Action to prevent burst pipes?

spirit

I have exchanged contracts to buy a property in West Yorkshire and complete on 10th Feb.

The house has been empty since last July, the seller never having lived in it since it was an investment property.

I'm concerned that I turn up on completion day to find burst pipe damage to the house. I contacted my solicitor for advice on this the other day. She said to contact the sellers agents to ask that the heating be put on low.

His agent came back saying that he refused on the basis that it hadn't been that cold there!

It clearly has and is. I have relatives round the corner from this house and they tell me that they have had snow and ice recently.

I offered to put the utilities in my name so he doesn't get billed for it, but he declined. I get the impression that he actually can't be bothered, he will get his money on 10th regardless.

What can i do?

Annisele

Get your solicitor to tell his solicitor that he's refusing? Chances are his solicitor will be able to talk some sense into him.

Old_Git

he could just say he will put the heat on and do nothing

spirit

My relatives who live round the corner are meeting the agent at the house on Saturday to check it out.

princeofpounds

Make sure you have it insured! You do have an insurable interest now.

spirit

princeofpounds wrote: »

Make sure you have it insured! You do have an insurable interest now.

that was done on exchange day

EverGreen_2

Exchange and completion are two stages which cause particular confusion.
I believe that the house is still the responsibility of the vendor from the legal point of view even after the Exchange and before the completion.
There must be legal limbo or gap in situation like this.
I hope some of the forum experts , like G_M, can clarify this confusion.

Pixie5740

Could you, or one of your relatives, get into the property to drain the system? That should prevent the pipes from freezing and cracking even if there's no heating on.

fishpond

If the heating goes on, what happens if it goes wrong?
Do you know for sure the heating works?
Suggestion of draining down would be a better solution, including all water pipes (taps, cisterns, etc)
Is the property mains fed or storage tank?
Easier solution would be to leave a small electric heater in the property.
The choice is yours.

Slinky

Are you planning on moving straight in on completion day? Be very careful how you warm the property up from being really cold. We moved into a property which had been empty in the winter, the heating had been left on about 10C, we turned it up to 20C and when we went up in the loft we discovered we had condensation pouring down the rafters. It had only been empty a couple of weeks, so if you do go into it and it's really cold, let it warm up gradually even if it means wearing all your clothes at the same time!

G_M

The seller has a legal obligation to hand over the property at Completion in the same condition as it was at Exchange of Contracts.

So make sure you visit the day of (or day before) Exchange. And take some internal photos....).

The most recent version of the Standard Conditions of Sale (Version 5 ) requires the buyer to insure from Exchange (the ealrier version required the seller to insure). This makes it easier for the buyer to get repairs done after Completion if by any chance there IS a problem.

Check with your solicitor which version of the contract is being used.

Insure anyway from Exchange.

see also

http://www.lawsociety.org.uk/support-services/helplines/practice-advice-service/faqs/standard-conditions-of-sale-significant-change/