Probably a stupid question, but...

B'stard

Just got my copy of the homebuyers survey, and it states that I need to make my legal adviser aware of certain things.
Who is my legal adviser - the person who advised me on my mortgage, or the solicitor who is completing the searches etc?

Thanks

benood

The solicitor who is doing the searches and putting together the contract. Don't hesitate to talk direct to him/her - if they know you a bit they'll work harder I reckon.

B'stard

Rather than creating more topics I'll ask additional questions in here.

According to the hip pack the vendor does not know when the central heating was last serviced, even though they have lived there for 8 years. Can I ask them to get it serviced?

According to the hip pack the house has 150mm of loft insulation; the vendor told me that there is no loft insulation (I think this is due to having down lighters in all the bedrooms). Am I entitled to tell him to ensure there is loft insulation and it does not cause a fire hazard with the down lighters?

There were double glazing installed, 2005, and an extended kitchen built 2004, but the vendor states on the hip pack that there are no guarantees, warranties or supporting paperwork for these.

I noticed, on my way out of the property, that there appeared to be a new electrical consumer unit. The vendor’s wife told me her husband worked as an electrician for the council, should there be any paperwork to sign this job off? The property information form states that there has been no electrical work since January 2005.

The garden wall has been built up to about 7 foot on one neighbouring side, 4 additional breezeblocks high, should planning permission be obtained for that, written consent from the neighbour, written consent from the neighbour that they will share any future building work costs?


The survey states than the extension is constructed in 255mm (10 inch) thick brick. Would this be a cavity wall?
Thanks for any answers:beer:

B'stard

Garden wall, please remove the space after 683, as I cannot post links yet

img683 .imageshack.us/img683/7703/dscf5245.jpg

G_M

garden wall link doesn't work.

should planning permission be obtained for that?

No.
Whose wall is it? Why should the neighbour share building costs if you build?

the vendor does not know when the central heating was last serviced, even though they have lived there for 8 years. Can I ask them to get it serviced?

You can ask. They might say no!

According to the hip pack the house has 150mm of loft insulation; the vendor told me that there is no loft insulation

Is there or isn't there? Easy to check - take a look!
If not, well, insulation's pretty cheap at B&Q - just put some in after you move in!

The property information form states that there has been no electrical work since January 2005.

If in doubt, ask again on Additional Enquiries, but chances are they'll repeat what the HIP says. Personally I'd be more worried if there was an OLD electrical consumer unit!

B'stard

G_M wrote: »

garden wall link doesn't work.

No.
Whose wall is it? Why should the neighbour share building costs if you build?


You can ask. They might say no!


Is there or isn't there? Easy to check - take a look!
If not, well, insulation's pretty cheap at B&Q - just put some in after you move in!


If in doubt, ask again on Additional Enquiries, but chances are they'll repeat what the HIP says. Personally I'd be more worried if there was an OLD electrical consumer unit!

I cannot post links yet, but if you remove the space after 683 you be able to copy and paste into your browser.

If the hip pack states loft insulation and the vendor says there is none now, he has no reason to lie, I wanted to know if he was legalaly obliged to have some put down.

Anyone else have any answers?

Plus do the solicitor charge additional for asking questions?

benjo

What does the quotation from the solicitor say? My solicitor works on a standard price per purchase ie £750 inc vat for a purchase only of upto £150k - I can ask as many questions as I like for that price, it only goes up if there are problems the solicitor actually has to sort out and answering questions isnt a problem they charge for.

I dont know if there is a legal requirement for the vendor to insulate the house to the standard stated in the HIPS, perhaps the HIPS is wrong on that point, perhaps the vendor removed the insulation, G_M is right, insulation is really cheap from B & Q, I wouldnt stress about that.

Downlighters causing a fire hazzard - thats going to depend on if the lights are suitable for use near insulation, we bought some recently that are insulated and safe - I would get them checked out when you move in. New downlighters dont cost a fortune if you need to replace them and assuming the guy was indeed an electrician I would hope the wiring in place is good to use - but worth checking.

poppysarah

I love the "don't know" on HIPS and PIQs. It really shows people don't like being honest - what's wrong with NEVER as an answer? Oh yes, that might make people think you have a old unserviced boiler.

Interpret "don't know" as having something to hide and make any offers taking that into account. It might be fun to ask them to service the boiler and get a look at that report.

Insulation not as stated in the hip? If it's not got something it says then that hip provider needs a kick in the pants, or perhaps they relied on the "don't know" off the vendor too.

Nosht

B'stard wrote: »

Rather than creating more topics I'll ask additional questions in here.

According to the hip pack the vendor does not know when the central heating was last serviced, even though they have lived there for 8 years. Can I ask them to get it serviced?

According to the hip pack the house has 150mm of loft insulation; the vendor told me that there is no loft insulation (I think this is due to having down lighters in all the bedrooms). Am I entitled to tell him to ensure there is loft insulation and it does not cause a fire hazard with the down lighters?

There were double glazing installed, 2005, and an extended kitchen built 2004, but the vendor states on the hip pack that there are no guarantees, warranties or supporting paperwork for these.

I noticed, on my way out of the property, that there appeared to be a new electrical consumer unit. The vendor’s wife told me her husband worked as an electrician for the council, should there be any paperwork to sign this job off? The property information form states that there has been no electrical work since January 2005.

The garden wall has been built up to about 7 foot on one neighbouring side, 4 additional breezeblocks high, should planning permission be obtained for that, written consent from the neighbour, written consent from the neighbour that they will share any future building work costs?


The survey states than the extension is constructed in 255mm (10 inch) thick brick. Would this be a cavity wall?
Thanks for any answers:beer:

The HIP & especially the EPC is only a statement of fact at that time, similar to a car MOT certificate.
The EPC states what exists & gives options for improvement but there is no onus on the owner to act on any advice contained therein.


Regards,


N.

G_M

If the hip pack states loft insulation and the vendor says there is none now, he has no reason to lie, I wanted to know if he was legalaly obliged to have some put down.

Plus do the solicitor charge additional for asking questions?

No and
usually not but check 1st with your solicitor.

B'stard

Shouldn't there be guarantees/warranty's for the double glazing and the extended kitchen, especially as they where only installed/built in 2004/6.