David Phillip wrote:
I'm a first time buyer, buying a property (Victorian End-of
terrace 3 bedroom / 2 stories house) in London (Leyton - East
London).
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I saw the house for =A3250k - 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.
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Vendor is putting pressure on me to exchange contracts - gave me
ultimatum for end Aug-04.

There are lots of houses available. They will shortly become
cheaper, too. Say you reject his ultimatum (in the nicest possible
way).


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.
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Dont' want to provide structural report for free,

Well, sell it to him, or write a condensed version in your own
words pointing out the broad problems. Not too much detail.


neither do I want to
pay extra money for a structural report and loose more money.

It does not pay to be loose with your 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 =A310 - 15k.

Sounds good enough to me to negotiate a reduction. Note that
*you* are the buyer, and you make your decisions. If you really
don't like it, don't buy it. If it's something special, then
you will have to be a bit more careful!


Any advice welcome.
=20
ISSUES
Rising dampness
* (kitchen) - rear wall, revealed areas with rising dampness
problems
* (cellar) =96 "high damp meter readings" were recorded
* (all elevations) - evidence of dampness found

Has this place been shut up for a while? Which ways do the front/
back/end face? When/how was it extended?


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

Can you see this cracking? Where is it, and how has the extension
been joined? Is there distortion (looking along the walls)? Has
any tree removal happened recently? Are other houses in good
condition (have you talked to the neighbours? - this might be
quite useful as their house joins).

Woodworm
(Cellar) woodworm found to attack structural timbers supporting
the house.

Are the flight holes recent? What "structural" timbers are these,
floor joists? I don't see how timbers would "support the house"
for this sort of building. If the timbers are not damaged enough
to warrant replacement, the cure is simply to treat them. Most
old houses will have some woodworm - it's "normal".


Cellar Requires attention - flooding evidence.

Another good reason to talk to the neighbour. What flooding
evidence?

Windows
* Windows: wood condition rotting taking effect requires replacing

What sort of windows are they?


* Windows require replacing and plaster work around windows are "loose
and uncertain".

Patching, or re-plastering of those walls.


* 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.

No big deal usualy - what are the cills made of?


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

The electricity company will deal with anything their side - re-
wiring bits and pieces "as is" is not hard or expensive.

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Condensation
Condensation in roof needs to be addressed.

What condensation? Has it affected any roof timbers? This is
likely to be easy to deal with.


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

Um. Is this on the party wall?


Lots of things to consider. Anyway, unless you are really sold on
the place, there is *no hurry*. The market is dead slack at the
moment, at best.


J.B.