House Purchase - Property Information Form - Electric

RedSky1974

Background:

Going through a house purchase at the moment (first time buyers). It's a 1960's house which has remained in the same family. Upon inheriting the house, the current owners have rewired, new boiler, electrics etc.

We have chatted for quite a while with the current owners and have a good relationship. From what I gather, a friend has rewired the house for them, and a new boiler has been fitted. Everything seems fine but obviously I'm not an electrician.

The survey was done on Wednesday so we should have that report imminently.

Issue

We have just received the property information form. Under Electricity, it states that the whole property has not been tested by a qualified and registered electrician.

It goes on to state that work has been carried out since 1st Jan 2005. Then they have written "not available" next to the certificates which are required (BS7671 Electrical Safety, Building Regulations Complicance and Building Control Completetion).

Also in the Property Information Form, under Central Heating. It says it was installed 2011, but they do not have the completion certificate. The heating was last serviced/maintained in 2013, and they don't have a copy of the inspection report.


Query



I assume an electrician needs to check out the house and get the relevant certificates, likewise with the central heating.

Where do we go from here? How much will the cost and who's responsibility is it?

I trust the sellers, I believe they are genuine from our contact with them. It's just surely we need the certificates for insurance purposes etc.

I'll explain concerns to the solicitor on Monday, I was just wondering if anyone here could give some general advice because we are first time buyers and not completely in the loop.


Thanks

anselld

You can have these things tested, however testing cannot confirm that either the boiler or the electrics were installed to the regulations.

You can get indemnity insurances to protect against enforcement action (if your mortgage co will accept), but again they do not prove that the systems were installed correctly.

It is very difficult to get either system correctly certified retrospectively so it will largely be up to you if you want to take the risk.

rosie383

Sorry. Deleted my post as I realised it was not giving and helpful advice at all. Just saying we had been in a similar situation.

RedSky1974

anselld wrote: »

You can have these things tested, however testing cannot confirm that either the boiler or the electrics were installed to the regulations.

You can get indemnity insurances to protect against enforcement action (if your mortgage co will accept), but again they do not prove that the systems were installed correctly.

It is very difficult to get either system correctly certified retrospectively so it will largely be up to you if you want to take the risk.

But if we have them tested, will it confirm that they are safe?

I can't imagine there is anything wrong with them at all as their daughter has lived there since they have been done. From the outside, it looks like a very good job has been done. But of course, I don't know what lays beneath.

What do people tend to do in these situations? Would it cause issues further down the line not having certificates?


Thanks for your help, it's appreciated

anselld

crouchmagic wrote: »

But if we have them tested, will it confirm that they are safe?

Up to a point, yes. However, take electrics for example, the only way you know that the cable runs have been routed correctly is at the time of installation. Cable routes are defined in the wiring regs to ensure that the installation is safe in the future. Take boiler install, you can't always see visually after install that the flue etc is installed correctly.

crouchmagic wrote: »

But of course, I don't know what lays beneath.

That is indeed the issue

crouchmagic wrote: »

What do people tend to do in these situations? Would it cause issues further down the line not having certificates?

Some people accept the risk as is.
Some ask for an indemnity insurance.
Some run a mile.

AdrianC

95%+ of houses being sold have no proof that the electrics are "up to current standards". The standards change, but there's no requirement for all existing installations to be upgraded. Yes, there should have been a sign-off and certificate. Is that important or relevant to you? If so, then ask for it to be tested.

There's no requirements for the boiler to be regularly serviced or certificated - an annual gas safety certificate is only required for rental properties - so, again, it's down to whether you want it to be tested for yourself. You can always ask. They, of course, can always say "No". In which case, your option is to decide to reduce your offer or walk away.

anselld

AdrianC wrote: »

95%+ of houses being sold have no proof that the electrics are "up to current standards".

That is completely different to no proof they installed to standards originally.

AdrianC

No, not really...

societys_child

Depends how long ago it was rewired.

Many houses have "no proof they installed to standards originally" mine, along with many others, hasn't.

silvercar

You can ask for the seller to provide a gas safety certificate. That will tell you if the installation is safe.

For electrics, you could ask an electrician to do a report, but it won't uncover what is hidden underneath. depends on your view, a lot of people would assume that if the current owners seem sensible and have lived in the property without issue, then you could do the same and if any issue comes along you will tackle it. You can often judge how old the electrics are by looking at the main circuit board.

anselld

societys_child wrote: »

Depends how long ago it was rewired.

Of course. Rewire is only notifiable since 2005.

OP was post 2005 so should have been notified. Which in turn probably means it was done by someone unqualified. I know that doesn't make it unsafe; it is a risk the OP can take or not.