Posts Tagged ‘Solicitor’

Is it worth surveying a brand new home?

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I complete many surveys for Building Companies; Part Exchange cases mainly. Often I am asked by a home owner “Should I have a survey on a brand new home? Would it be worth it?”.

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This is one of the hardest questions to answer. Yes? No? Maybe?

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The way I handle such a question is to first ask why they are asking – often a clue develops in that conversation. Others handle this differently and I so-called SNAGGING REPORTS that say that a door is non-compliant due to some obscure Regulation breach and that it has a small scratch by one hinge etc….

Has a solicitor advised a report? Has what I have been doing in their own/current second-hand (old) home frightened them into action? Have they been watching too much TV? Have they had a Lender Valuation report copy and something has upset them?

Often potential purchasers see the Environmental Report and are frighten so much that they google Surveyors and ring to get free advice on that report – this is common.

Sometimes purchasers see something closeby to their new home, eg: an electrical sub-station, and ask if they could get cancer if they moved in – I am not joking!

Sometimes purchasers see that the local sub-soils are predominantly of shrinkable clay and ask me to complete a full Building Survey (on a new home) to ensure them that subsidence is not affecting their potential purchase.

I suppose that what drives many of these types of comment is the fact that purchasers often feel out of their depth: they need and seek re-assurance and asking for the most expensive form of survey fulfills that inner need.

In some cases they ask for a full building survey but when I ask if they also require a market valuation they say “no – I have had a Lenders Report and they say the price is ok”, or they say “I don’t need a Rebuild Cost Assessment because I have insured it for the purchase price”! Rational?

So, how do I answer this question – Is a new home survey really worth it?

First – discover why they are asking. What drives the request? MOTIVATION?

Second – ask what type of home it is and where it is; what is its value? QUALITY? SCALE?

Third – ask at what stage of construction is it at? PRACTICALITIES?

My answer then falls into place.

If it is part built then I report that to ensure a good build-quality they could employ me to check, weekly, during the remaining build-period and to then snag and de-snag the final structure. Obviously this is expensive but would deliver the best build quality and finish possible.

I often refer to the fact that defects often need time to manifest themselves: a missing internal door lintel may not show any distress until months or even years later. A survey after snagging would probably not reveal that problem or risk. This is not negligence.

Is performance of a snagging list the best form of survey? I have seen “specialist contractor” snagging reports and they stagger me. They have merit but are usually filled up with comments such as “the top edge of the bedroom door is not finished in accordance with the British Internal Joinery Association Code of Practice No XYZ/123 and the fire-stop is 1mm too narrow to door head corner area etc….

The surveyor may be right in making such comments but the effect of his/her remarks is generally inconsequential in terms of reduced/increased fire risks. The fact is that if you buy a new car, it is not perfect and it will de-value immediately. The same is true of housing.

We are rapidly becoming American’ised and expect perfection and he-who-shouts-loudest often can succeed in getting works done because of such snagging reports. The “reasonableness test” of whether something not right is actually “wrong” is a moving target depending on circumstances:-

Referring to a part of the building element –

• Does it fulfill its designed performance?
• Has it been installed/built correctly?
• Will it be liable to age more rapidly?
• Does it look reasonable?
• Is it safe?
• Can it be repaired without disproportionate cost?
• Does the problem affect value or saleability? Etc…….

A case can be made to say that some “defects” do not need to be rectified. All things are in a state of imperfection and so why change them? A reason must exist.

My own approach is one of common-sense: is a repair needed? My thought processes will be influenced by the calibre and quality of the building, its weather exposure and if a problem affects value and saleability. My actions on site should not reflect the whims of my client.

“Do you need a survey” also depends on the reputation of the Developer: if they have a good after-sales regime then you can expect to rely upon that service, as well as the limited cover provided by the NHBC 10 or 15 year insurance policy on the home.

So – is a new home survey worth it? Well, yes. Yes, but the type of inspection(s) or report are open to opinion and that is determined by budgetary constraints and personal attitudes. Some clients say “as detailed as possible so I can screw the builder, please”.

So, I DO FIND IT DIFFICULT TO ANSWER THIS QUESTION. I do not like to see clients pay good fee money for less-than-practical-reports and so a certain definition of terms is always needed so I can define the right survey product for any particular client. Any mis-match of expectations will inevitably result in hassle for all parties concerned.

Once (years ago) a repeat client of mine asked for a “full survey” on a new home: when I began my questioning it transpired that the client had a very inflated opinion of the quality of her purchase and the builders ability to set right all faults. In that particular instance I decided to not quote or act for the client. Ducking out? Perhaps I did, but perhaps somebody else didn’t and I hope the client got what she wanted but, to remain professional, I do not report “to order”.

