Surveyor said "major problems" - subsidence potentially. Views??

[^woody^]

Be aware that the costs of any remedial work will normally be shared amongst the leaseholders, and these could be significant and to a large extent out of your control.

That's something for you legal advisor to advise on

 

[tomfe]

Has it not just cobbled due to new (none original timber) windows?
Crunch some numbers and use the report to your advantage

 

[LondonSW15]

Thanks all. Really helpful advise!!

 

[rules&rulers]

Make an offer on the property with the condition you can amend,withdraw your offer during the conveyancing process,see what (if any) nightmares crop up during conveyancing,as mentioned by others the cracks dont look like subsidence but signs of subsidence could still be present,it will need an expert to inspect.

Its all about risk (your risk) looking at the pictures supplied i would walk away due to the lack of maintenance but as a btl property it could be a good investment.

 

[LondonSW15]

Btw - maybe a stupid question, but what type of person or company would do the detailed check around the subsidence / cost to repair for this type of problem? "Structural engineer focused on subsidence" or another type of expert that would do some type of "X Y Z" report.

As mentioned, I have just done the full building survey and await that report, but I think it will only say "May have major problem" and point to the reasons on why. I dont know if that type of engineer have more general knowledge and not specialist in this type of problem?

Also, any clue what a detailed report for checking just this specific issue might cost? Thanks!

 

[^woody^]

Chartered Structural Engineer - www.istructe.org/membership/types-of-membership/chartered-member

About £300 (?) for a report, but not sure if it will be more in London.

The problem is that they will normally want drain surveys and trial holes to check things, and give a more conclusive opinion. More expense.

But from those cracks they might be able to diagnose enough for you.

But whatever, tell them you don't want long term crack monitoring, just a pragmatic opinion for a house purchase.

 

[Donald_diy]

The house we recently purchased had very similar cracks but more ,had an additional inspection by a member woody mentioned and we needed 3lintels above the newish upvc Windows, some split bricks replaced,new soilder bricks above lintels and the complete wall repointed.
There was no subsidence.Have reports to confirm.
The defects were down to shoddy window replacement's by a well known company still in business and advertising nationally.
Cost us £4k but reduced the asking price to cover them repairs,still have cash left over.

 

[Doggit]

You said that it was a full building survey, but what sort of survey, and what type of surveyor was it (and how old/experienced was he).

If it was suspected subsidance, then the insurance company would want a 12 month monitoring period, but a good structural surveyor would have a much better feel for this sort of thing staright off, so I wonder on their experince. Obvioulsy I'm not on site, and you haven't shown us detailed pictures of the lower part of the property which is where the subsidance would started from, but I'm inclined to go with lintel and window issues.

 

[LondonSW15]

Thanks all.

• Ok - chartered structural engineer. £300 sounds great if that is the case. (was worried it would be towards £1,000)
• Windows- yes, Im hoping that is the issue with the top window. The bottom cracks; that one might be linked to when the installed the extension and hence the movement that hopefully now should have settled. So just replace the lintel maybe etc
• The survey was a "Building Survey (Structural Survey)". I picked a company that seemed to get good reviews, I didn't meet the surveyor, but he sounded reasonably old on the phone (hence I would assume he has lots of experience, but no clue how good). But I got a feeling in the phone he was a cautious type and highlighting the worst scenario for all things and not too keen to explain likelihood of that scenario would happen (guess the survey will show if that is the case and I will be proven wrong)

 

[LondonSW15]

FYI - Sent the info to a couple of charted surveyor companies nearby that seems to regularity get asked to do second opinions following building surveys... will keep you posted.

 

[LondonSW15]

Quote 1 back;
- defects specific area: £1,000+VAT
- whole house: £1,500+VAT
This was the one visit type price for a charted surveyor.

I hope the other quote is lower.

 

[rules&rulers]

£1k + vat is around the minimum payment for a professional to visit in London,heck i pay that for a lot of reports but it adds to the paper trail to prove the property is good.

If your proposed purchase has off street parking,2 bedrooms,2 bathrooms,private garden,share of freehold then i would buy it for around £400k but mares found during the purchase period would result in a secondary offer.

Risk.

 

[vinn]

OP,
Acknowledging all the above advice I would suggest:

As you well know, you are in the hands of legal and technical "experts" - & by and large, there's not much you can do about them but wait out their often inconclusive and bewildering advice & reports.
Given that London houses are rising (1.5% in April - ie £6000/month for a £400,000 property) then with eyes wide open why not just go for it?
There will be legal and remedial issues, and freeholder and lease issues wherever you try and buy into a shared property - esp in London.

You could pay a local builder to come and see whats what, and if you trust them then go with them for the remedial work while you get on with your work?

Just an internet opinion (albeit I am a professional builder) but I dont see anything but run of the mill repairs in the pics.

 

[LondonSW15]

Thanks.

Im trying to figure out the subsidence risk element so I make as calculated decision as possible (a lot of people seem to walk away if they ever read the word subsidence). I have limited knowledge around cracks / potential subsidence. So learning as much as possible prior discussing amended offer and what is a fair value. I have my view on the value without the cracks, but not clear on potential impact resell value in this new scenario.

 

[^woody^]

You could pay a local builder to come and see whats what,

Worst thing to do.

Pay someone who is not a qualified person to comment on something outside their expertise, and who will potentially benefit from any work he may recommend? No thanks.