Help calm me. House buying and selling stress

I bought a house today and all the furniture too !
Stress free apart from carrying it up the steps into the house - Aldis dolly house - fabby !

My buyers solicitor wanted copies of every single invoice for each and every job that I ever had done by other people after we moved. It was so very stressful getting all those papers together

I do agree with oopsadaisy shandy, you need to know who did the renovations, if diy then you need to have some sort of `guarantee` ie if walls were removed, did a structural engineer check if a steel beam was needed. If eg a garage is converted to a bedroom, it is probably permitted development but you should ask for a lawful development certificate (LDC). foundations, roof height, insulation etc

It sort of takes the shine off a little bit but all these things need to be watertight and filed just in case you need to sell in the future, it has to be mortgage compliant

Whiff, could I appeal to you not to do too much deadheading. Whereas, it may look a little tidier, those deadheads provide wonderful cover for many insects and also any seeds etc they produce also provide food for birds, etc.

Must admit feeling a sense of pride when I look around. The gardens are still colourful . My Gertrude Jekyll rose is flowering for the 4th time . Plus all the other plants are blooming. My husband used to say I had a black thumb. But have proved to be a gardener who knew. The gardens have become my happy place. Once out there hours just pass by. Gardens are winter ready just dead heading and pulling the odd weed. But got my green house and veg growing to look forward to next year.

Made a chocolate chip soda bread with my grandson. He was very good. Measuring and stirring. He even set the timer. He is very good at counting he isn't 3 until January. Of course we had to play hide and seek. And then nannie chase me. Luckily could move a bit quicker today. He loves it in the bungalow because he can run all round. And of course I had to read to him. I will sleep well tonight.

My daughter told me about a fresh fish delivery service. Having a £10 bag of haddock and plaice on Tuesday. He does all sorts of fish and you can have what you want. Will let you know what it's like.

Spice hope all goes well with the second viewing and hopefully it's your new home.

loopyloo, do I understand that you are hoping to have an large extension put on your house? I assume that is the one you exchanged with your daughter/son to give them more room. Sounds good for you, but you had probably better start decluttering asap. Do keep us informed as to how it all goes.
Spice, surely, the 15 minutes will not include time you are looking around the outside of the property? Hope all goes well with you, it has been a long journey.
Shandy - sounds as if you can really start to relax a little and concentrate on getting your self well, ready for that last final push when you actually move.
Chewbacca, I can remember how upset you were when you first moved at all the problems you found in your new property, but does sound as if you have got them all sorted now.
Elusivebutterfly I have sent an pm to you with my guess as to your old username. Maybe totally wrong
Whiff, you have done so much work since you moved -amazing amount, now you can largely settle down and enjoy it all.
Cathy04 - hope you are getting arrangements for lots of viewings for your house.

Today the electrician contacted me to say he now had the motor replacement for the extractor fan which serves both my bathroom and en-suite. The original one had died, and it took him some time to track down a proper replacement. Had been and carried out this work now. Means I can now not be worried about shutting the doors to both of these rooms.

Craftyone, usually what happens here is that an open inspection is held when anyone who wishes can view a property. These last for 30 minutes and would normally be held on a weekend maybe both days but usually only on the Saturday. Of course anyone can also request a viewing at another time. However with the covid restrictions the government has decreed that only private viewings are permitted and only for 15 minutes. The vendor is not permitted to be on the property (they usually leave the property but is is not mandatory) and only the interested partner and a spouse/partner and one estate agent are allowed at the viewing.

Whiff We have developed a strategy to be methodical so we don't need to double back and will probably split up for the less important rooms. We have also said that we will "loose" the agent so we are not distracted by conversation with him. We will not hesitate to ask for a third viewing if we think we need it and we will stretch the 15 minutes as much as possible. In my experience the agents have been pretty flexible with that.

I have everything crossed but am not feeling overly confident that we will be successful.