I consider the above a truly professional stance; others may say differently but I like to think my stance is both modern and appropriate to today. I would like to hear others’ views on this conundrum – got a view?

At the end of the day do you think it is wise to spend a massive sum and not take true, independent opinion on whether faults or defects exist? Talk to me BEFORE you let anybody else convince  you otherwise. Stuart Parrett +44 (0)1489 896 174 or use the CONTACT FORM above.

Contaminated Land

Terms often used when discussing such issues include:-

• Brownfield & Greenfield
• Land Quality Search
• Suitability for Use & Risk Assessment
• The Polluter Pays & Pollution Linkage
• FREE Public Register
• Valuation – Yield Adjustment or Cost to Correct?

You may not be surprised that contamination is all around us and is not restricted to Industrial sites. Indeed, former and current agricultural users can have created contamination issues and, in the past, houses may have been built upon contaminated sites (and then forgotten about).

As a normal part of the conveyancing service, your solicitor will usually request a Land Quality Search to be carried out on your behalf. However, even if you have not engaged a solicitor to act on your behalf, you can still commission a Land Quality Search.

The Government’s town planning policies, especially those relating to new housing development, focus on reusing land that has been ‘previously developed’. Often referred to as ‘brownfields‘, returning this land and redundant buildings to economic use is more complex than developing on former agricultural, or ‘greenfield‘, sites.

Government policy regarding land containing contaminative substances is that remediation should take place through the planning and redevelopment process. No set standards are laid down for remediation and the principle employed is ‘suitability for use’. This involves intending developers in a ‘risk assessment‘ process.

Decisions on whether or not to redevelop, the form of treatment and the form of new development have to be determined on a site-specific basis. Not surprisingly the financial viability of the project is considered to be the most important factor, with legislation and insurability of the development being the two next most important issues. The quality of documentation relating to past uses or work undertaken is also recognised as being important in the risk assessment process – it is important such information is retained with the deeds of the property.

The law controlling Contaminated Land is contained in the Environmental Protection Act 1990 (the Principal Act). It was inserted by the Environment Act 1995 into Part ll of the Principal Act as part llA comprising sections 78A to 78YC.

This is a complex piece of law which endeavours to enforce the “polluter pays” principle by ensuring that clean up operations are charged to the firm or individual causing or responsible for the contamination. As part of their functions local authorities are required to identify land which is contaminated within their areas and are tasked with ensuring that the land identified is made fit for the use to which it is intended to be put.

What is contaminated Land? This is land where a “pollution linkage” exists. This is when there is a source of contamination and a receptor for that contamination which are joined by a pathway along which the contamination can travel.

Receptors can be the natural environment, property, animals and human beings. In order for contamination to exist for the purposes of Part llA there must also be a significant possibility that significant harm will be caused as a result of the pollution linkage. At the end of any clean up this significant possibility of significant harm must no longer exist. Complete clear up of the land is not necessary so long as the pollution linkages are broken.

Under Section 78(R) of Part IIA EPA 1990 -  the local Council has a duty to maintain a public register. The public register is intended to act as a full and permanent record, open for public FREE inspection, of all regulatory action taken by the enforcing authority in respect of the remediation of contaminated land, and will include information about the condition of land. Information to be included in the register:

• remediation notices
• site information: location, extent, address of the contaminated land
• remediation information: detail of person on whom the notice is served, what is to do by way of remediation
• site specific guidance issued by the Environment Agency
• remediation declarations, remediation statements and notifications of claimed remediation
• designation of sites as ‘special sites’
• site-specific guidance issued by the Environment Agency where such guidance exists
• appeals against remediation notice and charging notices
• convictions for non compliance with notices
• statement regarding the existence of confidential information

Valuing brownfield land

Developers and valuers are more likely to be confronted with problems on land that falls outside the legal definition of ‘contaminated land’ but nevertheless contains contaminative substances. Such land may be acceptable for its existing use, not causing harm to human beings, their property or the wider environment, but in a redevelopment context may present highly complex problems.

There is some disagreement as to the most appropriate valuation methods and the choice of method may also be dependent upon the purpose of the valuation. The two main methods are the ‘yield adjustment‘ approach and the ‘cost to correct‘ approach. The question of ‘stigma’ impact on value, that is the financial impact that exceeds any physical detriment, is also an important issue.

1. Man-made or naturally occurring Radioactivity plus Heavy metal contaminates such as arsenic, cadmium, lead, mercury etc. The latter found at sites that contained processes such as galvanisers and electroplaters.
2. Organic contaminants such as petrol, diesel, oil, cleaning fluids and solvents. These can be found at chemical manufacturers, steel works, degreasing plants.
3. Acids and alkalis. These can be found at sites used as chemical manufacturers, electroplaters and foundries.
4. Contaminants are not just restricted to industrial processes: other sources may include agriculture activities, inadequate waste disposal, deposition from the atmosphere and every day activities such as petrol distribution and dry cleaning. Anything, anywhere could be a contaminant if it produces real safety risks.

