House may need electrical work after purchase - help required.

meggiedude

Just had offer accepted on a Edwardian 3 bed property, being sold by executors - as previously lived in by old couple.
Offer was at the high end of what I hoped to pay, and only just (£1k) under the asking price, so my budget is at its limit.
Estate Agents advert says it needs modernizing, which is true. Kitchen, redecoration, new shower, etc etc It also needs a couple of damp patches sorted, but my builder says these are not that expensive, and structurally the house is in decent nick.
What I am concerned about is the electrics. While the consumer unit looks reasonably new, there are not an abundance of electrical sockets in the house, and some look old.
Property has been in hands of 2 estate agents, and not sold in 7 months. Last buyer pulled out just before exchange after Xmas, but EA say they don't know why (Hmmm). They said the buyer tried to reduce the price, and seller refused.
I am thinking if a rewire is required that is what caused the impass.

What say you??

Cheers.

P.S. At this point I have not paid solicitor for searches or mortgage company for surveys etc (but do have AIP)
P.P.S. Estate agent has just tried to sell me the prev sellers searches, which I thought odd.

ReadingTim

What caused the impasse is neither here nor there - it might have been the wiring, it might have been the damp, the kitchen, the colour of the front door, an unlucky convergence of ley lines, or simply that the buyer didn't fancy it.

What matters is that the vendor doesn't seem to be willing to drop the price, so if you're thinking of trying it on, perhaps by referring to the wiring, then forget it.

Instead, you should consider what work you'd like to have done, how much it might cost, and whether you can afford it once you've purchased the house, perhaps considering what work needs to be done, and what work you'd simply like to be done - an avocado bath and toilet work exactly the same as a plain white one you know.

You should also consider how the house is priced in comparison to other properties - especially ones that don't "need" work doing - I suspect the vendors are well aware that updating is required and have priced accordingly - some people don't mess around with asking prices, and simply ask for what they want, in the same way as some buyers make a single take it or leave it offer...

Essentially you need to consider whether you can truly afford this property...

meggiedude

ReadingTim wrote: »

What caused the impasse is neither here nor there - it might have been the wiring, it might have been the damp, the kitchen, the colour of the front door, an unlucky convergence of ley lines, or simply that the buyer didn't fancy it.

What matters is that the vendor doesn't seem to be willing to drop the price, so if you're thinking of trying it on, perhaps by referring to the wiring, then forget it.

Instead, you should consider what work you'd like to have done, how much it might cost, and whether you can afford it once you've purchased the house, perhaps considering what work needs to be done, and what work you'd simply like to be done - an avocado bath and toilet work exactly the same as a plain white one you know.

You should also consider how the house is priced in comparison to other properties - especially ones that don't "need" work doing - I suspect the vendors are well aware that updating is required and have priced accordingly - some people don't mess around with asking prices, and simply ask for what they want, in the same way as some buyers make a single take it or leave it offer...

Essentially you need to consider whether you can truly afford this property...

Yes, I don't disagree with what you say, and you are probably right about the vendors not willing to move on the price.
Its true that the prev buyers could have decided to pull out on a whim even - for whatever reason, just before exchange, but its usually for financial reasons, ie something unexpected was found.

What is annoying that there does not appear to be any legal obligation on any estate agent or seller to disclose (at point of sale) previously discovered issues likely to cause significant (for some) financial outlay to the buyer at point of completion
As I understand it (by the power of google) a complete rewire, if required, is likely to cost me thousands, not hundreds, of pounds, yet nobody has to declare this when the property is advertised.
So a lot of money money has already started pouring out of the buyers (and sellers) coffers at the start of the process by way of mortgage arrangement fees, solicitors searches, general conveyancing overheads etc, then at some point it all falls apart when the same issues are found a second time.
Can't be right.

BTW, the Estate agent was asked to provide a viewing time for my electrician in the next few days via phone and txt message, but despite promises when I finally got hold of him, has not responded.

makeyourdaddyproud

meggiedude wrote: »

Yes, I don't disagree with what you say, and you are probably right about the vendors not willing to move on the price.
Its true that the prev buyers could have decided to pull out on a whim even - for whatever reason, just before exchange, but its usually for financial reasons, ie something unexpected was found.

What is annoying that there does not appear to be any legal obligation on any estate agent or seller to disclose (at point of sale) previously discovered issues likely to cause significant (for some) financial outlay to the buyer at point of completion
As I understand it (by the power of google) a complete rewire, if required, is likely to cost me thousands, not hundreds, of pounds, yet nobody has to declare this when the property is advertised.
So a lot of money money has already started pouring out of the buyers (and sellers) coffers at the start of the process by way of mortgage arrangement fees, solicitors searches, general conveyancing overheads etc, then at some point it all falls apart when the same issues are found a second time.
Can't be right.

