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Electric being outdated and heating issues is what we managed to lower the seller asking price when we got the flat, cause they’re not cheap.
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Insulation over cables I believe is fine if they are appropriately rated (under-rated cable gets warm)
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Electrics and boiler being old is only sort of a problem, they can work in that state for years. Flood risk is more of a problem IMHO, you can't really fix that.
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high-medium flood risk
My place came back as high risk of flooding from surface water. Bit strange as it's never flooded (both neighbours have been there forty years plus).
I checked for buildings insurance and there was no issue insuring it which is an important thing.
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boiler EOL
I tend to think with these that if it passes a service you don't have much to argue on.
I have always asked sellers to get a service pre-exchange and, if they refuse, get their permission to arrange one at my own cost. Never had a boiler fail but if it did that would be a good starting point for a negotiation.
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edscoble
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@disq
Survey came back with 6 urgent and 11 mild issues, urgent ones mainly around services (electricals being weird/outdated, boiler EOL and flue vicinity issue, various water heating concerns) and high-medium flood risk (being in Somerset). Mild issues include roof insulation (laid over electrical cabling), joinery and possibility of asbestos (1997 build by Bryant Homes...)
Not sure what to make of the report, I'm sure there are worse reports out there which turned out fine, but I don't want to wholly ignore also.