Omega Owners Forum
Chat Area => General Discussion Area => Topic started by: aaronjb on 21 June 2016, 14:38:05
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I know a few of you on here are worldly wise.. or wiser than me, anyway.
It turns out the house I'm in the process of buying has been underpinned at least once, possibly twice, and has had other remedial work carried out subsequent to the first underpinning.
Basically:
1930s built single skin brick & render house, pitched tile roof
Underpinned in 1989 (no details forthcoming so far)
Remedial work (cracks in walls, epoxy filled cracks in brick pointing, replastering etc) in 2002 carried out by insurer
Further Building Notice for underpinning in 2011 (no details so far)
Would you get the details or run a mile? My gut says run a mile even though we're now three months in to this tortuous process.. :-\
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So underpinned ages ago and then cracks repaired in 2002, further underpinning recently........
Any sign of cracks etc., clearly a case where a good independent survey would be money very well spent (and not the tat the mortgage companies flog!) as an absolute minimum.
Speak to your insurance company to, state you are looking to move and ask for a quote on the house your looking at.....you may find the premium either very high or a refusal to insure based on the three previous claims.
It is a risk, it would need to be a pretty special and well priced place for me to move into it (but then I would not buy a house that old anyway, it needs at least a cavity wall for me :y)
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I should add that there should be some paper work available and in this I would expect to be able to see the route cause of the subsidence (e.g. Tree, mine work, foundations not suited to ground type etc.).
Then its a case of has the original cause been addressed......if its a tree has it been removed etc, if it has then happy days.
The building control info should be on the local council website (at least the most recent work)
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I'd run a mile, it would surely affect things if you want to move on in the future.
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Thanks both :y
The building control info should be on the local council website (at least the most recent work)
That's the odd thing, I can't find the most recent one on the Northampton website - the various full planning applications I can find (for the extension etc) but the ones with prefix/suffix "BN" (which I assume means "Building Notice") don't turn up in searches, which is annoying as the most recent work was "BN/2011/45-BN, Underpinning"
The work in 1989 appears to lack any documentation of any form so far, at least based on what my solicitors have provided to me. The work in 2002 has an insurers report attached which states exactly what was done (all 5 pages of it, although it is in minute detail) and while some cracks in bricks were repaired with epoxy there was no underpinning or piling carried out.
My gut says run a mile .. but we're also three months into this rollercoaster of heartache, ups & downs, chasing solicitors, being chased by estate agents.. bah, bloody houses.
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What has your building society said,?it's sounds like it's mortgageable,or did they ask for an in depth structural survey? You will be asked by your insurers if the house has been underpinned,so you may well have to get some advice on that score :-\
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If you're planning on staying until you die, then dig very deep and make sure you go in with your eyes open. As Mark says, a full structural survey is a must, and inform the surveyor of your concerns before he visits the site.
If you plan to sell at a later date, then potential buyers will have to go through exactly what you are now and it may well put all but the most eager off.
Are there any similar properties for sale in the area? Are they similarly priced? Do they suffer the same problems? Have they been on the market for ages. How long has this property been on the market and has the vendor had to/offered to drop the price?
Are you a cash buyer or will it be a mortgage? Because lenders are very, very careful when it comes to things like this, they may want to get their own surveyors on the job, at your expense.
Still keen? Then you must really want it, so go for it.
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Thanks both :y
The building control info should be on the local council website (at least the most recent work)
That's the odd thing, I can't find the most recent one on the Northampton website - the various full planning applications I can find (for the extension etc) but the ones with prefix/suffix "BN" (which I assume means "Building Notice") don't turn up in searches, which is annoying as the most recent work was "BN/2011/45-BN, Underpinning"
The work in 1989 appears to lack any documentation of any form so far, at least based on what my solicitors have provided to me. The work in 2002 has an insurers report attached which states exactly what was done (all 5 pages of it, although it is in minute detail) and while some cracks in bricks were repaired with epoxy there was no underpinning or piling carried out.
My gut says run a mile .. but we're also three months into this rollercoaster of heartache, ups & downs, chasing solicitors, being chased by estate agents.. bah, bloody houses.
Give them a call, they are usually very helpful :y
Are the original building notice application forms online?
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If it's in Bracknell or Wo kingham, then no worries, as when all the buildings finished the whole area is going to disappear into a mahoosive sinkhole under the weight of it all ::),
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If it's in Bracknell or Wo kingham, then no worries, as when all the buildings finished the whole area is going to disappear into a mahoosive sinkhole under the weight of it all ::),
They're going to have to pour even more concrete in Bracknell for that to happen. Surely that's not possible, is it? ;)
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Would you get the details or run a mile? My gut says run a mile even though we're now three months in to this tortuous process.. :-\
I know nothing about houses and building etc. I am however a big believer in "gut feeling" and instinct. We've moved a few times and every time my "gut" told me something was not right, it's always been correct. Not always about the property itself, maybe the seller, maybe the area, or the general circumstances, something. I've completely walked away from at least three property purchases, even after splashing out on surveys and some legal costs. Buying a house is a huge purchase.
Trust in "The Force" ;) Also, if buying with a mortgage trust the mortgage provider. If they don't like it, then it's for a reason :y
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Speaking as a bricklayer I`d run a mile, there will probably be more repairs needed in the future unless as Mark said the cause has been a tree that has been removed, and it`s only single skin.
The only two reasons I`d buy something like that is if it was virtually given away and it was a gorgeous picturesque cottage, if it failed either of those I`d be long gone.
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Agreed. Research , research and then run.
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Interesting one, Aaron.