With the 4 houses we have bought, we have never had a full structural survey just the Building Society one. And we have never done lots of renovation. I have never had a new kitchen or bathroom put in as have lived with the existing ones. We did have a large extension done for my mother which worked really well.
And every time we moved the legal process was difficult and we didn't know until given the keys that it was on. And each time the problems were different. And always we moved for family reasons.
And lo! we may be moving again back to our house with an extension for us! So I need to declutter, big time. Things like the record player I bought intending to listen to vinyl I have not used in a year. And we have lots of printers. If you have have a problem buy a new printer is my DH`s philosophy. But the move is not going to happen soon.
All the best to all the movers and Shandys

Please, please try to pin the home owners down about who has done the ‘DIY’ in the house. Receipts should be shown if they have them.
I shudder when I see ‘homes under the hammer’ And the new owners are proud that they have spent a very low amount doing the work themselves, heaven only knows what is hidden behind the walls.
If the owner says that they have done all of the work themselves then TBH I would walk away, unless they own a building company.
Surveyors won’t move anything to have a look, or poke anything to see if wood is rotten.
Suspect the worst and hope for the best is ok if you have the funds to put right the horrors that might be lurking.

Spice could you and your husband split up and that way cover everything you want to check ? Hopefully this will be the one.

Chewbacca my home buyers report was a few 2's mainly 1's no 3's. Once the fitted wardrobes in my bedroom where pulled down showed the state of the walls also they had wallpapered the ceiling . Whole room had to be re plastered but on the plus got lovely smooth walls and ceiling ready to be painted. Well worth the extra money . When the plastic ceiling was taken down in the kitchen the original ceiling needed to be replaced again no problem. Shower room plumbing nightmare. But I am a practical person and don't mine paying to have to things put right. All the things I have done won't need doing again. Only decorating in about 5+ years time. Inside only living room and hall to decorate that will be done in April. Outside new gate fitted next week. Paving done in February. Then it's all complete. Garden is on going.

There is no way the surveyor would have know about the mice but the vendors must have. Could have at least pre warned me. But they were soon dealt with.

Due to the report already knew about needing new garage roof, window and side door. All done including new up and over door. Also knew about the chimney had a new one and side gate being replaced.

The home buyers surveyor can't take up carpets etc. But my surveyor did an excellent job. Very detailed report. The couple who brought my house only had the mortgage survey. He was only there 10 mins took a couple of photos and counted the bedrooms only asked a few questions. I knew all the things that was wrong. So the couple who brought my house had a few surprises. But don't feel guilty about that as I took £3000 less than I wanted because they promised quick sale. Which didn't happen because of their solicitor.

Having my grandson this afternoon because of my accident. Can't do what we would do normally so decided to make a chocolate chip soda bread with him. He likes cooking with his mom. I taught my 2 to cook from an early age same as my parents taught my brother and me. Should be fun most likely messy but looking forward to it.

Have a great day everyone.

Oh Chewbacca, do remember how unhappy you were when you first moved and so many of the problems were coming to light. Hope. now that you have managed to get these all sorted. (albeit at a large sum of money), you are happy with your home.

It does bring back memories of the house we bought just before we married - (1964), used the LCC mortgage system which did not look at our earnings, but just used local EA to value house and hen offered 100% of that valuation - at a higher rate of interest). As my (female) earnings could not be included by building societies and I was the higher earner, there was no way we could have got a normal mortgage. So, we relied on that - as the first two people in both our families ever to purchase property we had no-one to advice us. Victorian house, looked lovely. Got keys three days before wedding, and went in with relatives to clean it etc. Last thing we did was to put up a lampshade on pendulum light in Living room. When we got back there after wedding (no honeymoon), as we tried to turn on that light, the whole of the downstairs fused.
Eventually, had to have a total re-wire on house, as it turned out that our DIY previous owner had done his own wiring, and had taken all the power points throughout the house from the lighting.

Second day we were there, hubbie put his foot through floorboards in hallway (wet rot throughout ground floor.

Except for time we purchased a brand new build which we watched going up, we never skimped, after that, on having a full survey.
Like others here, now have a good puzzle as to WHO elusivebutterfly was originally,.

We didn't bother with a survey! No mortgage, no need, was our philosophy and and we wanted the property due to its great location.

£30k gives a good idea of the typical amount spent in the first year. Out new bathroom was the biggest spend at £10k. Then £6k on patio doors and garage door. That was before carpets, blinds, curtains, white goods, furniture etc. It all mounts up.

spice, surely you should have more than 15 minutes, you are spending a huge amount of money. Is it dictated by the government? A check list is going to be absolutely essential. I hope you have a successful second viewing and get your dream

surveyors cannot lift carpets or remove units and cover themselves by saying this in their reports. I had the full structural survey for the other house that I looked to buy because it was older and more complicated. I pulled out on the basis of that report and tbh am glad I did. I never needed a survey for this house as I saw the build in process. My husband was a structural engineer so obviously I did pick up some useful information. Franbern is completely right re costs, apart from the buying costs which are substantial, 20-30k needs to be set aside for upgrading and the unexpected

