ExTra-
They all looked at the google map and listing pics and all told me it's solid brick
Looking at the pic in the link above you can actually see headers (end on bricks) every fifth course, most obviously between the two bay windows, so it is solid I think. The bay window doesn’t have them, so will be single, but that’s common.
Crack on and get it bought!
Textured ceilings will often have asbestos in. It wasn’t banned until 1999 though I think stopped being in Artex in the 80s. Testing is the only way to know.
Survey-wise I’d do nothing at all and rely on individual builder / electric / asbestos / gas / drain etc checks or go level 3. It’s 70 years old and will have been updated to various standards at various stages, I think level 2 works best on <30 year old houses that are broadly as-built.
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A bit late now but I’d be looking at that slate roof, if it’s getting on a bit you might want to re-roof.
Similarly the kitchen roof looks like quite a low pitch, sometimes the overlap on the tiles won’t be enough so more susceptible to leaks.
There’s a chance the rear addition that houses the kitchen won’t be cavity walls even if the rest of the building is. -
I think my head is telling me to go with a level 3 anyway
It's a huge purchase - work it out as a % of what you're buying.
With the greatest of respect you don't sound that confident in the purchase, and a level 3 survey with a good surveyor will provide insight and reassurance, and might also flag something that a level 2 won't.
We went with a level 3 for our house with a surveyor recommended on here and he was really good so I actually considered it reasonable value for money.
I'd pass on his details but I don't think he'd go to Northampton.
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Another warning sign re the seller who couldn't tell their arse from their elbow; they don't have a ladder to go up to the loft and they have not been up. No worries, we are bringing ours, I will make sure the surveyor knows that. I will bring them a ladder if I must.
The seller's line on the loft sounds somewhat odd to me - never been in loft when owned house? I would get the roof checked, preferably by a builder/roofer. Re surveys and box ticking when I last employed a surveyor I stressed that I wanted the roof checked before engaging him. He agreed. But then did box ticking referred to by a wise poster upthread - said there was an access issue to corners - not true - and that couldn't see properly/reserved judgement. Bloody useless. Roof turned out to have two leaks and signs of these two areas being deliberately obscured were very clear to anyone with a bit of nous/due diligence. I would get up in the loft with anyone doing the survey and take a powerful torch. Many bike lights suitable of course. Good luck.
My opinion of surveyors is very low after my experience and that of a neighbour - he found multiple roof leaks on moving in - none had been spotted by his surveyor.
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Hefty
Dugtheslug
Fox
loadedcyclist
Exciting!
Did you get to the bottom of the solid wall question or are you leaving it to survey?
I generally think a good builder is as much use as a surveyor, so see what your pal says first. Have you looked at a level 2 survey to see what it covers? It’s quite a lot of box ticking, conjecture and ‘I didn’t look at X because I’m not qualified / couldn’t see properly’.
A builder or surveyor will see asbestos, it’s easy to spot once you know how. The only place you can’t see without testing is whether it’s in textured ceiling or wall coatings - Artex.
A surveyor will check for damp too.