"David Phillip" wrote in message
om...
I would appreciate your advice/expertise concerning the following:

I'm a first time buyer, buying a property (Victorian End-of terrace 3
bedroom / 2 stories house) in London (Leyton - East London).

I saw the house for £250k - put down the full asking price, had the
full building survey done which revealed some nasty suprises. The full
building report raised the issue of current cracking/old cracking on
the extension part of the Victorian property and I required a
structual engineer.

Vendor is putting pressure on me to exchange contracts - gave me
ultimatum for end Aug-04. I wrote letter requiring more time, vendor
wrote back saying I had more time however he would grant me more time
provided that I give him a copy of the full strucutral which is needed
for the property.

Dont' want to provide structural report for free, neither do I want to
pay extra money for a structural report and loose more money.

i'm not happy with the issues with the current state of the house,
want to negotiate through agency (not met vendor) and am proposing
calling a meeting to discuss a negotiation of reducing the price
BEFORE I undertake any further reports/estimate quotes.

Does anybody have any experience with negotiatiating without getting
further estimates / quotes. I have however had my surveyor 'in
writing' state that the list of issues below 'see below' would
approximatley cost £10 - 15k.

Any advice welcome.


ISSUES
Rising dampness
* (kitchen) - rear wall, revealed areas with rising dampness problems
* (cellar) - "high damp meter readings" were recorded
* (all elevations) - evidence of dampness found

Structure
Movement to the rear elevations and side elevation to the back
addition has shows existing and current cracking 'require strucutral
engineer'

Woodworm
(Cellar) woodworm found to attack structural timbers supporting the
house.
Cellar Requires attention - flooding evidence.

Windows
* Windows: wood condition rotting taking effect requires replacing
* Windows require replacing and plaster work around windows are "loose
and uncertain".
* Drip grooves or "throatings" are required to external cills so as to
prevent water seeping back beneath and soaking the brickwork in the
wall adjacent, detaching the plasterwork within.

Electrical System
Incoming electrical works at low level (cellar), "thought to be fairly
crude" with loose and old wiring etc. "needs special attention".

Condensation
Condensation in roof needs to be addressed.

Chimney breast/s
Chimney breast removed, require support to be added and additional
ventilation.

I don't think you should be bullied - your survey was a wise investment and
should give you hansome returns, either in the form of reduced purchase
price or, if the deal falls through, it will save you a great deal of money
in unexpected repairs. You are doing the right thing.

The first thing is that Victorian houses are never free of problems - it is
only to be expected your surveyor will highlight them. The important thing
is to gain an understanding of the magnitude of them. I suggest talking it
through with the surveyor and seeing how serioulsy he views things.

Victorian houses are often built on minimal foundations and initial movement
is common in my experience and may not be a problem. However your surveyor
is perhaps suggesting that it is still occuring - you need to discuss this
with him. This will give you a feel re structural engineer etc.

One serious consequence is that you may find it very difficult to gain
insurance. You also do not state if you are getting a mortgage and whether
the lender has seen the report or whether they are using a separate
valuation.

Damp is a bit more tricky - it is often found but you may find that dealing
with the cills and roof condensation gives sufficient relief not to need a
damp treatment. A slate damp proof layer may well be built into the walls
and if it is not bridged then it should continue to work. The flooding on
the cellar depends on the use you are going to make of it. We had to put a
pump in ours which turned out to be easy - but your layout may be different.

A specialist damp/timber report from a trusted expert may be worthwhile. The
woodworm may well be old and not worth treating.

I would not let the vendor bully you. There is too much at stake. Keep them
(via the agent) well informed of your commitment to continue with the
process - communication is very important. If he is too impatient then let
him find another first time buyer and run the risk of them going through the
same experience.

I see no reason to provide copies of the survey at any stage. However, they
may want some evidence that things were found and the order of costs. A
simple lettter from him may help, or photocopy just the most relevant
section. Ditto the engineer's report. Armed with such professional advice it
will be very difficult for him to refute your claims in the negotiations.

If it is any consolation we had a total of six reports when we went through
this process - structure, timber/damp, darins, wiring, pumbing/heating, roof
replacement quote. They were an excellent investment with a return of tens
of times their costs.

You are wise to negotiate through the agent and not directly - I would not
meet but do it by phone. The agent may be more helpful to you than you
think - after all they are only paid if you purchase so it is in their
interests to get a deal. In my opinion keep your powder dry by not revealing
your evidence until you have it all and know how much you want to pay.

Hope that helps

Harry

PS the above are my own opinions, rely upon them at your peril!