RICS SURVEYOR SHEFFIELD     

Independent RICS Surveyors Sheffield, Dronfield, Rotherham

Tel: 0800 026 6739 or e-mail steve@buildingsurvey.co.uk

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    Blog of Chartered Surveyor Sheffield:

     

    December 9th 2014

     

     

     

    Japanese Knotweed discovered by Chartered Surveyor in Sheffield.

     

    Imported for its pretty appearance but not appreciated by motgage lenders due to its ability if accidently covered over to grow through the structure of buildings. If this is in evidence on the plot of, or near a newly built property there is no need to call a surveyor, just but another house! The clump was spotted by one of our Sheffield Chartered Surveyors on the Homebuyers Survey of a house in Sheffield but was not likely to be a threat has it had spread from nearby land since the house was constructed.

     

     

    December 9th 2014:

    Homebuyers Survey - Park Road in Sheffield

     

    This was a Homebuyers Survey of a typical  1930's semi detached house.

    A crack typical of this type of property was noted by one of our Chartered Surveyors between the pantry and landing windows on the side elevation

    It is likely that thermal movement of the wall will have exceeded the elasticity of the brickwork causing the wall to snap at the weakest point which is between the two openings. Once broken there is no means for the brickwork to contract and close the fracture. These cracks seldom develop more than a few milimetres. The crack can be re pointed with an elastic lime based mortar to avoid further cracking.

    December 9th 2014: Homebuyers Survey by Sheffield Chartered Surveyor

     

     

    Horizontal Fractures were noted was noted by one of our Chartered Surveyors above replacement plastic windows during a Homebuyers Survey and Report. Replacement plastic windows are often not as strong as the original metal or timber windows and the weight of the brickwork above can cause the frames to sag particularly on large openings. The problem can usually be resolved by installing a steel lintel to hold up the brickwork. As this costs a few hundred pounds per window this can add up.  

    December 9th 2014: Expert Chartered Surveyor Valuation Report - Sheffield

    A lender had lost money repossessing a house. It had been valued at £250,000 but after being repossessed sold for only £175,000. Solicitors asked us as Independent RICS Chartered Surveyors to provide an Expert Valuation Report. Unfortunately the valuer undertaking the mortgage valuation on which the lander had relied was using comparables bordering fields where as the subject faced shops and flats. and even a comparable from a village several miles away critically with a different school catchment area. Likely pay out for the negligent company after admitting liability will be circa £75,000 plus two set of solicitors fees.

    December 9th 2014: Expert Valuation Report - Sheffield

     

    A lender had lost money repossessing a house. It had been valued at £250,000 but after being repossessed sold for only £175,000. Solicitors asked us as Independent RICS Chartered Surveyors to provide an Expert Valuation Report. Unfortunately the valuer undertaking the mortgage valuation on which the lander had relied was using comparables bordering fields where as the subject faced shops and flats. and even a comparable from a village several miles away critically with a different school catchment area. Likely pay out for the negligent company after admitting liability will be circa £75,000 plus two set of solicitors fees.

    December 9th 2014: Structural Investigation by Sheffield Chartered Surveyor

    Our chartered surveyors looked at a property after a mortgage valuer had questioned two fractures on a property in a known mining area. The fractures were both above windows and approximately vertical but had different causes. The one on the rear elevation was confirmed to the outer leaf of a cavity wall. There was no corresponding fracture of the inner lead. The movement was thus unlikely to be causes by foundation failure and there was no evidence of movement in a vertical plane or near by drains or trees. The movement was considered to be caused by changes in temperature.

    The fracture on the front elevation was also vertical and between ground and first floor windows. However there was also slight evidence of downward movement of the horizontal mortar courses but only above the ground floor window. The movement appeared to have been caused by failure of the concrete lintel above the ground floor window due to water ingress and corroding the reinforcing. Our chartered surveyors were abloe to write a report to reassure the mortgage company's insurers.

    December 9th 2014: Beetle Infestations (Woodworm)

    Woodworm may manifest itself in a variety of wood ranging from three milimetres in size to 25 milimetres. Eggs are laid on or in the timber and the larvae that hatch feed and bore into the timber before emerging the following summer which consequently results in weakening of timbers and a risk to the structural integrity of the property. Beetles seem to particualrly like composites probably beacuee they are full of cellulose and so can happily infest modern properties, although there favorite habitat seems to be the underside of damp timebr floors.

    Treatment of active woodworm involves applying insecticides to the timbers. In some cases the timber’s structural integrity has been compromised by the attack, and the replacement of the wood may be the only solution.

    December 9th 2014: Boundary Surveys

     

    Boundary disputes arise when there is disagreement surrounding who owns areas of land between two properties. Many are driven by old wives tales such as that; the property owner is always responsible for maintaining the fence on the right, or that the posts and rails supporting a close board fence will be on the side of the owner.

     

    There are in fact very few general rules about ownership of boundaries. An exception is the hedge and ditch rule which presumes that a land owner would dig a ditch on the boundary of their property and throw the soil back on to their own property as a mound on which to grown a hedge.

     

    Boundaries are thus usually defined in the title documents by words and/ or a sketch plan often marked with a small ‘T’ shape to show who is responsible for a boundary. However owners of properties should even beware of this as people often construct fences or grow hedges just inside insubstantial original boundaries and the insubstantial boundary then disappears over time deceiving people as to where the boundary actual is.

     

    Boundary lines shown on maps help by the Land Registry often only show an approximate location of the boundary, and are usually not precise enough to resolve a dispute. 1mm on 1:1250 Land Registry title plan is 1.25m on the ground. Also Land Registry plans are often based on OS plans which show features and not legal boundaries.

     

    A chartered surveyor will investigating historical deeds and plans if available, physical features of the land and photographs. They may then be able to provide a report that may be used in court if the dispute remains unresolved. The court may be able to order that the Land Register be altered to precisely define the boundary.

     

        

         

    INDEPENDENT RICS SURVEYOR SHEFFIELD