Football in the sun: before the rain.

END

Decided to SALE and/or BUY?

FIRST TIME BUYER?

PRIVATE HOUSE SALE?

What should you know and do?

If you are only buying then VIEW a prospective home, open doors and windows and have  a good poke around (do not be inhibited). Walk around the district to take in the flavour of the people etc… You could then get onto the internet to check out the Planning history of the home and if you find that what the sellers told you doesn’t match what is in the Planning Department files then ask for an explanation from the sellers. Indeed there are many self-help measures that can bring your purchase forward at low or nil cost and with only minor effort.

Sellers – how much are Estate Agents going to charge you: never agree Sole Selling Rights terms: always get a positive marketing report from your intended Agents – when will the first newspaper adverts go in, how many adverts, in what newspapers and magazines?

If you have a simple, modern home you could consider making your home the only one in your street that comes complete with a Seller Survey Report to prove it is in good condition and that you are not hiding anything. Scotland, heralded as having a “better” selling system than in England, has the Home Survey that is exactly this, a condition report with Valuation opinion to bring transparency to the deal (in England our survey products usually do not have Valuations).

If you have a Period Cottage that has been greatly improved and extended then why not include all your plans, permissions, reports, certificates, invoice receipts to prove who-did-what, when and whether warranties/guarantees exist? JPEG file uploads is all that is needed. This data will be needed by your purchasers’ Surveyor and Solicitor and so why not place it all up-front, on show for all to see? This saves time and will get the Purchasers’ Surveyor (and perhaps Loan Valuer as well) on your side – this has to be on the positive side and stacks up the chances of a successful, short-term disposal. It proves your positive and serious intentions to not cause problems or delays.

Here are some simple tips to help you onto the right track —–

1. Should a seller complete repairs before they place a home on the market? This is a difficult question but it my opinion a lot of work is done for no real gain and so the generic answer is NO. By all means do low-cost items and splash the emulsion on walls and generally smarten up the place but large expense is usually a waste of time and money. However—–
2. A few things do require serious consideration: PROinspect are great believers in getting Service Engineers to certify the function and safety of your home wiring and heating system (boiler usually).
3. Had a look at a good prospective home but something is wrong – that crack in the rear wall? Should you not bother with an offer? Should you offer to bid but make it subject to survey? OR, why not ask PROinspect to have a quick look at the problem to advise you how to proceed?
4. Found the right home and your bid has been accepted? STOP. Do not let the Sellers Agent send off a mortgage application through their rear office Financial Services adviser. Intentionally separate the loan valuation from your private survey. Why would you want your mortgage source to have the benefit of knowing the homes’ exact condition, they may decline the finance you need?
5. As we come out of recession and Lenders are still playing games with many buyers and “old rules and truisms” have disappeared and so PROinspect recommend that you get your finance arranged first and once your Solicitor says this is verified/certain then at that time, and not before, arrange your private condition survey. By all means TALK to PROinspect at any time to (1) get advice (2) get a survey product recommendation (3) survey fee quote, but do not be overly influenced by anyone acting for (paid by) the Seller.
6. If you have a private survey we would expect to recommend to you the most popular product in England, the Homebuyer Report (used to be called the Home Buyer Survey and Valuation).
7. Remember this – the majority of Agency chains are owned by Banks or Holding Companies that own banks. They recommend each other for mutual benefit disguised behind “private sounding” names nothing like the Agents name and often nothing like the banks’ name. The one thing you can be sure of is that somewhere along the line a commission is being paid OR somebody can be influential with your so-called independent Valuer or Surveyor. The standard  employed whereby potential conflicts of interest have to be declared has been set far too low by R.I.C.S., C.M.L., etc… (the controlling Bodies within Loan and Valuation/Survey industries) and this is exploited massively by the larger Companies and Group of Companies. That exploitation can often go against your best interests and so you need to protect yourself against unknown/unseen exploitation – simply call PROinspect and we will advise you (I alone own my business and I do  not pay commissions to anybody). NB – Some Estate Agents have in-house Financial Advisers and they recommend Mortgage Companies who attempt to gain your private survey work on the back of your loan valuation: do not be fooled by a short term gain in reduced fee cost: commission your survey privately well away from Loan Companies and Agency businesses.

Don’t let ignorance torpedo your purchase or sale:

Remain in the light - ignorance kills house sales

UPDATE as we enter into the CON-LIB world in England:

HIPs have been shelved for the sake of an attempt to gain popularity at a time when cost cutting is king. The EPC (Energy Performance Certificate) remains and you have a right to request and see it BEFORE you commit to a lease or purchase.

