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The main things a HIP contains is the Local Search, Energy Report (A-G rating) Information on the land that the property is built on, and a bunch of other crap that's just used to beef it out so it looks like its worth the £360 it costs for this pack.
If your mum bought the property with a mortgage, the bank or building society will have done a mortgage valuation (to make sure it values up to what they're prepared to lend) Its up to your mum to have a survey on it after (if she wishes to) Three types of surveys are usually carried out..
Homebuyers - Cheapest
Full Structual - Dearest
Everyone tends to go for the middle one which is a structual survey but not as in depth as the full structual.
Hope this helps.
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Posted: 2008-08-27 23:47:55
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Yeah, Procterdc seems to have sumed it up for you.
Whoever you/your mum arranged your/her mortgage with will have had the house valued to see if its worth the risk of them lending you the money to buy it in the first place, and this seems to be exactly was has taken place. This valuation will in no way include any inspection of the fixtures and fittings of the property nor will it confirm the condition or whether anything is working or not...this includes the toilet/s. This really is the most basic (and cheapest) check that is performed to secure a mortgage on a property. However, if the property is older than ten years (and hence has no NHBC warranty on it) then it would be prudent to have a more indepth 'structual' survey carried out on the property to enable you to assess its condition. Unfortunately, the onus is on you, the buyer, to to collate all the information you require (other than that included in the HIP report) before you sign any contract to confirm your intention to purchase the property.
If none of the heating, electrics, and/or plumbing in the property was working then it is still your responsibility to asertain this information prior to placing any offer on the property. Most offers on property within the UK are made 'subject to survey'. This means that if any subsequent defect is found as a result of the survey on the property then you have the right to withdraw your offer without any comeback on you.
When you view a property with the intention of buying it then you should not rely on the vendor to supply you with any information which you may consider to have a detrimental effect on any possible offer that you may make on it...this is what surveys and the various searches (that your solicitor performs on your behalf) are for.
Treat it the same way you would if you were buying a second hand car...you will only find out the true condition once you have had it checked over by a mechanic (in the form of an AA and/or RAC inspection). You certainly would not (i hope) trust the seller of the car to give you the 'full' facts about the car and its history.
Unfortunately, in this case, i feel that you cannot lay the blame at anyone elses feet other than your own for not instructing a full 'structual' survey to be carried out prior to the completion of the sale....harsh, but true
I have bought and sold several properties and would never entertain the thought of parting with my money until i have confirmed everything is in order with it. However, even i can get caught out as the house i bought last year turned out to suffer from 'water hammer' which i only discovered on the day i moved in and flushed the loo for the first time! Luckily, its not too expensive to rectify and one of my neighbours is a plumber which was a stroke of luck.
I know that this reply might not help you with your mums current situation but i hope it clarifys whos responsibility it is resolve it. However, it might be worth advising your mum to speak to her solicitor just so they can explain things (hopefully) better than i have.
Regards,
Andy
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Posted: 2008-08-28 01:58:55
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