Painting a villa

[ConfusedBuyer]

I like your style widge! I did think about making a very cheeky offer on all the properties on my shortlist, but then the one that was top of the list accepted when I budged 2,500 Euros...

[ConfusedBuyer]

Hi all,

The survey has just come in and there is a fair few signs of rising damp. I am considering sending in three independent builders with a copy of the survey to identify how much it would cost to rectify all the problems identified.

Can anyone recommend any?

Thanks,
CB

[laserblazer]

Eduardo at rcmefilhoslda@hotmail.com speaks excellent English and quotes a fair price.

[Farol]

Given the way Portuguese properties are built I'm not sure rising damp would be easy to eradicate. Many properties do not have damp courses or damp-proof membranes in the floor. The construction is a concrete slab with walls built from engineering bricks without a cavity. If your prospective villa is like that there are not many options.

I'm surprised you are still interested in this place.. Several people/owners on this forum have suggested that you walk away from it and now the survey has found problems.

[ConfusedBuyer]

Hi Farol,

Agreed, but apparently a lot of properties in the Algarve suffer from damp problems, based on their construction and the relative humidity, especially if they are not lived in during the winter months, and there is no de-humidifier. I have come a long way and spent a reasonable amount of money to get to this point, so I don't see any reason to walk away without first ascertaining how much it would cost to get the issues the surveyor raised fixed. I will be looking to speak to the surveyor on Monday to talk through his findings (he is an architect so he should have a reasonable idea of how much work would be needed to get it up to scratch), and if I can get some builders in to take a look, then at least I will have some ammunition to negotiate the asking price down to compensate for the work that will need to be undertaken. The concluding paragraph by the surveyor mentioned that many of the referred points are easy to correct and the house is in good condition.

CB

[sunman]

apart from the work you'll have to do now, & the work that will inevitably follow, I still can't get my head around what you're paying in respect of what you're getting, there's much better value around

http://www.algarveprop.com/bargain-3-be ... -2182.html

scroll down the page, this guy has lots of them

[ConfusedBuyer]

Thanks Sunman. I did have a quick look, and there are some interesting properties, I have to admit.

Anyway, I have builders going in this week to establish how serious the problems are. If they are as bad as they sound then I will be looking to make an offer on one of the other villas in my shortlist.

[pointersister]

Hi Confusedbuyer
If it feels right it will be right. Go back an negotiate a better price. There is always room for negotiation and it is a buyer's market. We have a place in Carvoeiro and just love it. Life is short.

[laserblazer]

It does seem as if your heart is set on this place, so I agree with pointersister. Get a quote for making good and use that to re-negotiate the price. Be apologetic towards the vendor, explain that you are not trying to take advantage but with the amount of work that is needed, you can't justify paying more. When you firm up with the builder, make sure you keep back a percentage of the costs until you are happy that the problems are fixed. The trouble with damp is it can take a while to show its ugly face.

[ConfusedBuyer]

Thanks LB. I have had quite a tussle with the agent following my request for builders to go and view the property. He reckons he is too busy to waste his time on this, that there is nothing major wrong with the property and that I should crack on and pay my deposit, and that the surveyor should be able to cost up how much the work will be. It appears the owner is unwilling to fix the pool until the deposit has been paid, which means my surveyor can't first check that the heater and pool pump are working. This is a condition of sale, but I wonder if I can back out and get my deposit back in the owner doesn't fulfil his end of the bargain. I will be having a chat with my solicitor today.

The agent has now grudgingly agreed to allow them in on Wednesday.

CB

[EMM]

Seriously if the agent is not co operating and the owner will not do the necessary repairs I would have others have said find another property.
The agent works for the seller not the buyer .

[laserblazer]

Seriously if the agent is not co operating and the owner will not do the necessary repairs I would have others have said find another property.
The agent works for the seller not the buyer .

You don't necessarily want the seller to do the repairs because they will do it on the cheap. How much of a deposit have you put down because it might be worth writing it off. What does your solicitor say?

[cereza]

Confused - this really stinks. There is no way I would let the seller do the repairs. If you really want this property then get your surveyor and builders to look at the worst case scenario, cost the repairs and then put in a bid to reflect those expenses. To be honest, from the way the agent is talking, I would guess that the seller won't come down enough in price in which case I would walk away and look at more of the many lovely properties on the market.
Having a villa is fantastic and there will always be problems as with any property but you don't need to take chances because if things go badly wrong the project can turn into a nightmare. Villa prices are going to remain stagnant for quite a while yet.
I also seem to remember that you said earlier that the lawyers were in the same office - if that's true then beware - get another lawyer because you don't want to take any avoidable risks at all.

[ConfusedBuyer]

Hi all,

My solicitor has the deposit in his client account, but we haven't paid it across as yet, so the money should be safe!

I spoke to my surveyor this morning and he was incredibly friendly and helpful and pointed out that most of the issues raised where easy to fix and shouldn't cost an arm and a leg. Saying that, I am still trying to send builders in on Wednesday to price up the work.

The agent has confirmed that the seller is not willing to budge further on the price, so if the cost of fixing everything increases beyond 10,000 Euros, then I will have to pull out.

I am waiting to speak to my solicitor about the pool not being serviced until after the promissory contract has been signed, but I have been advised to write into the contract to withhold 10,000 Euros until this has been sorted.

Cheers,
CB

[Farol]

This might be stating the obvious but as you are new to buying in Portugal don't sign the promisory contract until you are fully satisfied with the position that you have negotiated and make sure that you have a written english translation of the contract. Your solicitor should be prepared to swear the translation in front of the public notary and you should get both the english and portuguese versions signed.

As regards your surveyor would he put his comments in writing and risk his professional indemnity insurance against his statements?