This would mean that First Time Buyers have even less information to rely upon when they purchase. It will sound hollow but the only real answer is to HAVE A PRIVATE SURVEY completed. Do not think of it as a luxury, rather a necessity. You would not buy a car without looking at it in detail and so why is property any different? Talk to us and we will advise you on the most cost effect survey product OR whether any short-cuts may be possible, in all the circumstances and your financial budget. CALL US. E-MAIL US.

PROPERTY CONSULTANTS for

EXPERT WITNESS or LITIGATION REPORTS

1. Can you help me? I need a chat for general advice.
2. Can you report on XXXX to tell me if I am right and may need to sue my Builder, previous Surveyor, Valuer, Solicitor, etc…..?
3. We need a pre-part-35 CPR Report.
4. We need a part-35-CPR Single Expert Witness Report (or as a Single, Joint Expert appointment).

All of these things are different: 1 is a chat and no inspection; 2 is a survey that may lead to a provisional conclusion (but, if the case moves into the hands of Solicitors or goes to Court then your initial report will not be suitable and will need to be upgraded and altered very significantly).

Item 3 provides us with the greatest problem in “how to advise a customer”. This is because Solicitors cannot agree what common format and when such a report is needed. The problem is that such reports may lead nowhere, in which case they are best short and at low cost, whereas if they do lead into Court then they need to be capable of being upgraded to the required format and style.

Item 4 above reports that are formal, highly regulated and should only be generated by professionals trained in such matters and how are true masters of their trade: very few exist and you appoint such an Expert at your peril as they can turn a case (in either direction, for you, or against you).

An Expert Witness part-35 Civil Proceedings Rules Report must be addressed to the Court. Although you may commission it and pay for it the Expert is under a duty to report as if the Judge/Court has appointed him/her.

Such reports are complex and long and therefore expensive. Not only is all evidence to be obtained and shifted but the Expert must explain his findings and justify his conclusions. The structure of the report is regulated and a Truth Statement and other Sign-off Statements make it clear that the Expert is under a weighty duty of care to include all data and not to be unduly influenced by either party to the dispute. Strict Protocols surround all aspects of the Expert appointment, report generation and delivery of evidence.

PROinspect suggest that all customers how consider that grounds for potential litigations should first be discussed with their Solicitors BEFORE speaking to us. We have seen cases where the customer has been given the wrong initial advice and this has resulted in the cost of producing relevant Expert evidence, in the right format, being very high indeed.

Our Stuart Parrett is a member of the Academy of Experts, is a Fellow of the Royal Institution of Chartered Surveyors. He has Courtroom experience and has completed training courses in part-35-CPR Report writing and the giving of evidence in Court. For residential property matters – building disputes, contractor problems, surveyor and valuer negligence and other related matters, Stuart is considered to a be a safe pair of hands as Single/Joint Expert appointment.

Cases completed by Stuart have included:-

• Tenants failure to maintain:
• Surveyor failure to identify large quantities of hazardous material:
• Misrepresentation by a Seller of a house:
• Surveyor negligence when completing most forms of house survey product:
• Loan Valuer over-valuation cases:
• To establish where dry-rot had spread from, and why:
• Inadequate reporting standards within level 2 Homebuyer Report formats:
• Failure of a Local Authority to maintain a flat:
• Personal injury case – valuation matters to establish the lifetime effect on property decisions:
• Building damage due to works being completed in the adjoining property.

IF YOU HAVE VISITED THIS SITE TO FIND OUT THE PEDIGREE OF STUART PARRETT THE FOLLOWING MAY ALSO INTEREST YOU:-

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Summary of the experience of Stuart Parrett (a provisional CV):-

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NAME STUART KEVIN PARRETT FRICS, MAE, dipHI

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Fellow of the Royal Institution of Chartered Surveyors.

Practicing member of the Academy of Experts.

Registered Home Inspector & Domestic Energy Assessor.

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D.O.B. Male 12‑02‑56.

Nationality British.

Marital status Married to Penny – 2 adult children.

Professional Qualifications and Awards

19/11/80 (Professional Associate) and

13/5/87 Fellow of the Royal Institution of Chartered Surveyors (Membership No. 0057808).

12/2/96 Membership of The Academy of Experts (Membership Ref : PM1490).

2001 “Accredited” by SAVA – Surveyors and Valuers Accreditation Ltd; for Level 2 and 3 Surveys.

(Membership Ref : 0001182)

Home Inspector and Domestic Energy Assessor award by ABBE in 2007/08.

Employment Residential markets Private Practice

[1] Messrs Hall Pain & Foster, Fareham, Portsmouth, Havant,  Waterlooville. 1976 ‑ 80. Trainee Surveyor

[2] Messrs Young & White, Portsmouth. 1980 ‑ 1989. Surveyor, Senior Home Sur­veyor, Associate Partner, Equity Partner including at time of disposal of business to Cornerstone (Abbey National Estate Agents) in 1988. Eight offices inc. Portsmouth, Winchester to Southampton.