Welcome Cathy04 and Elusivebutterfly

Chewbacca, those previous owners are the very worst sort, think they can do the same as a professional, botch everything and then hide their shoddy work

Whiff I also had the full RICS Homebuyers Report done by a chartered surveyor and, apart from 1 or 2 minor issues, it was a good and comprehensive report. Unfortunately, it wasn't able to reveal:
When a row of base units in the kitchen were ripped out, to allow a new kitchen to be installed, the previous owners had removed a radiator off that wall and hadn't capped it off properly. Approximately 10 years of a slow leak had completely rotted skirting boards and floor that had been hidden by the old units.
The space under the bath, hidden by a fixed bath panel, concealed a botch job of DIY plumbing. 3 months after moving in, the contents of my bath cascaded into the newly replastered and refitted kitchen.
Built in wardrobes were hiding exposed live electric cables where the previous owner had just removed wall lights and fitted wardrobes over them. It was a bit of a shock literally when the joiner went to dismantle the wardrobes! All of the skirting boards had been removed behind there too.
The previous owner had a gas cooker which he wanted to take away to his new house. He disconnected the gas cooker himself and ruptured the gas pipes leading from the gas meter meaning that on the day I took possession of the property, the whole street had to be closed off due to a gas leak.
The plumbing at the back of the toilet was boxed in "to make it look neater", apparently. It hid the fact that the plumbing from the loo was completely wrong and wouldn't fill or flush properly.
The previous owner had moved a ceiling light fitting from its original place to the other end of the kitchen. He just left the live wires in the cavity between the kitchen ceiling and the bathroom floor. The plumber "discovered" those when I had the bathroom ripped out and remodelled.

None of these things could be foreseen on a Homebuyers Report, and I'd still always recommend that every purchaser has one done; but there are many faults that can lie hidden even with one being done. Best to have a cash reserve for any eventualities. I ran into the tens of thousands just making the property safe.

I got distracted - just popped in to say the bungalow has now been removed from RightMove, I can still see it in my 'saved properties' and it's marked as 'under offer'. I've checked and this EA seem to use this term, rather than SSTC. I'm going to be positive that it will happen.

Hi Spice101, good luck with your second viewing on Friday. I found this website very useful.

www.moveiq.co.uk/advice/property-viewings-tips/second-time-viewing/

Yes, Elusivebutterfly, we'll all be thinking hard about previous 'outing' user names!

I'm in trouble with these mouth ulcers, all along the side of my tongue, I can't talk easily or eat. Might be an iron deficiency so getting vit tabs tomorrow, I've not been eating well lately.

Night night xx

It is so good to see those who have made the move into their new homes so settled and happy with their decisions. I hope you all have many happy years of fulfillment and happiness ahead of you.

Shandy I have everything crossed for a smooth ride until you too are settled in your new home. You must feel relieved that there is now an end in sight. Fingers crossed any bumps along the way to finalizing your move will be only small ones.

Cathy04 best of luck to you as you start on your journey. As Shandy's journey nears an end we need another on this thread to follow.

We will have a second viewing of our potential new home on Friday. I've made up a check list of things to look for but we are only allowed 15 minutes viewing under our covid rules. Hopefully we can sneak a bit more than that because there is so much to take in and we really did not see the outside areas at all on the first viewing. What a huge decision to make on such a short time of observation.

It will be a year on Saturday since we sold our property and we had hoped to be settled in our new home by now not still renting. 2020 changed that for us and many others.

Elusivebutterfly you have now set me a challenge of working out your previous username! I'm not very good at puzzles.

Good evening ladies, I am here as a long term occasional poster on this thread who has changed her user name. I felt my name was too "outing" so asked to change it. Enjoy your evenings.

Cathy04, welcome on this thread, and all best wishes as you start out on this road of selling and buying. Must say, all of us have been on here for a time, have had difficulties along the way, but all have finally settled into their lovely new homes.

Estate Agents often start out with silly prices - probably hoping to get you to sign up with them for sole agency - then a week or two down the line, they tell you it is being marketed at too high a price. Does not look good on RM to see a property having been reduced.

As has been said, best way is to work backwards. Know what you will need to purchase your new home, do not forget to add on costs of EAgency fees (Plus VAT which they often do not tell you about), Solicitors fees both for selling and purchase (plus VAT), Stamp duty costs, removal costs (usually more than you expect), then make an allowance of between 20 -30 grand for refurnishing, re-decorating and other work in your new home. Every single one of us have found that the first year after we actually move this is the sort of money we have needed to spend. Having got all those costs written down, you then know the very lowest you can accept for the property you are selling.

