Buyers who are keen to skimp on costs for a survey on their potential purchase could think twice about what the service they are buying. Compared to a ‘cut to the bone’ valuation from a lender or homebuyer report without the extras, they could be letting themselves in for costly risks after their purchase. The contrast is substantial. Mortgage valuers are pressed for time, typically spending 10-30 minutes at the property. A basic homebuyer report will just give you the assessment of whether each element needs any repair, maintenance or more immediate repair. It will not go into the details.

Compared to that a building survey from Chiltern Associates will :

1. Listen to your concerns and your particular interests long term
2. Go into the background history of the property
3. Go into each element of the property, describe condition, explain the repairs needed and give you photographic evidence

Nearly a third of buyers believe that sellers deliberately hid problems  eg painting over mould, moving furniture to cover over problems, and hiding damage behind pictures. They also prevent access to certain rooms, lock garages with no key available and other things.

Purchasers are often in a hurry in a buoyant market to avoid losing the sale.

Kate Faulkner of propertychecklists.co.uk says ‘Scrimping on a survey to save time or money is foolish- and can prove a false economy. Ignore cracks in walls or a suspicious damp patch at your peril’

The Peter Bolton King of the Royal Institution of Chartered Surveyors says’ Many inexperienced buyers think their lender’s valuation is a survey. It can be a costly mistake not to get a survey done if you find something sinister when you move in. We are not talking a couple of hundred pounds here. More like a few thousand pounds’.

Older properties need a full survey. Lindsay Cuthill of Savills says ‘ When it comes to period properties there are very few that don’t have something wrong with them here and there.  If there are things that you are particularly concerned with, those are the things that you should ask your surveyor to look out for’

Simon Rose of Strutt and Parker says’ Dont be alarmed when your survey reads like a Domesday book. You are not asking your surveyor to praise your house, youre asking them to pick it apart. The most important thing is to ring the surveyor to chat through any major concerns.’

If there is something unexpected in the survey, you can renegotiate the price to reflect the work required.  Faulkner says ‘ The money spent on a survey could save you thousands of pounds by providing ammunition for negotiating a price reduction-or by making you think twice about buying at all’

Its your choice which surveyor you use for the survey. It is advisable to choose a surveyor separate to the person for the mortgage valuation so that you get two sets of professional opinions on the property and don’t take the risk of the surveyor coming from miles away.

Here at Chiltern Associates we always give a professional opinion to suit the purchasers requirements and not biased by the views of the estate agent.

For Executors needing a probate valuation by a Chartered Surveyor, we highly recommend that they hurry to obtain their valuation quickly and without delay, before the Government’s massive uplift in probate fees takes effect from May.

The Ministry of Justice has decided to go ahead with a huge probate fee hike, despite a consultation among legal experts and solicitors showing that only 2% were in favour of the reform for processing applications for grants of probate.

Probate fees are paid by Executors to process estates and allow families access to money and assets left to them. They are entirely separate from Inheritance Tax (IHT), which is charged at 40% on estates worth more than £325K. The fees are payable even if the entire estate is left to a spouse with no IHT to pay.

Probate fees are currently charged at a flat rate of £215 on any estate worth more than £5,000. However, the new bands to be introduced next month are as follows:

• Nil rate band for estates worth up to £50,000
• £300 for estates worth £50K to £300K – a 40% increase on current levels
• £1,000 for estates worth £300K to £500K – a 365% increase on current levels
• £4,000 for estates worth £500K – £1 million – a 760% increase on current levels
• £8,000 for estates worth £1 million to £1.6 million – a 3,621% increase on current levels
• £12,000 for estates worth £1.6 to £2 million – a 5,481% increase on current levels
• £20,000 for estates over £2 million – a 9,202% increase on current levels

The new fee structure has been widely criticised by lawyers, and dubbed a ‘stealth tax’ in addition to existing inheritance tax. Claire Davis, Director at Solicitors for the Elderly, said: “The increase in probate fees will place a burden on families at a sensitive and distressing time and is likely to put people who are vulnerable and/or elderly at risk.” It is also feared that the new rules could cause Executors problems, since probate fees will need to be paid up front.

The Government has defended its decision to raise fees, stating the move is necessary to subsidise other areas of the court system. “In order for our courts and tribunal system to continue to provide access to justice in the long term, we must look at ways to make sure that HMCTS is funded adequately now and in the future. As part of this, we must consider the case for increases in court and tribunal fees.”

At Chiltern Associates, our surveyors have extensive experience in dealing with probate valuations. If you are worried about the impact of the new fees and would like to discuss an urgent probate valuation with us, please don’t hesitate to get in touch by emailing nina@chiltern-associates.co.uk or calling 07973 306505.

Look before you leap into a new-build

The Times has recently been leading on challenges for purchasers of new build  properties who find copious defects after moving in. The Times lists defects such as windows not installed, holes in roofs and ceilings and workmen still in the house. With financial pressures, several builders such as Bovis pressurise purchasers into completing without snags being completed. Its fine to look for certificates, but in the rush to complete, these are of little help to purchasers who often spend months negotiating defects once they are in the house.

Here at Chiltern Associates we can provide the easy answer. Our snagging list format will cover all those defects that might be there and can also talk directly to builders asking about likely progress on site. Most importantly we can provide that support that you might need at this crucial time. The snagging list is a detailed comprehensive list , on a room by room basis, of all those snags that come up such as decorations not finished, windows not finished, poor condition of screed floors, poor jointing on timberwork and even blocked drains

Just ask for Snagging List via our enquiry form and we can help you.

In assessing your new home  Chiltern Associates will both test for damp and also assess condensation. The photo shows an acute outbreak of condensation caused by poor ventilation in the windows and warm damp air inside. The warm air condenses on the cooler outside wall, causing serious condensation mould as can be seen. Needed in this case were mechanical vents to kitchen and bathroom areas and adequate window ventilation. Mould can be toxic and should be treated urgently.

In contrast rising damp is caused by an inadequate damp proof course protecting the walls from damp soils. Penetrating damp is caused by leaking gutters and downpipes, leaking pipework, and damp penetrating through walls with poor condition.  Both of these are serious matters needing expert advice from Chiltern Associates through our Home Buyers Survey. We can advise on the best treatment depending on the cause.