"we're no experts and we will get an engineer's report if the farmer agrees to our bid. the auctioneer says the builder will also have to get an engineer to sign off on the building. would this be sufficient to cover the lack of homebond?"
No, in my opinion the comfort could be limited.
I have to say that the provenance doesn't sound great.
Farmers aren't exactly the doyens of the building industry.
Silos, barns, low walls and slurry pits spring to mind in terms of matters they may have direct experience of building.
I would be very wary about this house and would assemble a full team to inspect it.
The cracks will need an engineer to properly assess them.
He may advise you to install Demec gauges to monitor them for movement for a few months.
Shrinkage cracking is normal, but cracking can be caused by a great number of reasons during the build also - some serious.
- Structural Engineers are competent and qualified to comment on structural items - Part A of the building regulations.
- Mechanical and Electrical Engineers are competent and qualified to comment on services, systems and building insulation and heating methods.
- In terms of general building condition, you should retain a competent qualified and experienced architect with PI cover or a chartered surveyor.
- In terms of establishing compliance with planning permission or compliance with the other building regulations you should retain an architect.
- In terms of assessing the title, you will should retain a solicitor and he may require an architect to assess the plans, title maps etc
- It is standard practice for vendors to offer Architects Opinions of Compliance in relation to completed residential properties.
These should include:
1. Architects Opinion of Compliance with Planning Permission
2. Architects Opinion of Compliance with Building Regulations
This should include Certificates from
- the Engineer in relation to the structure,
- the Main Contractor,
- the specialist Sub-Contracts and these should include the Plumber/Mechanical/Heating Contractor and the Electrician -
- plus any certs from specialist sub-contractors or suppliers, like Windows and Doors firms,
- plus any guarantees from say, roofing membrane suppliers,
- plus any and all Manuals for all equipment and heating systems.
3. BER Certificate, mandatory with all buildingsfor sale or let and the performance claimed should be checked against your report from the Chartered Surveyor/Architect on the construction.
4. Health and Safety File.
This was a building for sale, a commercial undertaking, not a sole domicile,.
Even though you may be buying if for that purpose, he didn't develop it for that purpose.
Demand full documentation, including copies of the forms notifying the HSA of the appointment of the PSDP and PSCS.
5. Proper Title Registration.
You're not buying off the back of a napkin or a "walk around the land".
Conveyancing is serious business and needs to be done competently.
You should not have any additional worries or further work to do here.
If this farmer/developer was winging it on his first build - and has built in a non-compliant manner - your team will soon tell you.
You should strongly consider either walking away or putting in a low offer that will allow you to repair any defects for the difference.
In the event your team discoversor suspects defects but decide to move this on a little further, points to watch include; -
- You should establish how the requirements of Part L that were current at the time of the build were met.
- You should assess how the ventilation of the interstitial roof spaces were done if its a dormer roof.
- If the ground is poor your engineer should open up a trial pit to inspect the foundations.
In the current market, if you were forced to sell subsequently, these would be the very questions that a canny buyer would raise.
Your inability to respond at that time could force the selling price significantly downwards.
To conclude:
If your further investigations raise yet more queries or ocnfirm earlier suspecisions and if the vendor cannot answer the questions arising, I would strongly advise you to walk away.
You should not allow yourselves to get sucked into the vendors world, circle of friends, or social scene, particulary if he is influential locally.
Your function in life is not to buy this house merely to prop up his finances or lifestyle or pay his short term bills.
Prepare for walking away by placing professionals between you and him.
HTH
ONQ.
