Vendor inaccurate info prior to offer

jibbyboo

Before making my offer on a property, I asked about the electrics. The EA emailed me to say that the vendor's husband was an electrician and everything was up to date.

After speaking with my surveyor, I had a NIE (?) reg electrician look at the property and the fuse board needs replacing, there are single-thread cables exposed where they shouldn't be, and the whole house may need re-wiring. I've asked for this in writing and the total amount it would cost. Obviously I hadn't factored this into my budget given that I was told everything was ok.

Has anyone had experience of this sort of thing before? I'm a FTB, so I want to make sure I'm going about this in the right way. My uneducated plan is to go to the EA and basically present the above, stating that some sort of agreement would have to be made to proceed ie price reduction/ they pay for the necessary work. Is that correct?

I also really like the vendor, so I have no intention of asking for more than I need whatever way I do things.

G_M

If it needs re-wiring, ask the vendor to reduce the price by the re-wire cost.

jibbyboo

Thanks g_m. So you'd do that over suggesting that they pay for the re-wiring before contracts are exchanged?

dimbo61

Do you know what a complete rewire involves ?
How many sockets are in each bedroom or lounge, kitchen!
It can be a big job and involve complete replastering of all rooms involved.
I would ask for a discount off the price as the vendor will not want to rewire a property he is living in.

jibbyboo

@dimbo61 the property is currently empty.

Yep, additionally the property doesn't have a loft so it would involve removing and then replacing the ceilings. I'm just awaiting the quote now!

dimbo61

Buyer beware as the EA is talking B******S when he said the owner was an electrician.
Now if the property is empty then its costing money ( council tax, energy bills, insurance etc ) and you are in the driving seat.
Drive a bargain now

Wi88le

jibbyboo wrote: »

I had a NIE (?) reg electrician look at the property and the fuse board needs replacing, there are single-thread cables exposed where they shouldn't be, and the whole house may need re-wiring. I've asked for this in writing and the total amount it would cost. Obviously I hadn't factored this into my budget given that I was told everything was ok.

Nic eic I assume, not nie.
Not sure what you mean by single thread cables exposed.
Changing a consumer unit or fuse board is dependant upon several things, mainly that it doesn't have to comply with the current regulations, just that it complied to the regulations when it was installed and is still in a safe condition now, rcd compliance for the current regulations can be met in other ways if work has been carried out without the need for a change of fuse board.

Personally I'd rather have a modern board and this is often the best way to meet current regulation when changes are made and allow for future changes.

Not really enough information to judge over the Internet, ask the vendor for his explanation of how the install is still compliant against the claims of your electrical survey.
When an electrician thinks that an install should be changed doesn't always mean that their interpretation of the regs is right, but then there are several types of electrician and many may not have been trained to the standards with which they should now comply.

Caveat emptor= buyer beware.
Trust the survey over the vendor unless they can prove to you all is correct. Chances are the survey is right and the vendor is wrong however the possibility of further work may encourage an electrician to condemn an installation which is ok but not to current regulations.

jibbyboo wrote: »

My uneducated plan is to go to the EA and basically present the above, stating that some sort of agreement would have to be made to proceed ie price reduction/ they pay for the necessary work. Is that correct?

I also really like the vendor, so I have no intention of asking for more than I need whatever way I do things.

Forget liking the vendor, this has to be what is best for you.

If it needs a full rewire it's not just the cost of the rewire, your looking at the rewire but potentially cost in removing laminate floors or tiling, lifting floorboards, chasing out walls to bury cables removing kitchen cupboards and tiles etc, then the cost of putting it back together, plastering and redecoration etc every room may have to be redone.

If it needs a rewire you are talking major renegotiation on price or walking away.

jibbyboo

@Dimbo That's reassuring as I've spent nearly £1k getting this far, it would be a shame to have been for nothing.

Am I correct in thinking I go direct to EA rather than via solicitor?

@wi88le thanks for the input - yes nic eic, sorry I'm not 100% certain of the correct terminology.
I believe that where the cables are supposed to be dual core (ie multi-cables in one casing) they're all individual, therefore live wires could be knocked about. Also I think he said some of the switches upstairs weren't earthed. But I'll get a breakdown of this when the electrician sends me the report.

Would I just go back to the vendor and ask for the the total amount quoted to be knocked off the price? My electrician I can ask to include re-plastering costs too.

FYI, vendor (and EA) is a 'she'

jibbyboo

Just had a call from a more senior person in the EA.

When I told them I didn't have a low-down on exactly what was wrong til Monday, they got a bit tetchy and asked:


- precisely what was wrong with the property

- if I couldn't be precise then what areas and what within those areas

- what was said in the surveyor's report

- what the surveyor valued the property at


I explained that until I have quotes and statements back from the experts (roof and electrical are the issues), that I can't explain what needs doing. But they ended the call by saying

"whilst you've been conducting these checks, the property has been taken off the market. We've had a lot of people wanting to view the property so please let me know as soon as you've had the reports".

If she was trying to concern me, she has succeeded.

Mallotum_X

Agents are just trying to scare you into rushing. They will have had no enquiries but are just making you think you have to rush.

bluedrop

OMG!! Exactly the same situation as me. My nas** agent told me in an email:

1. Boiler 4yrs old
2. No asbestos anywhere in the property or outbuildings
3. Wiring up to date

what the survey discovered:
1. Boiler is dated (at the end of its life)
2. Asbestos roof in the garage (possibly a bit damaged)
3. Dangerous wiring at places - needs rewiring immediately

I am still in a shock that they lied in writing !! On an email !! When I asked, they said the vendor wont negotiate. Also said that there are several people waiting to view (really?? reduced twice before we viewed. and yes! several people with £30k+ hard cash in their pockets to spend on extensive refurbishment after sorting out mortgage deposit?? )

OP can you please let me know what happens in your case?

Does anyone know if lying on an email constitute property misdescription??