House Purchase - Sellers Certificates Smell a Little Fishy... Advice please

jimmgc51

Hi,

Hope someone can advise, I have just bought (or buying) a house and have received the Property Info Form from my solicitor and I'm not quite sure on the rules and regs of home buying to understand it fully.

Now I have been on google so am learning but thought someone may have come up against this before or can explain to me what these certificates mean!

So the house has had a full re-wire in 2006 and also CH installed, on the form the seller has stated they have NO:

1. Signed BS7671 form
2. Installers Building Regs Compliance Certificate
3. Building Control Completion Certificate

They state: "Not required - work completed to Article 16" - Iv'e googled this to death and can't find a thing. Which has lead me to believe this is a load of rubbish.

I have spoken to them and have requested a NICEIC certifacte signing the works off as well as something for the gas but they are yet to get back to me.

Any advice would be greatly appreciated?

Thanks

James

marlot

I assume they mean the wiring was done to the 16th edition regulations. That would fit with the timescale. The 17th edition became effective for all installations designed after 1 July 2008.

I'm not sure what documents were required for 16th edition, but it may help you google more effectively

jimmgc51

Hey thanks for that. After a little more google time Iv'e found that since 2005 it become LAW for any work involving a rewire to notified to building regs by the workman filling in Part P (a form/document) that registers his work.

The fact this cant be provided I feel this Article 16 reference is nonsense.

Im actually also a little miffed that their and my solicitor have sent it through, surely if it's the LAW they should of called this out before issuing to the buyer!

bryanb

The ONLY certificate a seller MUST Legally supply is an Energy performance certificate.
Anything else is at their discretion. The fact that a workman must provide them does not mean a seller must provide them to a buyer.

jimmgc51

This may be the case would answer why it's arrived through my letterbox.

However it still doesn't dismiss the fact that this certificate is not avail and the seller in instances of house sales SHOULD be able to provide it for the question clearly asks for documents/certificates if answered YES to electrical re wire since 2005 and only offers the seller to state if they are enclosed or if these are to follow.

The mitigation to inclusion in this instance is the reference to Article 16!

Blackbeard_of_Perranporth

Wiring Regulations in commercial premises must comply to BS7671.

There is no obligation that private houses have to comply. Full Stop.

jimmgc51

Think you may be incorrect...

Electrical safety laws:

NICEIC registered electricians have already helped to improve the standard of electrical work in the UK. An electrical safety law, Part P of the Building Regulations, was introduced by the Government on 1st January 2005 with the aim of further enhancing the protection of homeowners and reducing the risk of electric shock when using electricity.

The law, which applies to England and Wales aims to improve electrical safety in the home and prevent the number of accidents, which are caused by faulty electrical work.

This brings electrical work in the home under statutory control along with other types of building work, such as gas installations.
The law requires an electrician registered with a government-approved scheme, such as the one operated by NICEIC, to carry out most electrical work in the home. After completion of any work your NICEIC registered electrician will issue you with an electrical safety certificate and a Compliance Certificate to confirm it meets the requirements of the Building Regulations.

Taken from NICEIC website the governing body.

Full stop.

tizerbelle

Forget what the law says. Your seller hasn't got the certificates and after 8 years they aren't going to get them.

In those 8 years the house hasn't burnt to a frazzle due to an electrical fault or blown up because of a gas leak (granted that's an assumption on my part - but if it had would you be buying it?)

Your options are
1. accept there are no certificates and pull out of the sale.
2. accept there are no certificates and arrange for an electrical and gas system inspection at your cost
3. accept there are no certificates, arrange the inspections and ask the vendor to meet the cost of the inspections.
4. accept there are no certificates, get an inspection or don't and renegotiate the house price with the vendor.

Don't bother about indemnity insurance - it won't cover you for anything worthwhile - it only covers costs arising from enforcement actions and as I understand building regs enforcement is limited to two years after the work is completed.

jimmgc51

Thanks for you input & you have a great point that I also agree with. Its been fine for 8 years!

In relation to the gas they have had their boiler serviced in its time and receipts are avail so I'm happy the gassafe engineer would ensure the system is up to the correct standard when this was done.

The electric however I will request a Electrical Installation Condition Report, on the sellers expense. My argument being they did not stick to regs when completing this work and so they must take the hit now.

If they agree and all comes back fine then I'm happy!

G_M

Tizerbelle has outlies your options to a T.

davidmcn

tizerbelle wrote: »

4. accept there are no certificates, get an inspection or don't and renegotiate the house price with the vendor.

Given that the vast majority of houses have no certification for the wiring or heating and sell without difficulty, I'm not persuaded that there is any difference in value. I would put this paperwork in the category of "nice to have, but hardly essential".