First house - what to do with information from seller's

[Bussolini]

Moving through the process of purchasing our first house (1914 end terrace). Just received the responses to the seller's questionnaire from our solicitors. There are a few pieces of information in it that have given me pause for thought but I don't know what to do with the information.

• Two storey extension build in the mid 1980s - Council apparently no longer keep planning permission records and vendors have no paperwork
• Rear one storey extension build in 2007 - apparently exempt from building regulations.
• Property has not been rewired or had any electrical installation work carried out since 1 January 2005. No note of when any electrical work was last done. It hasn't been recently inspected.
• Heating system (mains gas central heating) was installed in 1982. It was last serviced in 2009. It is apparently in good working order. There is no copy of the last inspection report.

I have asked solicitors for view on planning/building regs queries, but views welcome.

The most obvious potential issue is the central heating - it seems very old and hasn't been serviced in 10 years. Should I be asking for it to be serviced/examined and a report provided that it is in good health? Should I assume it needs replaced?

Electrics - should I be checking when it was last rewired? How old is too old? Worth getting an electrical inspection?

I am getting a full building survey next week but presumably won't check any of the above?

Thanks!

[Bussolini]

According to vendor they spoke with the Council who said they have no records from the 1980s. Perhaps it is worth me giving their planning department a call. Though actually based on your comment and a quick Google it seems it is sufficiently old that it cannot be challenged.

Equus said:

Electrics and heating are symptomatic of general neglect - treat with the same degree of caution that you'd apply to buying a car with no stamped service history.... it may be fine, but more likely it's been run by someone without the resources to properly maintain it, and there could be other nasties waiting to raise their head.

I agree with this - presumably it is not a reason to consider pulling out of the purchase, but is it worth a price chip? Is that poor form? Presumably worse case scenario is a new central heating system (5-10k?) and a rewire (5-10k?). So what discount would one want? Or should I say vendor should pay for an inspection? Or should I pay for an inspection?

Edited by Bussolini on Tuesday 10th December 23:49

[Bussolini]

Okay. Should I look to negotiate price or ask vendor to fund a survey is key Q though.

Note electrical work is just nothing done since 2005 - not that something was done in 2005. Suspect new regs or something came in 1 January 2005 hence relevance of that date?

[Bussolini]

Open to views, I really don't know what the done thing is. To me a 38 yr old central heating system with no servicing in 10 years is a bit of a red flag though

[Bussolini]

Turn7 said:

It might work fine,but will probably be very inefficient.

I’d be budgeting a new system ,if only for efficiency reasons.

Thing is, how much is a new system? We are already mentally budgeting for a full redecoration, new kitchen and two new bathrooms in due course. Factor in a new central heating system and that's a lot of moolah and suddenly I wonder if a slightly more expensive house up front is better value...theres one down the road that looks a lot more modern up for similar cash...

I am minded to get it serviced and crack on though. Might ask vendor to pay for it - one service is now is cheaper than one service a year for the last ten years!

[Bussolini]

£240 for an electrical safety check, seems very expensive on top of £800 for the building survey. Worth doing? I am not too concerned about electrics tbh ...

£80 for a boiler service, relatively inexpensive. Engineer said old boilers tend to be better/more reliable (if less efficient) and his own boiler is 30+ years old, so that makes me a little less concerned.

Building surveyor will apparently do a visual check of both including rads etc which will be helpful.

Edited by Bussolini on Wednesday 11th December 14:25

[Bussolini]

fido said:

All depends on how much you want to spend. I did a complete overhaul for £20k:- system boiler with 250l Megaflow, new bathroom, every single rediator was flushed, checked or replaced. Some of the pipework could be pulled apart with bare hands. I could have spent £5k less or 5k more but with an old house you have to expect the worst. However the nature of leaks means that any mistake upstairs will cause damage below so better to start with the upstairs first. First thing I did were the windows (where needed), a spare room with electric shower so I could still live there whilst works were done, bathroom and heating, then decorating and electrics in the rest of upstairs rooms.

Edited by fido on Wednesday 11th December 15:35

Hmm. The house is currently perfectly liveable (provided the central heating continues to work...) but ultimately every room needs decorating. I am not convinced I really want to plough 40k-60k+ into it any time soon ...

[Bussolini]

Thanks all, useful input.

Edited by Bussolini on Wednesday 11th December 21:43

[Bussolini]

Roo said:

Wanting to spend 40-60k on redecorating has got nothing to do with your sellers, that's your choice.
It's also a hell of a lot.

Both of those houses look perfectly liveable.

Sorry 40 to 60k would be if it needed a new CH system and a rewire plus full redecoration incl new kitchen bathrooms etc etc. Obviously redecorating is nothing to do with the sellers but it does go to the question of price/value vis a vis what your money gets you nearby. Yes it is perfectly liveable just needs a bit of modernisation which we would do over time room by room. Just our budget/timeline for that would take a hit if we needed new ch/rewire

Re regs for rear extension - understand it was once a conservatory but is now a full extension. Presumably solicitors can advise re building regs

A quick Google suggests it definitely does need to meet building regs...

Lots to think about, as nervous ftb!

Edited by Bussolini on Wednesday 11th December 18:12

[Bussolini]

Little Lofty said:

Extensions need building regs, no ifs or buts. You could buy without a completion certificate but it will come back to haunt you when you sell.

If it doesn't have one is that walk away territory?