[3] 1989 to 01/03/03 : Self-employed trade styles :

Chandlers Professional and Proinspect (Home Inspector and Chartered Surveyor training). Consultant to the John Byrne Survey Centre (Wickham).

[4] 2003 to July 2008 :  Rund Partnership Ltd (Chartered Building Surveyors) Eastleigh – Director; shareholder, senior residential property Surveyor/Valuer and staff trainer.

[5] August 2008 onwards – self-employed as PROinspect Consultancy. Private sector house surveying, valuing, energy assessing, defect diagnostics, Expert Witness reports, Thermal Imaging Consultants.

PROFESSIONAL EXPERIENCE

Summary

Long track record of working on own initiative.

Intuitive inspection and deduction/interpretation skills.

Excellent communication and report writing skills.

Highly focused and experienced in residential housing surveys.

Independent thinker.

Details/examples

Residential property market. Full Building surveys (L3), RICS Homebuyer Surveys (L2), Valuations (L1) for all purposes (valuation range predominantly up-to-£1,500,000).

Usual range of other professional work from Grant Applications (80’s), project co‑ordination plus extensive Expert Witness and other Litigation reports for Solicitor clients (with attendant Court appearances). Large amount of client Company house Part‑Exchange scheme surveying involvement. Usual random tasks such as Compulsory Purchase Acquisition claims/negotiations, Local Authority “Right to Buy” scheme negotiations, etc…

Early 1992 Inland Revenue contract work to prepare residential Council Tax Valuation Bandings in south Hampshire.

Within the practice of Young & White I was senior residential (Partner) surveyor/Valuer. This called for Practice development expertise i.e. negotiation with mortgage Lenders regarding valuation panel membership and fee scales; co‑ordinating efforts and marketing to enter new markets, producing and updating Conditions of Engagement, dealing with staff negligence cases and annual employment reviews etc….

The 1990’s, and now the new century, saw great growth in Litigation Reports required due to claims alleging professional negligence. My experience and highly active role within the profession has allowed me to specialise in this area (Expert Witness Reports).

In 2002 I have set up a subscription based internet Home Inspector Resource facility (proinspect.co.uk). To facilitate Home Information Packs plus Energy Performance Certificates this infrastructure was upgraded to PROinspect Network Portal in 2005. This has now evolved into a 2008 new business that focuses on the surveyor and general assessment of residential property.

Throughout 2002 to 2007 I helped devised both (1) National Occupational Standards for Government licensed Home Inspectors and (2) the external test/examination that all such candidates will have to take. This has led to major professional services Consultancies with the two main Home Inspector Assessment Centres in England, RICS and SAVA.

1997 to date

Seminar speaker to Chartered Surveyors and others on behalf of

• the RICS (nationally, regionally and locally) inc. as “Safe As…”
• Portsmouth University CPD Unit
• SAVA Ltd
• PROinspect.co.uk
• Legal & General Surveying Services Ltd
• CIOB
• Rund Partnership Ltd.
• BNI networking UK.

Typical subjects

• Homebuyer Survey & Valuation scheme
• Expert Witness Reports
• “How to Understand Home Surveys” – to Solicitors at in-house training sessions
• SAVA competence/assessment days
• Survey Standards, Report Writing, Accreditation, new Home Condition Report
• Surveying new buildings, surveying Services, etc….
• General Valuation issues
• Effective Report Writing
• The Art of being a Residential Surveyor
• The 2009 all-new R.I.C.S. Homebuyer Report and the NEED FOR CHANGE.
• Site Notes and the DEA
• Maximising Income as a DEA
• An Overview of Surveying Housing.

PROFESSIONAL DEVELOPMENT

1989 to date

IT and keyboard skills attained – Microsoft Word, Publisher, Outlook, Powerpoint.

Public Speaking, Mentoring Younger Surveyors and Practices, etc…

1985 to 1992

Committee member Portsmouth District Estate Agents/Surveyors Association.

1987/88 Chairman.

1991/2 and 1995/6

Chairman of Wessex Royal Institution of Chartered Surveyors General Practice Division.

Committee member 1988 to 2001.

1992 to mid-2000

Member of a small team who operated a monthly Chartered Surveyors clinic at the Eastleigh offices of the Citizens Advice Bureau.

1994 to date

Member of Southampton Property Association.

1994 to 12/2000.

Wessex GP Division “Representative” to RICS GP Divisional Council. 1997 to 2000 elected to the Executive Board of the GP Division.

1999 to mid 2001

R.I.C.S. Wessex Branch Representative to General Council.

1994 to early 1999

Member of the RICS Small Practices Support Group.