You describe your potential purchase as something of a 'basket case'
If it were an Omega you would cube it. If it were a horse you would shoot it. If it were a woman you would exchange it for Mrs Aaron's sexy younger sister. :-* :-*
However, a house that could become your new home is different because it is hard to remain completely objective. Emotion and gut feeling play a part.
There are plenty of 'wounded' houses out there that come with an interesting history.
Personally......If you really like this house........I'd go with it and see where it leads. :y
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I'd say take all the advice above on board and then if you still really want the house and the price is right then do it. :y
I think the price is important though in these cases as you might end up shelling out for repairs or if you want to move again in a few years, you'll have to offer it at the right price to temp someone into taking a risk. ;)
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I have owned and rented out old houses with similar issues, although only relating to poor extensions, but given what you have told us, I personally would walk away without some sort of guarantee - by insurers, mortgagers, WHY - that I could live in it without constantly worrying every time a new crack appeared. :y
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that bn regards underpinning that you've not been able to track. maybe when it was carried out the then owner never bothered to get it signed off.
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When I did my electronics apprenticeship with the MOD we were encouraged from day one during our two years of basic training, that if we had made a mess constructing something to cut your losses and start again. Once building prototype avionic equipment this made sound sense. Even today when I'm programming if the coding is not going well. I stop take stock and if the sensible thing is to scrap what I've done, start again and get it right I never hesitate to do so.
The lesson I've learned is that it is much better to take the short term loss and pain rather than trying to persevere with a long term dog that you know will never be right. :y
Most of that have found that out when buying a dog of a bike or car and the best thing is to be rid, let somebody else have the pain, hassle and expense.
Many house insurance policies exclude subsidence cover if there has been a previous claim for this, so that I would check before going any further whether you can get normal cover. You maybe able to get specialist cover, the insurance company will want to know the history, what was done and how much it cost because the risks will be much higher, so expect that to be reflected in the annual ££££££££££££££££££££££££££££££££££££££££££££. ::) ::) ::) :o :o :o
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Thanks guys.
For reference the house is in Northampton - not actually sure what the ground up there is like, clay or otherwise! There are a number of trees around the house, though (off property, on the street) that could have caused heave I suppose.
Right now my gut is telling me to walk as a number of you have said; which is truly gutting as it was a beautiful house, easily twice the size of my current house (it had 5 beds, en suite, bathroom, massive kitchen with island, double garage etc), get away from my pikey neighbour etc.. but I guess there's always the chance of another - though if we don't move there then my other half will move down here and I don't think I can afford something that size in the south of England!
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Many years ago the top of the road where I was brought up suffered from mining subsidence, This caused one house to be underpinned, quite a few to get to have cracks repaired and one house had a cracked all the way up one side and had to ahve the bricks removed and stiched up with new bricks. :-\
The house that was underpinned then ended up on the market, it stood for ages as (or at least the story was) the house could not get insured, and if it's right then because it's being underpinned then no one would mortgage it. (No Insurance = No Mortgage) ::)
This was quite a few years ago, maybe a lot of things have changed, but thought it was worth a mention. :y
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Thanks guys.
For reference the house is in Northampton - not actually sure what the ground up there is like, clay or otherwise! There are a number of trees around the house, though (off property, on the street) that could have caused heave I suppose.
Right now my gut is telling me to walk as a number of you have said; which is truly gutting as it was a beautiful house, easily twice the size of my current house (it had 5 beds, en suite, bathroom, massive kitchen with island, double garage etc), get away from my pikey neighbour etc.. but I guess there's always the chance of another - though if we don't move there then my other half will move down here and I don't think I can afford something that size in the south of England!
Have you now got a young filly in tow Aaron :y :y
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Thanks guys.
For reference the house is in Northampton - not actually sure what the ground up there is like, clay or otherwise! There are a number of trees around the house, though (off property, on the street) that could have caused heave I suppose.
Right now my gut is telling me to walk as a number of you have said; which is truly gutting as it was a beautiful house, easily twice the size of my current house (it had 5 beds, en suite, bathroom, massive kitchen with island, double garage etc), get away from my pikey neighbour etc.. but I guess there's always the chance of another - though if we don't move there then my other half will move down here and I don't think I can afford something that size in the south of England!
Have you now got a young filly in tow Aaron :y :y
It seems that Aaron is still a babe magnet. :y
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Thanks guys.
For reference the house is in Northampton - not actually sure what the ground up there is like, clay or otherwise! There are a number of trees around the house, though (off property, on the street) that could have caused heave I suppose.
Right now my gut is telling me to walk as a number of you have said; which is truly gutting as it was a beautiful house, easily twice the size of my current house (it had 5 beds, en suite, bathroom, massive kitchen with island, double garage etc), get away from my pikey neighbour etc.. but I guess there's always the chance of another - though if we don't move there then my other half will move down here and I don't think I can afford something that size in the south of England!
Have you now got a young filly in tow Aaron :y :y
It seems that Aaron is still a babe magnet. :y
Oi oi, the Lord is hunting, he can smell a fresh Philly,carefull Aaron. ;D
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I know a few of you on here are worldly wise.. or wiser than me, anyway.
It turns out the house I'm in the process of buying has been underpinned at least once, possibly twice, and has had other remedial work carried out subsequent to the first underpinning.
Basically:
1930s built single skin brick & render house, pitched tile roof
Underpinned in 1989 (no details forthcoming so far)
Remedial work (cracks in walls, epoxy filled cracks in brick pointing, replastering etc) in 2002 carried out by insurer
Further Building Notice for underpinning in 2011 (no details so far)
Would you get the details or run a mile? My gut says run a mile even though we're now three months in to this tortuous process.. :-\
There are a lot of houses out there, unless it is spectacularly cheap then when have the hassle in your life?