UKC

Collective wisdom advice needed.

I'm buying a house which has a number of problems but none too serious. Mainly damp and thats all in hand to be sorted. However, the valuer from the halifax (mortgage through the halifax) has slapped a retainer on the mortgage. The retainer is almost exactly (+-10 pounds) the same amouont as the quote i've got from a damp proof company to sort out damp in the walls. When the house was first valued, the halifax (or the valuer) asked me to obtain a few extra reports on damp and timber, floors and the roof.
I got a quote for the damp proof work as that was clearly necessary, and got a full structural survey carried out on the roof anf floors as the house buyers survey from the valuer gave no details on what was actually wrong, other than vague statements saying that something was wrong in that area. I've not got a mortgage offer which is retaining monies pending work to be done. I'd assumed that this was simply the damp proof work as the value fitted that exactly, however, i've now got a letter detailing what I need to fix before I get the retention monies back.
Basically i need to sort out the damp and timber, floors and the pitched roof. I've asked them for full clarification of exactly whats needed as i've got a structural survey that says that the floors are fine. The retention states that I need to fix the floors to the satisfaction of the valuer.
Whats the best way to sort all this out, as it adds another week to completion every time this valuer even puts pen to paper at the moment. Is there a complaints process or do I just need to bite my tongue and wait.
p

In reply to Hotbad Peteel: It sounds as if your valuer is a bit of a loser.

If it needs to be done to the valuers satisfaction then fire the reports off to him that shows they are all fine.

As far as i can gather the entire purpose of a valuer in these circumstances is back covering. they always have something very vague along the lines of " timber survey recommended " unless it's a new house.It makes it look like they are doing a thorough job for the mortgage company.

If he sees that another surveyer has been and declared the house OK the responsibility is no longer his if the house collapses around your ears. You would sue the new surveyor not him.Therefore he will probably be fine about it now.

This may seem cynical but i have bought and sold 5 houses and the surveyors have never ceased to amaze me. My last one turned up and said. Wow this is nice when was it built?
1699 i replied. Well if it's still standing now it's not gonna go in the next 25 years is it ? Looks good to me.

Needless to say that was just for the mortgage. I got my own survey done on top just to make sure.

One asked can you get into the roof space? Only through that very small hatch there.( Goes and sticks his head in without torch as he couldn't fit his head and arm in as well) I'll mark it down as OK but i couldn't really see.

Brilliant !

In reply to Hotbad Peteel: House buying is well stressful! Ive bought a few in my time and am just finishing off my 2nd renovation project. The banks simply need to make sure that their investment (your house) isnt going to fall down in a couple of years.Do Not write back for clarifation. This will cause delays.Very simply get your builders to address all the points on the lenders report and when the builder is satisfied that all the points have been addressed,and repaired as necessary, submit a detailed invoice to the bank who will then give you your retainer. Simple. Yes really. It is extremely rare for a bank to instruct another surveyour to come out to inspect your works. They assume that if your living there it must be ok otherwiswe you'd not put up with it... Hope this helps.

In reply to biscuit:

I'm getting very fed up of this valuer to be honest. Hes also filled in a house buyers survey at the same time as the valuation. I say filled in as its little more than a tick box exercise for his 200 extra quid. I put it side by sixde with a friends house buyers report and was amazed how lacking in any sort of detail mine was. I simply don't understand how he could ask for extra reports on the floor, get them back saying that they are absolutely fine (the floors are uneven due to previous structural movement but as the house is no longer moving the floors are fine and they've been recovered with asphalt since) I'm assuming he hasn't read them and just stuck the retention through based on what he saw himself. The prblem is he hasn't written that down anywhere. I tried to contact him after he did my house buyers survey but couldn't get in touch which is appalling.
p

In reply to gfam64:

I think you've missed the point. I was asked to get a report on the state of the floor. That report says that the floor is absolutely fine. I've been asked to fix the floor as part of the retention. There is nothing wrong with the flor. How am I meant to fix the floor to the satisfaction of the valuer when theres nothing to be fixed. Its also adding about 5K in costs to the whole project which I certainly don't have so without clarification I can't actually afford to buy the place. The list of things that need repairing are quite simply

damp and timber - fine and i've got a quote

floors - I have a report saying there fine so I don't have a clue what i'd need to instruct a builder to fix

pitched roof - theres a few tiles missing, partition wall needs filling and the eaves filling. Estimate of 1300 which is fair.
p

In reply to Hotbad Peteel:

Send the reports through to the valuer and ask him to review his valuation in light of them.

Homebuyer surveys are concerned primarily with value, in order to protect the lender from advancing monies on a property that has been purchased at over value or subject to a special interest (e.g. it is 100metres from your mum and thus worth an extra £10k to you). They are not structural surveys but, if there is something apparent the matter will be raised and clarification sought.

If I received a formal structural survey on my desk in repsonse to queries raised then I would sign it off as being addressed.

In reply to Hotbad Peteel:If the floor is good, get your builder to say so in a letter together with your other rport statin floor is good. Get builder to invoice you for same and submit it.

In reply to Hotbad Peteel:

Ok.

Who is your estate agent? Do they know what's going on? Are you getting your mortgage sorted through a broker, or are you doing it direct?

You agent should be dealing with this, not you. Do they know you're had the full structual survey done? Have they got a copy? If it's the Halifax, is the homebuyers being done by a company call E-Serv?

Strange - most surveyers down value rather than put a retention on works to be done these days..

In reply to John Rushby:

As far as i'm aware the valuer has seen the report on the floor and hasn't changed anything. I'll chase it as soon as I find out whats going on. I don't really know if its right to speak to the valuer directly though.
p

In reply to gfam64:

I don't have a builder. I've got a damp specialist to quote. The structural survey on the roof and floor was carried out by a different surveyor, not a builder. I do not have a builder. I won't be getting a builder in to sign off the work on the floor as none is needed.
p

In reply to Hotbad Peteel:

copy it into the your solicitor who can in turn forward it to the correct contact at Halifax.

Give the valuer a call - always worth chatting things through.

In reply to moomin:

My surveyor valued it at more because he liked it that much. he said if he knew it was for sale he'd have bought it. How cool is that !

Doesn't help Pete much though - sorry .