1993/95

Inaugural Chairman of the Independent Surveyors Association. Created to fight “mortgage valuation placement” monopoly problems and to improve survey standards.

1997 to late 1998

Committee member of the then new Wessex Branch GP Division “CPD” Club for training purposes. This involved organising all aspects of course seminars.

1998 to 2002

Member of RICS Insurance Working Group.

1999 to 2005

Committee member of SAVA Benchmarking & Training Panel.

Consultant to SAVA Assessment Centre.

Accreditation Manager and conference leader.

2000 to 2001

Wessex RICS Branch chairman

2000 to 2002

Member of RICS South-East Regional Board.

2004

Business Management and H.I. Roadshow Consultant for RICS Safe As…. Home Inspector Assessment Centre.

2004 -2007

Working Group of A.B.B.E. (in Birmingham) regarding implementation of Home Inspector regulations, advising upon National Occupational Standards for Home Inspectors, advising on training requirements and the delivery/type of “external” test for Home Inspectors (together with populating the examination question database).

2001 – 2007 Appointments:-

• SAVA Accreditation Application Assessor for L2 and L3 grades.
• SAVA level-2 (HSV/HCR….) Workshop seminar facilitator / speaker.
• Training Consultant and Home Inspector candidate Assessor for SAVA Home Inspector Assessment Centre.
• RICS Professional Indemnity Insurance Working Group.

All services (and fee quotations) are subject to Surveyor verification and “conditions”. This is to protect both parties and provides the client with the comfort of knowing that they can sue us if we are unprofessional and miss something.

Therefore all referrals and instructions are confirmed in writing before we start our services. The documents used are mailed or e-mailed to the client (we prefer to use e-mail for the increased speed of communication).

A selection of the main documents currently used by PROinspect, including details of how to complain, are attached (see separate pages).

Required Customer Information

PROinspect and our customers must communicate and agree at least the following data and terms:

1. Client name and full address (if more than one person then multiple data is needed).
2. Home, work and mobile call details of each client.
3. Preferred E-mail address of each client.
4. Full address of home to be inspected (including post code).
5. Home access method and details (typically an Estate Agents full details).
6. If a home HIP exists – the full reference number of that document in sufficient detail to allow us to download it.
7. If the client knows what survey product they need then please provide the NAME of that product OR tell us what is worrying you about the home.
8. What extras to the standard service level are needed?
9. Fee agreement – the sum, how and when it will be paid etc… We usually require full payment before we submit our Report or findings to the customer.
10. The urgency of the transaction (do you have any pre-agreed deadlines?).
11. Full details of your solicitor (including call number, name and personal e-mail address).

PROinspect will then e-mail or mail our verification, business Terms, product scheme, Conditions plus fee Invoice.

We will contact the Agent or Home Owner and do all that is necessary to inspect the premises and to report to you. Once you have our verified Fee Quotation and Terms/Conditions, and have indicated your full agreement o our service(s), then we do everything leaving you free of the stress and worry of having to organize anything.

NEED ADVICE?

Try the SEARCH Box facility (below, left), click on an Article Heading (below, left) or simply read on….

• BUILDING SURVEYS with or without VALUATION advice
• HOME VALUATIONS by an RICS Registered Valuer
  
• HOMEBUYER REPORTS or SELLER SURVEYS
• AUCTION or QUICK-WALK-THROUGH Appraisals
  
• Update your BUILDING INSURANCE SUM INSURED
• Is DAMP REALLY DAMP or actually CONDENSATION as a result of your lifestyle?
• Is that CRACK the beginnings of SUBSIDENCE?
• Divorce or Negligence Court-Compliant EXPERT WITNESS Reports/Valuations.

Hello, I’m Stuart Parrett. I am a truly independent, knowledgeable and experienced Chartered Surveyor and housing specialist. I am in the PEOPLE and HOMES Business where Information Discovery is all important.

I survey homes for faults and worth/value but it is not what I do but HOW that separates PROinspect from competitor surveyors.

THE HOUSE DOCTOR IS IN:

HOW CAN I HELP YOU?

SOMETHING of VALUE for you —-

1-  Do you have a SEPTIC TANK DRAINAGE system?

NEW Environmental Permitting Regulations cover even old septic tanks, which may previously have escaped regulation, but are now controlled and must be formally registered with the Environment Agency by 1^st January 2012. Failure to register is a criminal offense. Click this link PrivateDrainageChanges2012 for an Environment Agency Brochure that explains all.

2-  CONDENSATION SEASON IS UPON US – have you looked in the back of the wardrobe recently or in “that corner”?

Cold = drop in dew point = cold surfaces will attract condensate: Quick Fix – create airflows and reduce the amount of vapour in the air. Longer Term Fix = Raise the wall temperature by lining it with XXXX; properly kill off mould spores; introduce sensors that apply venting or temperature changes to the environment. Simple.

