CPC Lighting Circuit / Valuation Help

The_Bag

Hi

Can anyone give me some advice please? I've recently had a offer accepted on a property (approx 1965 build) & I've had a Home Buyer Survey done.

The surveyor has pointed out that on the lighting circuit the cable is a PVC insulated cable type but with no earth wiring, the consumer unit is a RCD circuit breaker type, & also he could find no earth bonding but that its not always evident. The Surveyor also recommended to have the electrics checked by a qualified electrician before purchasing. I had the electrics checked & when I've spoke to the electrician on the telephone I was told that the electrical installation was OK?? I've not yet seen the report though but I thought he would of recommended to have the lighting circuit re-wired?? Do you think this sounds correct or does it sound dodgy as it does to me??

The Surveyor also valued the property £5K less than my accepted offer. I'm also having to have a basic valuation done on the property for the mortgage (60% mortgage 40% deposit) but have not yet received this. Would you try to get a reduction on the price based on my Surveyors valuation or compare it to the banks surveyors valuation & split the difference??

Thanks.

The_Bag

Ok thanks.

I was hoping in a way that the electrician would of recommended that the lighting circuit needed re-wiring & then then it would of given me more ammo to get price reduced.

phill99

You need to allow your electrician some lattitude. Remember he is a professional and would make the necessary recommendations. If he says it doesn't need doing, then you should accept his findings.

italiastar

Did you ask the electrician to specifically check the lighting circuit and bonding? if not give him another call and ask him what he found in these areas. I would have though he'd of picked it up if they weren't present, but better check.

The_Bag

OK thanks for the advice. I'm going to see the electrician tonight so will ask him about these points when I collect the report from him. I do know though that he got someone else to inspect the property as the day he could get access to the property he was on another job. Still not sure though about it as I still would of thought he would of recommended it to be upgraded & I don't really want to move in & then in a couple of years after we've decorated etc have to have it done then??

macman

It's not 'dodgy'. The lack of earth means that the wiring doesn't meet present reg standards, however that probably applies to 90% of the properties in the country-it would have complied at the time of installation. It is worth doing if and when you plan to redecorate the property, as it will require chasing out and replastering all the switch cables and removing the upstairs floorboards. The bonding is a relatively quick and simple job. You won't get £5K off for a rewire, let alone one or two circuits.
You already have RCD protection, so it's been upgraded at some point. No doubt the lighting circuit(s) were left alone for the reason given above.

The_Bag

OK thanks. How much would a ball park estimate to have the lighting circuit re-wired on a 3 bed semi in the Midlands with all the certificates etc??

macman

Are you talking about upstairs or downstairs lighting circuits or both? Any modern house should have separate circuits up and down.
As was said earlier, the existing set up is perfectly safe as long as metal switches and fittings are not used.

timbo58

a) I am unsure IF the entire lighting circuit has no earth at all whether an RCD would actually work (and therefore should it not have been noticed when this was fitted?) -I thought these worked as ELCB -Earth leakage circuit breakers?
b) A lot of ex- council and especially MOD houses had no earth at all in the lighting circuits when they were built in the 60's/70's.
I agree that the valuer probably didn't even give the circuits more than a cursory check and all valuations I know off (esp basic) cover their backs by reccomending gassafe check/electricians check/plumbing check anyway.
I also agree that probably over 90% of houses aren't up to current standards: mine has no RCDs at all on any circuit and I have merely swapped out the rewireable fuses for MCBs, with a view to eventually getting RCDs on the socket circuits and shower/kitchen as time/finance allows.
I seem to remember there was a rule of thumb for at least a partial rewire every 20 years?

The_Bag

OK thanks. I think it would be upstairs & downstairs that would need the lighting circuit replaced. Also I've just had the valuation back that was done for my mortgage (60% mortgage 40% deposit) & they value it at the price I'm paying?? As I said earlier that I had a HomeBuyer survey done also but they valued it at £5k under my accepted offer?? Which valuation would be the true valuation?? I would say the one from the HomeBuyer survey as the other one is done for the mortgage & as I'm putting a large deposit down the mortgage companies money is safe. It's annoyed me though as someones not done their job correctly I think??

ormus

a complete rewire should be about 2.5k
so you can factor that into any price negotiations.