it might be because of all the trees close by but we'd need an expert to confirm.

 

As it stands we don't know if the cracks have been looked at before, how long they've been there, or if they're getting worse. Basically, is the house still 'moving' or not.

 

If it is subsidence then apparently the vendor could claim on their insurance to get it fixed?

 

I dunno, my heads hurting thinking about it all.

 

 

If you get a surveyors report with pictures I'm happy to give it the once over if that helps?

[jgtuk]

27 minutes ago, Izzy said:

Interestingly, we got a text from HSBC's survey people saying the property had met the criteria for a desktop valuation and no need for a physical inspection, so they don't see that bothered.

 

I guess we'd need to get a structural engineer out to find out the exact cause of the cracks. Surveyor guessed it might be because of all the trees close by but we'd need an expert to confirm.

 

As it stands we don't know if the cracks have been looked at before, how long they've been there, or if they're getting worse. Basically, is the house still 'moving' or not.

 

If it is subsidence then apparently the vendor could claim on their insurance to get it fixed?

 

I dunno, my heads hurting thinking about it all.

 

 

Been there and I sympathise wholeheartedly, especially with a property that you love. 
Don’t give up - one property we bought had similar issues bought to light by builder and other contractors, we nearly walked away but had a survey and it wasn’t subsidence at all and cost very little to put right. 
Another one definitely had subsidence, cost me £5k for an exploratory dig and a further £15k for underpinning (cost roughly from memory, back in 1994) but ploughed on, got the work done, relevant guarantees and the property was mortgageable. 
Your main worry, apart from cost, should be the upheaval of living in a place that requires so much work. Seriously stressful if you haven’t done it before but very rewarding when you succeed. 
Good luck and remember, favour fortunes the brave (sometimes )

[Izzy]

12 minutes ago, kenny said:

If you get a surveyors report with pictures I'm happy to give it the once over if that helps?

That's really good of you mate, thanks.

 

Expecting the full report middle of next week so I'll DM it over to you then if that's O.K?

 

I know you're in the building game and if we still lived in Leics rather than down here in Bucks, I'd be asking you to come round and give us a quote for all the work 

[kenny]

Just now, Izzy said:

That's really good of you mate, thanks.

 

Expecting the full report middle of next week so I'll DM it over to you then if that's O.K?

 

I know you're in the building game and if we still lived in Leics rather than down here in Bucks, I'd be asking you to come round and give us a quote for all the work 

I'm an Engineer not a builder. We don't often do bucks for domestic work but would if you can't find someone reasonable locally.

[Tommy G]

What’s the going rate per m2 for a single story extension these days?

[Wolfox]

57 minutes ago, Tommy G said:

What’s the going rate per m2 for a single story extension these days?

As good chat a few pages back on this very topic…

 

£1.5k - £2k dependant on spec is the top line summary, but depends on size…. The bigger the footprint the cheaper the m2 cost

[Izzy]

1 hour ago, kenny said:

I'm an Engineer not a builder. 

Sorry, I didn’t mean to offend 

[kenny]

16 minutes ago, Izzy said:

Sorry, I didn’t mean to offend 

None taken! Tradesman are going to be kings of the jobs market in the future. I can see them being on £200k pa within the next 10-15 years.

[JonnyBoy]

any recommendations for estate agent based around Charnwood who are actually good? we are looking to have our house valued this week/next week and looking to get 3 different opinions. 

[Tommy G]

3 minutes ago, JonnyBoy said:

any recommendations for estate agent based around Charnwood who are actually good? we are looking to have our house valued this week/next week and looking to get 3 different opinions. 

Alexanders

[Kinowe Soorie]

On 01/03/2025 at 12:22, kenny said:

None taken! Tradesman are going to be kings of the jobs market in the future. I can see them being on £200k pa within the next 10-15 years.

I’m not taking a dock in wages…

[Izzy]

Big shout out to @Wolfox and @kenny for all their advice and wisdom via DM's.

 

Absolute legends - thanks fellas 

[FoyleFox]

35 minutes ago, Izzy said:

Big shout out to @Wolfox and @kenny for all their advice and wisdom via DM's.