What often works is opening the window for as long as possible during and after sleeping/baths/showers/cooking (this removes water vapour that then cannot condense on your clothes and walls). You loose heat during this process and so you need to learn how to achieve these goals intelligently without icicles forming on your nose.

For more information on me, my CV etc… – click here and scroll down. Alternatively, look me in the eye by watching a short VIDEO – CLICK HERE. TheHouseSurveyor at YouTube will also deliver several important messages for those looking to purchase or those you wish to become Residential Surveyors and/or Valuers.

Those who have kindly provided testimonials for me say that I can be considered a safe pair of hands, somebody who is a real communicator and a provider of detailed and robust opinions.

Good reasons for using me in the central south coast area include that I take the time to listen to you and then help you make the right choice of survey product and have it completed at the right time. After this I genuinely communicate with you and don’t simply mail a report to you and that is it. No, I am always available for questions and meetings because you need to be re-assured your purchase is both a wise investment and you are not buying a problem.

I protect the biggest investment you’ll ever make in your life – your home – and I work with you every step of the way…..

I’ve brought together a lot of valuable information to help you organise property problems, alterations, private surveys and other services surrounding ownership, maintenance, sales, purchases and Expert Witness Reports.

CALL ME for a free chat and advice on 078 3636 3040 —

• THE GOLDEN RULES OF SELF-PROTECTION DURING HOME BUYING =

1. When your “offer” has been accepted make sure you already have a loan deal secured in principle
2. Make sure you DO NOT agree to a combined Loan Valuation and Private Survey
3. Actually speak to a Surveyor (PROinspect down south) – do not accept an Assistant or a Secretary
4. Find out your Survey Product options, fee costs and the manner in dealing with any special concerns you have
5. Do not fall for quick deals or “linked” services often packaged by costly middlemen Agencies.

STUART PARRETT

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Browse the site and when you’re ready to ask for advice give me a call or fill in the Form on the right. To get the best out of us you need to be briefed as to your options, survey costs and a lot more. As a starting point be as specific as you can as to what you need from us – use the CONTACT FORM (top right on your screen): EG: Detached house – perhaps 50 years old – £400,000 agreed – Building Survey with Valuation needed – being sold by XXX Estate Agents.

PROinspect are led by Stuart Parrett who has an unrivalled pedigree as a specialist Home Surveyor of over 35 years Hampshire experience.

If you wish to read even more of my views on a host of house and survey matters go to ezinearticles.com by clicking of the above icon. Or follow me at Twitter (@SurveyAuthority).

ARCHIVE ARTICLE from late 2008

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Should You Disclose Hidden House Defects OR Is Ignorance Bliss?

“Let the Buyer Beware” is an established legal principal in our beloved Country but, in some circumstances, this is a minefield and you may best declare defects to intending purchasers.

It’s illegal for a home seller to knowingly conceal major defects. If you are unsure about whether you need to say something or not, speak to your Solicitor BEFORE you contact your Estate Agent or begin marketing.

If you are a purchaser we at PROinspect suggest you ask the Sellers specific questions – not “is anything wrong with xxxxxx” but instead something like – “The cracks to the rear wall – are these recent, have you informed your Insurers, are these getting worst or are they of a long-standing nature, how long have they been there?”

Generally, you’re responsible only for serious defects you knew about or should have known about. Therefore, it’s a good idea to have your home inspected prior to putting it on the market to figure out what needs to be repaired or replaced. But, when was the last time you knew of somebody who actually did such a thing (except for perhaps redecoration and minor issues)?

However, if you are convinced that selective repairs could cause a greater return on money spent then commission your own Surveyor to tell you what repairs are necessary and what improvements will increase the selling price. Often the good Estate Agent could tell you these secrets!

Don’t be fooled into thinking that every penny you spend will give you back two pence – often, unless you do only the right things, your spend will not affect value at all and therefore taking professional advice is a must!.

While it’s always best to disclose serious defects, it would be wise to disclose the following problems to the buyer: these are “in use” issues that perhaps would only come to light once a person starts living in your home (as opposed to matters that should surface during a Surveyor inspection):-

• Plumbing and sewage issues
• Water leakage of any type, including in basements
• Termites (rare in the UK) or other insect infestations
• Heating or air conditioning system issues
• Property drainage problems
• Foundation instabilities and/or claim history
• Problems with title to the property
• Neighbour issues that aren’t obvious (including Party Wall Act notifications/awards)
• Lead paint, asbestos, hazardous glazing, radon gas, etc……
• Homes registered under the Defective Premises Act (usually “system built” Homes).

If you disclose a defect and the buyer decides to purchase the home anyway, the seller isn’t then responsible for the consequences. A seller who doesn’t disclose known serious defects can be sued by the buyer after the defect is discovered. The seller may then be responsible for the costs of repairs and other damages resulting from the undisclosed defect.

