FINALLY - everyone has communicated with each other and we are looking at a pretty positive property review, just hanging now for some little independent inspections to be carried out then have the solicitors fight a better price. It would be great to get it on or under the stamp duty line.
... it's getting closer and more real and more and more exciting. ...
Inspected on: 21st November 2007
A1 – OVERALL OPINION
The property is considered to be a reasonable proposition for purchase at the agreed price of £129,000 provided that you are prepared to accept the cost and inconvenience of dealing with the various repair/improvement works reported. These deficiencies are common in properties of this age and type. Provided that the necessary works are carried out to a satisfactory standard, we see no reason why there should be any specific difficulty on resale in normal market conditions.
B1 – THE PROPERTY
Type and Age
The property is a converted flat located to the ground floor of a two storey building, thought to date from the early 1900’s.
Construction
The external walls are of traditional solid and cavity wall construction with brick and rendered elevations. The main roof is pitched and is covered with tiles. There is an element of flat roofing which has a felt covering.
Internally, the floors are of solid construction. We measured the floors to have an area of approximately 27 square metres.
Accommodation
The accommodation comprises:
Entrance Hall, Living room/Bedroom, Kitchen, Bathroom with WC
Garage and Grounds
There is no garage or off street parking running with the property.
The property has a private front rear garden.
B2 – THE LOCATION
The Property is located to a residential road within a reasonable distance of the amenities and transport facilities within Croydon Town Centre.
Cont 2
B3 – CIRCUMSTANCES OF INSPECTION
The circumstances of our inspection were receipt of instructions initially from BM Cardiff to undertake a standard valuation for mortgage purposes and a Homebuyer Survey for the applicant Mr J Major ,such instructions confirmed to Mr J Major in a letter dated 26th November 2007. The property was inspected on 21st November 2007 and the weather at the time was dry and fine.
The property was occupied and furnished with fully fitted and fixed floor coverings in all rooms.
A close inspection was made of only those parts of the exterior of the building which relate directly to the subject flat. A more general inspection was made to the rest of the building. This is in accordance with the conditions of engagement.
Also in accordance with the conditions of engagement, the underground drainage was not inspected by lifting of inspection chamber covers.
The roof space could not be inspected as there was no available access hatch.
Stored materials within cupboards further restricted the inspection.
It is possible therefore that defect’s may exist in unseen areas.
Assistance with Technical Terms
This report contains technical building terms. To assist you we have enclosed a copy of a typical cross section through a residential structure on which is given the technical names to various parts of a building. Reference should be made to that document whilst reading this report.
All references in this report to right and left are to be taken as if the property is being viewed from the road.
C1 – MOVEMENT
The structural condition of the property is considered satisfactory. We found no evidence of significant cracking or current settlement, subsidence or structural movement and no indication to suggest that the foundations are inadequate.
We have not made enquiries or site investigations to ascertain whether the property stands on made up or contaminated land. We strongly advise you to satisfy yourself upon this point either by direct enquiry or through your legal advisers.
There are mature trees within the area. Tree roots can exert physical pressure on foundations and cause direct movement on a clay subsoil. In particular, movement can occur due to their ability to absorb a large amount of moisture, which results in severe expansion and contraction to the subsoil. Tree roots can also cause disturbance to underground drains and service pipes, which again can result in movement.
C2 – TIMBER DEFECTS
There was no surface indication of dry rot or significant active wood boring beetle infestation in the timber open to inspection.
C3 – DAMPNESS
A damp proof course (DPC) is a waterproof membrane built within the walls to prevent ground dampness from rising.
The type of damp proof course within the walls could not be ascertained as it was concealed by internal and external wall finishes.
Random moisture meter readings were taken within the property at ground floor skirting level to test for rising dampness. Evidence of high moisture levels were noted by the entrance door, within the hall way, to the chimney breast and within the bathroom. There was also evidence of penetrating dampness within the bathroom.
Cont 3
We recommend that a reputable firm who deals with the treatment of dampness is employed to inspect the property throughout. It is important that the company employed should be asked to fully inspect the property and thereafter provide a report detailing evidence of dampness found, together with their recommendations for treatment and the likely cost involved. You should ensure that all remedial work is carried out under a long term and meaningful guarantee. It should also be ensured that, if specified, defective plasterwork is hacked off and re plastered in accordance with the specialist firm’s specifications, to ensure the guarantee is not invalidated.
Where internal joinery is in contact with damp surfaces a rot conducive situation will occur, which may not become immediately apparent from surface inspection.
External ground levels are too high, particularly to the side of the property. A distance of 150mm (6 inches) should be maintained between external levels and the damp proof course and internal floor levels in order to prevent the risk of damp penetration.