Sound as if you are hoping to move within the same area, into a flat. I moved from a house into my flat and I have never been happier and feel more secure. Do note that all blocks of flats will have a regular maintenance charge and probably a land rental as part of the lease.

Where flats are run by an external maintenance company, they tend to be more expensive that those run by the residents themselves - but this latter depends on volunteers. You must ensure that you will be able to afford this payment which is likely to increase as years go by.

Do hope things go reasonably smoothly for you. It is difficult doing it totally by yourself, but the upside of that is that you have nobody else to consider when choosing your new home. Hope you have already started on the long job of decluttering.

Thanks Whiff, that's great to know. Must go now the boiler engineer has arrived, think it's just in time, does give off lots of steamy oil when it starts up Have a good day everyone

Shandy57 I had the RICS home buyer report. Done by a chartered building surveyor it cost me £450. It was very detailed. I knew from the start what needed doing.

Cathy04 moving on your own is hard. But believe me it's worth it. I had lived in the same village since 1980 and we only moved down the road to our second house. I spent 34 years in that house. But moving to the bungalow has given me peace. Sounds odd. But after my husband died and the children left home then parents and mother in law died . Once I decided to sell it didn't feel like home. As soon as I walked into the bungalow it felt like home. My journey to get here wasn't easy. But I wouldn't want to live anywhere else.

Everything I have done is my choice. My colours even where I want the furniture. It's very liberating . Yes I wish my husband was still with me. But life is not fair. But it's what you make of it. Life is for living and my husband made me promise to live the best life I can. And I do.

Remember you house is only worth what someone is willing to spent. So don't pin your hopes on the asking price. You may have to settle for a lot less . But I wish you all the luck in the world . We are here if you need us.

Morning everyone, thanks for all the lovely wishes

Huge email from my solicitor this morning with 7 attachments, fee is the same as my house sale.

I emailed the EA to say I'd instructed, and she emailed back to say she is still waiting for the vendor's solicitor's details. It is recommended I have a full structural or RCIS Homebuyer's Survey and Valuation - I will wait for the contract before instructing my surveyor, unfortunately I'm sure he said he doesn't do the survey with a valuation.

Can I please ask if you had a full structural, or the Homebuyer's?

Had a nerve wracking time this morning transferring house sale monies from savings into my current account, then onto NS&I, have to do it over many days due to the bank limits. I'll have to check it's gone through each time, it takes days, but I'm covered until end November. I'm very worried about the talk of negative interest.

I don't feel stressed but know I am from my mouth ulcers and daft behaviour. I went out to the local hotel for a meal last night, my late husband's birthday, and was trying to scan the 'venue' - with my camera, not the App! Manageress was very sweet, did make me feel old though!

Cathy04 wishing you the best of luck! I think remembering 'a house is only worth what someone is willing to pay' is the best advice I received. From my own experience OIEO is ignored by buyers, they offer what they want to, from the sublime to the ridiculous. It was very useful to me to be told to look at the very minimum I could accept, and still move on. Initially we all thought my buyer was offering so little because he couldn't afford it - but turns out he is minted, and was buying another house as well, he drives between them in his new BMW. Now I have successfully found somewhere within my budget I do feel much happier. Fingers crossed you are inundated with lovely viewers and a quick sale.

Cathy04 good luck, make sure you keep up there with the market, values are constantly increasing.
There will be others on here to support you in moving alone this time.

Good morning everyone.

Firstly let me congratulate Shandy, I have been following her ups and downs so couldn't be more pleased she has found her new home.

Update from me. I had my revised valuations last week. One was ridiculous in my opinion. I know it is a very 'hot' as he put it, market but it was laughable. When I asked him to justify it he said we could start at that and then reduce the price after a week. For goodness sake !

The second was more realistic. She wants to put it on at £30,000 more than the last valuation which was is February. Showed me a couple of similar properties to mine that had sold. Anyway, to cut a long story short I am going with her. We are putting it on at offers in excess. I am ok with this as a flat in the block I like has just come on and the prices have risen.

I feel a bit panicky to be honest. Not about moving, I need a more manageable property. It's just it's the first move since I lost my husband, Those of you who have done it will understand I am sure. Just in need of a hand hold.