 

Absolute legends - thanks fellas 

How did you get on with your Dad's visit and the survey report?

[Izzy]

4 minutes ago, FoyleFox said:

How did you get on with your Dad's visit and the survey report?

It's still in the balance mate. The survey highlighted a number of red flags and repairs that need doing, so we've gone back with a reduced offer to cover those.

 

The issue of the cracks is the main thing. The vendor pleads ignorance, says they've been their years, not an issue, no idea why they're there, no big deal etc, etc.

 

If the seller accepts our reduced offer then the next step is probably to get a structural engineer out to confirm what's caused the cracks. It seems from those in the know that I've shared the surveyors report with (and my Dad - ex Civil Engineer) that subsidence is unlikely but something has caused movement (possibly all the trees in close proximity). And to add more complexity, half the house is covered by timber cladding which needs replacing and we've no idea what's hiding behind there until it comes off.

 

It's a tough one. The wife loves the place and can visualise it when it's all done. I'm more concerned that it's structurally sound and we aren't going to have major problems if/when we sell it later down the line.

 

All very stressful tbh 

 

[Tommy G]

In the race against time to complete on ours ahead of 31/03 - already on the hook for £15K of stamp and don't want this increasing - she should give it a 3 month extension in the spring statement but that would be too sensible and pragmatic so she wont go down that route. 

[Chris_OGrady]

21 minutes ago, Tommy G said:

In the race against time to complete on ours ahead of 31/03 - already on the hook for £15K of stamp and don't want this increasing - she should give it a 3 month extension in the spring statement but that would be too sensible and pragmatic so she wont go down that route. 

In the same boat here too, think it's an extra £2.5k. Desperate to save that cash from going into a bottomless pit where it will make no tangible difference to anyone...

[Tommy G]

36 minutes ago, Chris_OGrady said:

In the same boat here too, think it's an extra £2.5k. Desperate to save that cash from going into a bottomless pit where it will make no tangible difference to anyone...

Yes £2.5K I may aswell put in the fire and burn. 

 

Staggered they aren't rowing back on this policy

[lcfc278]

I can only imagine the amount of calls and emails all of the solicitors and conveyancers are getting hammered with at the moment to try and get them to lift their fingers to get these sales/purchase over the line before the end of the month.

 

Must be a stressful time for them - if you, like me, have dealt with them in the past I'm sure you'll share my sympathies with them.

[ketteringscott]

16 minutes ago, lcfc278 said:

I can only imagine the amount of calls and emails all of the solicitors and conveyancers are getting hammered with at the moment to try and get them to lift their fingers to get these sales/purchase over the line before the end of the month.

 

Must be a stressful time for them - if you, like me, have dealt with them in the past I'm sure you'll share my sympathies with them.

It is not enjoyable at the minute! 

 

Thankfully the market isn't crazy busy at the moment so there is more chance of getting transactions completed.

[JonnyBoy]

still not a lot coming onto the market in the 3/4 bed region in Charnwood. Maybe due to the stamp duty cut off? people deciding wether to sell etc? 

 

Spoke to three valuers and they say it is picking up so can only hope, fine if you want a new build there are plenty out there. 

[Tommy G]

On 11/03/2025 at 11:34, Tommy G said:

In the race against time to complete on ours ahead of 31/03 - already on the hook for £15K of stamp and don't want this increasing - she should give it a 3 month extension in the spring statement but that would be too sensible and pragmatic so she wont go down that route. 

Exchanged today and completing tomorrow - our solicitor has been superb. 5/6 days to spare. Phew

[lcfc278]

17 hours ago, Tommy G said:

Exchanged today and completing tomorrow - our solicitor has been superb. 5/6 days to spare. Phew

Out of interest did you have to throw in a 'sweetener'?

 

Saw a few people on social media saying they'd offered some of what they'd save on stamp duty to get it over the line beforehand.

[Tommy G]

18 minutes ago, lcfc278 said:

Out of interest did you have to throw in a 'sweetener'?

 

Saw a few people on social media saying they'd offered some of what they'd save on stamp duty to get it over the line beforehand.

Nope - just got to be pushy and make sure you’re at the front of the solicitor and estate agents mind