November 26, 2010 at 7:46 pm #55997
The Survey Spain Network has individually designed software linking 14 residential RICS chartered surveyors and valuers working all round the coastal and near inland areas of mainland Spain plus the Balearics and the Canaries plus the Portuguese Algarve and Gibraltar. All reports are reviewed by another chartered surveyor and covered by professional indemnity insurance.
Common problems found by our surveyors include
1. Damp – mainly rising or coming through walls built against rock or earth, principally due to improper or no application of damp proofing at the time of construction.
2. Damp – coming down from above, again due to improper or no application of damp proofing, especially around terraces.
3. Lack of recognition of the fact that for at least 8 months the year the majority of Spain has a temperate climate with wind, rain and chill. This is especially the case in mountainous areas. Over-emphasis on dealing with the heat of summer.
4. Lack of planning and/or other permissions and/or title registration for the initial construction and/or enlargement of the property, including encroachment on restricted areas affected by Ley de Costas.
5. Inadequate, ineffective, illegal and/or absent electricity, water and drainage connections.
6. Naïveté of the buyer in believing all that they are told without making simple checks and effectively without looking after themselves. ‘Misrepresentation’ and buying ‘in good faith’ are often euphemisms for buyers not accepting personal responsibility for their own imprudence.
7. Absence of a ‘professional conscience’ by lawyers who shrug their shoulders when asked ‘Why didn’t you tell me?’ and reply ‘You didn’t ask’, when it was obvious that the client didn’t know to ask. Linked to 6 above.
8. Lack of realisation by house buyers that a mortgage is a personal loan that will have to be repaid no matter whether the house that is used as security can be sold at a price that will cover the loan. When a 100% mortgage is given by a bank over a property that the bank is selling at more than its market value, it is not a bargain but a liability for instant negative equity that is being offered.
The residential RICS chartered surveyor and valuer gives an unbiased, professional opinion of market value, neighbourhood, condition, construction and permissions. They are instructed by their client and work only for them. They have no conflicting loyalty to banks, developers, contractors, owners, estate agents, lawyers, family or town halls.
Campbell D Ferguson FRICS
Survey Spain Network
Chartered Surveyors in Spain
November 27, 2010 at 2:14 pm #101704
Another kick in the pants for the Spanish property market. I guess most of us here would know about the shoddy standards. especially on new builds, but really the lack of respect for buyers and corner cutting is shocking.
November 27, 2010 at 8:13 pm #101712
I would imagine that if prospective buyers in Spain used the services of a proper surveyor, applying UK standards, no house in Spain would ever be sold.
Very few UK buyers use surveyors at that level, they are aware that Spanish building standards are different, often dictated by soil and climatic differences.
And that’s without taking legal considerations into account.
I did get a proper UK surveyor’s report when I bought my last house in Spain. I’m still in it, but the expensive surveyor’s report suggested that it should have fallen down years ago. It has needed some regular maintenance along the way.
November 27, 2010 at 9:13 pm #101713
A Surveyors is not much good in an off plan purchase. Is the buyer going to get the his/her services for the whole block in some cases 100’s of flats.
“the lack of respect for buyers and corner cutting is shocking”
Have you seen some of the propertyies built in UK in the last ten years ?, They have 999 years lease. We will be lucky if it last for 9 years. In defence of the Spanish Builders why would they respect if we kept on buying from them as if there was no tomorrow !!!!!!!!!!
November 27, 2010 at 11:50 pm #101714
Youre right, I was thinking that houses were supposed to last a few lifetimes and that ripping people off was considered to be a bad thing. Apparently im wrong.
November 28, 2010 at 10:47 am #101715
adiep: You are not wrong. When capitalism is allowed to flow unchecked or uncontrolled due to political will or lack of it, lack of strong instititions, sense of fair play than we have the situation that you stated.
In France if you buy an off plan. Each & every aspect of the construction is stated in the contract down to the size, quaility of electrical cable, make & dimemsion of the tiles. If the buyer is non French speaking the Notary will have an official translator who will translate each & every clause of the contract in the presence of the Notary.
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