A seller may also be ordered to take the property back if a judge “rescinds” (invalidates) the sale because the seller didn’t disclose defects. You can also be held responsible for the buyer’s claim/court/purchase costs and fees.

If the Courts decide you have been fraudulent, you may also have to pay “punitive damages” that can be very high.

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The case for buying Non-New Homes: New Home Defects Cost £30m a year!

Although many homebuyers readily pay a hefty premium for a new home to avoid the hassle of renovation when they move in, it is costing £30m a year to put right defects discovered in the first ten years after the completion of a new home.

This figure, the highest in the last few years, emerges in a report from the National House-Building Council (NHBC) which supplies the ten year warranty on the great majority of UK new homes.

Of £30m paid out in 2003-4, NHBC says £11m covered claims made within two years of moving in, while £18.3m went to owners of homes between three and ten years old. The figures appear at a sensitive time – for builders have come under fire in recent TV consumer reports for their failure to maintain building standards, or to correct defects fast enough when buyers complain.

In theory, builders should correct most defects found early on. NHBC tends to get involved when problems are longer term, or when agreement cannot be reached with a customer.

If your new home hits big trouble, there’s a one in two chance the problem is underground. Nearly half the money paid out – 49% – went on repairs to foundations, substructure and underground drains. Around 30% was needed to put right load bearing walls and floors, while 9% – about £2.7m – went on roof repairs.

NHBC also reveals that in 2003-4 a total 29 complaints went to independent arbitration and 34 were reviewed by the Financial Ombudsman Service. Of those 34 cases, the NHBC won 23 with five partially in its favour, while three were won by the complainer and in three cases a settlement was agreed.

In the last five years, the highest previous annual payout was £28m. NHBC, holding insurance reserves of £1.24 billion to cover 1.6 million homes currently protected by warranty, says complaints are “taken very seriously”.

Critics of the NHBC warranty have claimed for years it fails to protect homebuyers against building botch-ups.

But the soaring cost of putting things right comes despite the fact NHBC has 330 inspectors across the country making a total of more than one million site inspections every year.

NHBC itself thinks the weather could be partly to blame. In a statement, it said: “New homes are one of the few remaining hand built products, made up of thousands of elements and constructed outdoors in all weathers. Where a problem does occur and NHBC is involved, NHBC’s 10-year Buildmark warranty is in place to protect the homeowner and ensure the work is carried out”.

The amount NHBC paid out in claims each year should be viewed in context of the number of new homes we cover. NHBC Buildmark currently covers over 1.6m new homes – so £30m paid out last year in claims relates to over £256bn worth of property.

But there are risks the repair problem on new homes could worsen before they get better – for two reasons:-

Firstly, Government policy increasingly obliges builders to re-use “brown” land in urban centres – where risks of foundation problems are higher, depending on what was there before.

Secondly, the fear that builders face a savage squeeze on margins as house prices fall. The suspicion is that Builders can only restore profit margins by hacking back costs. That could be tricky to square with customer demands for higher quality.

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So what is PVCu?

The ‘PVC’ part of it stands for Polyvinyl Chloride. The ‘U’ stands for Un-plasticised, often wrongly called Un-modified. The terms PVCu, uPVC, PVC-U, and PVCU all essentially refer to the same product (European harminisation means most Countries now use the letters PVCu).

Poly Vinyl Chloride, which we know as everyday ‘PVC’ is modified, i.e. softened and can then be used in the manufacture of products such as hand bags, sport bags, shoes and fake leather. It is the use of this material which has made us familiar with the abbreviation ‘PVC’.

Pure PVC-U is not quite suitable for window and door profiles. A small amount of stabilisers and additives are required, the mix of which may vary slightly between different manufacturers of profiles for window and door systems, and is necessary to provide longevity, high weather and UV resistance, and also to achieve a brilliant white colour.

The basic material properties of PVCu make it ideal for window, door Conservatory applications: such properties being:-

• Does not rot or biologically decompose.
• Resistant to weathering with low maintenance requirements.
• Is tough on impact.
• Retains its shape within normal climatic temperatures.
• Fairly good insulation performance.
• Can be stiffened by interior insertion of aluminium or steel reinforcement.
• Can be reshaped at very high temperature and can therefore be recycled.
• Factory fabrication means high on-site installation speed.

PVCu lacks authenticity when it comes to the more traditional designs and note that it is not acceptable to Planning Authorities for use in Listed Buildings, and is not popular with them in Conservation Areas (it could be a criminal offence to replace say softwood windows with pvcu windows in a Listed Building!).

In a low Carbon footprint world many home-owners are now using traditional, but sustainable hardwoods instead of such synthetic materials.