No EPC after offer accepted - Problem?

ABrass

Hi All,

Short Version:
What happens if you try to / is it possible to buy a property without an EPC?

Long Version:
I am buying a property and have just had the survey done and my mortgage approved by my lender. This is good news but there is no EPC on the property (I have checked the on-line database and the vendors have said they haven't got one).

We are confident we know what grade it is (rubbish, probably E based on the other 15 we've seen on nearly identical properties) and as we're planning on getting Gas Central heating to replace the electric storage heaters (which would make the old EPC pretty irrelevant) we're not fussed by the ommission, however according to various websites you must (as a Vendor) have an EPC to sell a property.

Will our lawyers pick this up and demand an EPC? Will this cause a blocker to the sale, should I prompt the estate agents to get this sorted now rather than waiting on my Laywers to notice in X days?

Any advice welcomed.

Alex

billybear1

Tell the vendor to book one and get it done, it costs about £35.00 to have done, so don't let the sale of a house fall through over something so small (not that it will I'm sure!)

anselld

ABrass wrote: »

Will our lawyers pick this up and demand an EPC? Will this cause a blocker to the sale, should I prompt the estate agents to get this sorted now rather than waiting on my Laywers to notice in X days?

It is illegal to market and sell a property without an EPC, so yes your lawyers will almost certainly demand it and it is not simply your choice to ignore its absence.

billybear1

anselld wrote: »

It is illegal to market and sell a property without an EPC, so yes your lawyers will almost certainly demand it and it is not simply your choice to ignore its absence.

Again whilst this is true, just get one booked - in all truth the vendors EA should have picked up on this, ours wouldn't let us market without a valid EPC. Still, get one done, it's a small fee and not a lengthy process (although you may have to pay a premium to get it done same day)

jjlandlord

anselld wrote: »

It is illegal to market and sell a property without an EPC, so yes your lawyers will almost certainly demand it and it is not simply your choice to ignore its absence.

It is illegal for the seller.
However, if the buyer is aware of that fact and is happy to proceed then that's his choice, not his solicitor's.

That said, if there is a mortgage the lender might require it.

pinkpiglit

We bought our place earlier in the year. It has no EPC and the seller said he wouldn't be getting one done unless his lawyer insisted.

We weren't bothered and our solicitor (who admittedly was a bit crap) didn't pick up on it.

G_M

If both parties (all 3 if there is a mortgage) are happy to proceed, the lack of an EPC will not impact on the sale.

The seller will be in breach of the law, but unless someone complains to (Trading Standards?) no one will know, care, or take action.

Since EPCs are pretty pointless (especially here where you appear to have a good grasp of the property's condition and requirements), I'd just wait and see what happpens.

If necessary, the seller can get one done prety cheaply and fast if needs be.

ABrass

Thanks for the replies, i've flagged it to the Estate Agents but haven't brought it up with my lawyers or mortgage company. Let's see what happens.

captainhindsight_2

If your planning on doing work when you move in, the EPC is useful as you can get non means tested grants/cashback towards the cost of boilers, plastering (internal insulation), Rendering (external wall insulation), loft insulation, new floor (floor insulation) depending on the recommendations on the EPC and when you are planning to do the work.

Many people have done whole house renovations, and only had to pay for the final finish (carpets, kitchen, bathroom etc) so worth looking into.

Also, it is a legal requirement for the seller.

ABrass

I've been looking for grants as there's a couple of blown Double Glazing units and the entire place would benefit from Solid wall insulation but neither of those seems to be available.

Floor and loft insulation I haven't looked for as hard as the cost is so much more reasonable.

captainhindsight_2

At the moment there is some ECO1 money available for solid wall insulation, the rates they are paying at the moment aren't great but it's still something. The rate they pay fluctuates, so depending when you are planning to do the work will depend how much money will be available to you through ECO.

Unfortunately at the moment, you won't get anything for blown double glazing as anything available now is for replacing single glazing. However, towards the end of this year/ beginning of next you should be able to.

Also, once they have delbt with the backlog of applications from the home improvementt fund applications will open again with a reduced rate of £4000 for swi and the same rate for the other measures.

ECO2 starts march next year, which will pay considerable more than ECO1 in paying at the moment.

Like I said in my previous post, depending when you are planning to do the work as these schemes come and go very quickly.

So when are you planning to do the work? then I can give you some better advice on what's available.