Q. We are hoping to buy an old character property, but the lender’s valuer has given it the thumbs down, unless we have a structural engineer’s report...

A. Despite our sending them a copy of a full building survey which we commissioned and which says it is OK!

Not knowing the specifics of the case, I should start by saying that this is not an unusual problem, since lenders have always tended to take the word of their own valuers over any professional you might employ.

What can you do? Well, my first piece of advice would have been to send them a copy of your own survey – but you’ve already done that! So, you could start by writing to them asking for a detailed explanation of why the survey is not acceptable. You could follow that up with a further letter or report from your surveyor, setting out in detail why in his professional opinion the property is fundamentally sound - and specifically, why it should not be expected to meet modern standards and regulations, etc. After all, there are plenty of such properties around that are successfully bought and sold with mortgages every year.

Alternatively, you could always just commission an engineer’s report, as the lender asks. However, before going to that expense, you would need to have a pretty clear commitment from them that they will give you the loan you need if the report comes back positive.

Of course, I’m afraid it’s always possible that this particular lender will simply refuse to budge. After all, mortgage companies are the ones being asked to lend money, so they can basically set their own rules and decide who they are prepared to lend to – or not, as the case may be.

If this happens, then I would suggest you simply take your business elsewhere. After all, since so much depends on the personal opinion of the valuer, it would be strange if it were to prove impossible to get the loan you need from anywhere else! If you went through a mortgage broker, then I would definitely get him involved again. And if you didn’t, then I would definitely recommend you use one next time. After all, a broker won’t earn his commission if you don’t get the loan you need, so he will certainly have an incentive to try and sort things out!