BTW, the Estate agent was asked to provide a viewing time for my electrician in the next few days via phone and txt message, but despite promises when I finally got hold of him, has not responded.

Caveat emptor.

You chose to buy an older property, then you assume the cost profile to go with it. If it has a modern consumer unit then at least something has been done to improve the wiring. Rewiring is something that is done as a very last resort due to the mess with chasing walls and redecorating.

Did you get an electrical report? This would have thrown up any electrical nasties that might lurk under floorboards etc.

If you are short on sockets, you might ber able to single spur off other sockets per RM and improve the utility of powered units. I have done this, and have no intention of rewiring. That's the problem of the buyer I sell to when that day comes.

Sparx8

I'm am electrician and I highly doubt it needs a rewire . If the fuse board has been updated to the new 17th edition wiring regs then that would be all thats needed to be passed off Aslong as a full test has been done on the house itself . If the cable doesn't consist of an earth , then yes your house would need a rewire or a simple solution to get around this is to change everything to plastic , sockets / switches etc .

As for spuring off other sockets , either get a competent person to do it or do it yourself if you fee competent but you can't just spur off any old sockets especially if it's been spured off once as that's already down rated the cable already .

DRP

A rewire will probably cost you about 3 grand plus all the redec costs (if you chase the cabling).

MisterB1959

whennyou engage your solicitor (if) they may suggest also using previous searches if the are VERY recent - nothing dubious about it, it might save you some money
if the house need complete decorating etc, then after you've had the installation checked AND if it 'needs' rewiring, work with a local electrician, you could save a lot of money by removing floor boards, chasing cables in walls, fixing back boxes to walls etc so long as the electrician can show you how and then check the work, you could easily save a lot of money on labour costs of doing the jobs electricians hate!! including making good the walls and refitting boards etc AFTER the work has been checked

meggiedude

Sparx8 wrote: »

I'm am electrician and I highly doubt it needs a rewire . If the fuse board has been updated to the new 17th edition wiring regs then that would be all thats needed to be passed off Aslong as a full test has been done on the house itself . If the cable doesn't consist of an earth , then yes your house would need a rewire or a simple solution to get around this is to change everything to plastic , sockets / switches etc .

As for spuring off other sockets , either get a competent person to do it or do it yourself if you fee competent but you can't just spur off any old sockets especially if it's been spured off once as that's already down rated the cable already .

Thanks.
I had a very cursory check of the consumer unit, and while it looked new'ish, I would not know whether it would comply with 17th edition wiring. Its an old house, and TBH anything plastic in it would look new anyway lol.
I am getting a local electrician to check the house to advise before the proper survey and searches start. Its someone I have used before and he is not the type to give bad advice leading to future large expenses. At least this way I have a good idea what I'm letting myself in for.

G_M

Edwardian 3 bed property, being sold by executors - as previously lived in by old couple.

so they were perfectly happy living there (presumably) for many years, with the number and quality of sockets/wiring.

does not appear to be any legal obligation on any estate agent or seller to disclose (at point of sale) previously discovered issues likely to cause significant (for some) financial outlay to the buyer at point of completion

If you choose to increase the number of sockets, or upgrade the wiring, that is your choice. Why should the estate agent try to guess what requirements/standards you have?

In this case the EA has already said it "needs modernising".

Do your research on the property, decide what you need to spend to get it to the standard you want (as opposed the the vendors' standards), and do your budgetting accordingly.

starspark

Sparx8 wrote: »

then yes your house would need a rewire or a simple solution to get around this is to change everything to plastic , sockets / switches etc ..

Sockets, plastic or not are ok with no cpc?

Which edition of the regs are you reading from?

If the socket circuit has no cpc present then just by the nature and probable age of the installation I would definitely be recommending a full rewire.
Further to this if there is no cpc what good is a 17th edition board?

Missus_Hyde

G_M wrote: »

so they were perfectly happy living there (presumably) for many years, with the number and quality of sockets/wiring.

If you choose to increase the number of sockets, or upgrade the wiring, that is your choice. Why should the estate agent try to guess what requirements/standards you have?

In this case the EA has already said it "needs modernising".

Do your research on the property, decide what you need to spend to get it to the standard you want (as opposed the the vendors' standards), and do your budgetting accordingly.

Personally, I would much rather buy an older property that required " modernising" and "updating" in a lovely location as I'm afraid I don't do new builds and housing estates.

Presumably you would know before you viewed the house that it was "in need of modernisation".Obviously, it's important to take into account the cost of getting the house exactly how you like it, but I wouldn't expect the vendor to drop the price unless there was something structurally unsound about it.