C4 – CONDENSATION & INSULATION
There is no access to the main roof void therefore we cannot comment upon insulation and condensation levels within this location.
The flat roof is unventilated; consequently there is a possibility of interstitial condensation, within this void.
It is unlikely that adequate insulation has been provided to the flat roof.
C5 – THE EXTERIOR
Roof Structure and Covering
Where visible the main roof is covered with modern interlocking concrete tiles and is in fair condition.
The flat roof covers the kitchen, bathroom and hall way and is covered with a dated felt covering, topped with stone chippings. There is no significant blistering or tearing to the felt covering, however it is dated and liable to fail without warning. Abutments are covered with a mixture of sand and cement and metal flashings and there is evidence of recent repair. There were no significant defects at the time of inspection.
Chimneys
14.2
The brick built chimneys are generally in satisfactory condition.
14.5
Flashings, where visible, are of metal construction and are in a fair condition.
Rainwater Fittings
15.1
The rainwater fittings are of PVC construction and are in fair condition with no significant defects noted.
Main Walls
The subject flat is constructed from part of the ground floor back addition to the main house and partly from a single storey rear extension. Walls to the main building are solid with cavity brick work, construction to the extension. The rendering extends down to ground level thereby covering and bridging any DPC which is in place. However there were no signs of significant cracking or loose rendering.
The side walls to the extension are carried up above roof level to form parapets. These have a render covering, however there is no coping, therefore they are exposed. Cracking
Cont 4
has occurred to the top of the parapet above the front door. It would be prudent to provide suitable concrete copings to the top, to afford some form of protection.
External Joinery
The original windows are of painted timber casement, which are single glazed. There is evidence of past filling to the frames and significant cracking to the sill of the living room
window. Sills to the windows of the rear elevation are ineffective as they do not project past the external masonry. They are therefore susceptible to saturation and decay.
The timber entry door is set within a timber frame, there is minor decay to the base of the frame, however the door is in fair condition. Timber facia boards to the main building are in reasonable condition, however the facia to the single storey extension is distorted at one end. Immediate repair works are required.
External Decoration
The external decorations are in a fair overall condition.
C6 – THE INTERIOR
Roof Space
There was no available access to the roof space.
Ceilings
The ceilings within the property comprise modern plasterboard construction. There is evidence of popping of plaster in some areas and distortion to the plaster board in the internal corner.
There were no other signs of significant defect to the ceilings.
Floors
The floors are of solid construction throughout.
All floors are even, with no evidence seen of dropping below skirtings or crowning.
There is some loose boarding to the floor of the bathroom. This board may cover what was originally an external inspection chamber. We were unable to carry out any further inspection due to the fitted carpet overlay. We would advise further inspection be carried out in this area.
Internal Walls and Partitions
The internal walls are of timber stud construction and have been provided with a plaster finish which is in fair condition.
Fireplaces
The fireplace within the property has been closed, however, the chimney breast is intact. There is adequate ventilation to the disused flue.
It is important that any fireplaces that are to remain out of use should be capped externally and ventilated internally.
Internal Joinery
The Single glazed nature of the windows is likely to lead to condensation problems unless adequate ventilation is provided. Internal doors are provided to the bathroom and main living room, however no door is provided to the kitchen, this is an obvious safety hazard.
Cont 5
The kitchen units are in worn condition. No doubt you are conversant with the extent and condition of the kitchen fittings included within the purchase and we do not therefore propose to comment further.
Internal Decorations
The internal decorations are poor to all areas.
D1 – THE SERVICES
Electricity
A mains electricity supply is installed. The meter and consumer unit are located within the hall way.
The observed wiring and fittings appear to be dated and in need of attention.
The Institution of Electrical Engineers recommends that electrical installations should be tested at least once every 10 years or upon change of ownership. We would therefore advise inspection by a suitably qualified electrical engineer prior to exchange of contracts.
Gas
There is a mains gas supply connected. The gas meter is located within an external box.
We did not in any way test the gas installation, however, we noted no visible defects nor did we smell gas.
Water
We were unable to locate an internal stop cock within the property. You should therefore locate the stop cock as soon as possible after taking up occupation and ensure it is in working condition.
Where visible the pipe work is of copper construction with no obvious significant defect.
It is not possible to verify the condition of the underground supply pipe from the water authority mains to the point of entry into the property. This length of pipe work is the responsibility of the owner of the property. It is likely to be of lead construction.
The sanitary fittings are in generally fair condition, although a little dated.
Heating
There is a glow worm compact combination gas boiler providing radiator central heating and domestic hot water to the property.
The boiler, which is a balanced fan flue system was probably installed during the 1990’s and is located to the kitchen
Cont 6
You should check that as a minimum the boiler and installation generally has been serviced on a regular basis. In the event that no recent service history can be demonstrated, we would strongly recommend that you have the boiler and the system generally inspected by a CORGI engineer.
