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Thanks for all the suggestions people, really appreciate the input. I think I might chance my arm with just boarding and skimming and see how it turns out. Not concerned about having it perfectly flat, just want a tidy finish for the least amount of hassle.

Nice once boys, appreciate the input. Feeling a lot better now. Ha, no engineer, just a concerned homeowner. Been reading some horror stories about cracks on here and just wanted to be safe.

Balls! I just saw this as a recent thread on this board and didn't look to check the date....

Took these a while ago, can take more if needed, hard to get a good shot of everything. Edit: Just realised the confusion as i've put this in the DIY thread by mistake, wasn't sure where to put a general request for advice. I'm definitely not planning on doing all the work myself.

I'm definitely planning to get someone in, just want to know if it's salvageable in current state (with additional noggins etc.) Just need a good finish for selling in a few years. So you guys think that it will be fine to have boarded?

Thanks both, I should have said that the joists are sitting on top of the walls, rather than hung on them. They are just skew nailed into the wall plate. Trying to avoid doing building work as BC will need to get involved, including an extra £200 to pay. But obviously will do if necessary...

Given it's a solid external wall, to minimise risk of damp problems, you're going to want to use breathable materials as you've been advised. You could use a wood fibre board as base and then skim with lime. Somewhere like Mike Wye will be able to advise.

If you're at all worried about it being asbestos, you can send off a couple of samples for around £50. Not the cheapest thing in the world, but good to know either way. I got some done at this place: https://www.bradley-enviro.co.uk/ Results come back in about 24hrs after they receive them...

Hopefully posting this in the right place, please move if wrong — I've taken down a previously boarded ceiling in a first floor room (below the loft) that was in bad shape, and found the 2x4 joists to be bowing around an inch at the lowest point. The house is around 100 years old so sizing and...