D2 – DRAINAGE
We were unable to locate an inspection chamber cover within the grounds of the property.
The top of the soil and vent pipe can be seen above the pitched roof to the rear of the property. It Is of cast iron construction. The rear guttering discharges into a gulley close to the entrance door. There is significant dampness to the internal brick work adjacent to this area. It is possible that the gulley is leaking resulting in the internal dampness. Further investigation are required. There are no external waste water pipes.
D3 – THE SITE
Garage and Out Buildings
There is no garage or parking space running with the property.
Grounds and Boundaries
The property runs with use of rear garden. The boundary wall to the right hand side is poorly constructed and damaged in places. The fence to the left hand side is close boarded and is in good condition.
E1 – TENURE
We understand the property is to be sold leasehold with vacant possession.
We value on the basis of a leasehold tenure and assume that there are no covenants attached to the title which would affect the value.
We would recommend that you advise your legal representatives to investigate the existence of any covenants or rights of way in relation to the property and also as to the existence of any current planning applications with regard to adjoining properties or land.
The lease was not available for inspection. This valuation assumes an unexpired term in excess of 80 years.
Given a normal lease that applies in respect of leasehold properties you are proposing to enter into a contract which is effectively a full repairing and insuring lease. In simple terms that means that there are certain costs within the four walls of your flat which you are responsible for and the common expenses of which would take the form of external walls, roof, internal common parts and in all probability the front area of the property would be maintained by the landlord with the cost of that maintenance being shared on a pro rata basis between the leaseholders of the property.
Your solicitor should make enquiries with the existing management agents or the freeholder as to the management accounts for the last three years and also to make enquiries as to any future envisaged maintenance on this property. Your solicitor should also make enquiries as to the establishment of what is known as a sinking fund. This is a device whereby the landlord recovers sums from the tenants, this sum being over and above that which would apply to normal annual expenditure. The purpose is that additional payment is set aside on a safe investment basis and used to pay for the cost of extraordinary items. Given the existence of a sinking fund, then our view is that portion of the sinking fund which relates to the property in question should pass with the sale.
Cont 7
It is assumed that all maintenance costs and service charges will be reasonably apportioned between the flat owners within the building as previously mentioned, although it would be advisable for your solicitor to look into this.
It would also be advisable for your solicitor to make enquiries as to the existence of any easements or covenants attached to the property, for example as to the existence of any right to access of the rear garden area by any other party.
E2 – REGULATIONS
You should ask your legal adviser to investigate and advise upon: whether the rear extension and subsequent conversion complies with all local authority regulations and permissions.
E3 – GUARANTEES
Confirm if there is a boiler maintenance agreement or similar warranty in respect of the central heating system installed.
E4 – OTHER MATTERS
The following are some of the points which should be checked by your legal adviser to ensure retention of any rights or guarantees which will need to be reserved for you or to clarify any liability that you may have to others.
1. The ownership of perimeter boundaries and maintenance liabilities thereof.
2.Any responsibilities for the maintenance and upkeep of jointly used services, such as soil drainage, water supply, guttering down pipes, chimneys etc.
3.Any rights for you to enter onto the adjacent property to maintain any structure situated on or near the boundary.
F1 – ACTION
We recommend that you should treat the following matters – all discussed earlier in this report – as urgent repairs, to be remedied as soon as possible after purchase. For each item you should obtain competitive quotations from reputable contractors before you exchange contracts. As soon as you receive any quotations we will be pleased to advise you whether or not they would cause us to change the advice given or valuation in this report.
C5 Roof Structure and Covering: Inadequate ventilation to flat roof
C3 Dampness: Rising and penetrating dampness to internal walls
Further Inspection:
We recommend that you should treat the following matters – all discussed earlier in this report – as urgent repairs, to be undertaken and concluded before you exchange contracts. Additional repairs/improvements may be necessary following the results of these investigations. As soon as you receive any quotations we will be pleased to advise you whether or not they would cause us to change the advice given or valuation in this report. Should you decide to exchange contracts without obtaining this information, you would have to accept the risk that adverse factors might come to light in the future;
D1 Services Electricity System: Obtain periodic check on the electrical system
D2 Drainage: Inspect gulley outside front door
Cont 8
F2 – MAINTENANCE CONSIDERATIONS
C5 Main Walls: Inadequate coping and weathering to parapet walls
C5 External Joinery: Cracking to timber sill of living room window frame
C5 External Joinery: Minor damage and misplacement of rear facia
C5 External Joinery: Minor decay to base of front door frame
D3 Grounds and Boundaries: Rear boundary wall, right hand side in poor condition
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