Homebuyers report - advice please

Leory

Hi,

I have had a homebuyers report completed and this had one '3' category and one '2'

3. Mains electricity is connected. The meter and consumer unit are located in the garage.
If a recent test certificate (last 13 months) is not available then I recommend it is tested

2. Window frames are of pvc construction incorporating sealed unit double glazing.

There is misting to some of the double glazed units indicating failure around the edge of the seals and affected units will need replacing. Deterioration to other units should be anticipated

How would you read these? My first opinion was that the electrics don't really list any issues, but why would it be a '3' otherwise?

And would the windows be something that is expected or something I would need to discuss via EA?

Many thanks.

L

anselld

Surveyors are not qualified to comment on electrics so they generally recommend inspection/test by an electrician.

Double-glazed unit replacement is straightforward and not expensive. Easily done by a local glass shop. They can fail at random so there is no particular reason to expect them all to deteriorate.

staffie1

Anything to do with gas or electric will usually be rated 3, as potentially there is danger. However all you need to do is get a qualified electrician to check over the electrics and issue a certificate. Either the vendor or you pay for this - negotiate via your solicitor.

As for the glass misting, it happens when the seals start to go. Make enquiries via your solicitor to find out when they were installed (should be a fensa cert) and whether the window in question is still under guarantee. If so, get the vendor to get it fixed. If not, its no big deal, you can get the sealed unit replaced after you move in. Not sure how much it costs though.

tizerbelle

Agree with the other posters. These aren't big issues at all.

It is recommended (but not a requirement in any way) that owner-occupied properties have a PIR (Periodic Inspection Report) every 10 years -so why he has mentioned 13 months I'm not certain - unless the regs changed 13 months ago - but that still doesn't mean there'd be anything intrinsically unsafe. If you have any concerns, arrange a test. If I were the vendor though there isn't any chance I wouldt be paying for it. My response would be - I'm happy with the electrics, if you want them checked, you pay.

I bought a house in 2008 with a misted unit in the spare bedroom - its still there, its not fallen out, none of the others have misted. Its on the get round to it at some point list.

Leory

Sorry, the 13 months was a typo on my part. Should have been 12.

Thanks for the advice. I think I will get a testing done on the electrics and cover the cost myself. Would the windows something to look at re price of property or something expected of that age?

Annie1960

Leory wrote: »

Sorry, the 13 months was a typo on my part. Should have been 12.

Thanks for the advice. I think I will get a testing done on the electrics and cover the cost myself. Would the windows something to look at re price of property or something expected of that age?

What does the valuation say in relation to the value in current condition?

Leory

Annie1960 wrote: »

What does the valuation say in relation to the value in current condition?

It is the same as a the purchase price.

L

G_M

Presumably you saw the misting when viewing so were aware of it when you made your offer.

And the Valuation = the purchase price.

Plus it is a non-urgent, non-expensive issue anyway.

So I seriously doubt the vendor would take seriously any attempt to renegotiate price for this. Indeed, he may be so annoyed by your attempt to take the p*ss that he retaliates but upping the price!

Leory

G_M wrote: »

Presumably you saw the misting when viewing so were aware of it when you made your offer.

And the Valuation = the purchase price.

Plus it is a non-urgent, non-expensive issue anyway.

So I seriously doubt the vendor would take seriously any attempt to renegotiate price for this. Indeed, he may be so annoyed by your attempt to take the p*ss that he retaliates but upping the price!

I choose to take offence at your assumption that I am attempting to taking the p*ss. I didn't notice the misted windows so I think I will have to view to see extent. I am here to look for advice however so thanks for the comment.

The valuation = the purchase price? Not necessarily surely? Point in chain, cash buyer etc will affect the purchase price too?

G_M

Leory wrote: »

I choose to take offence at your assumption that I am attempting to taking the p*ss. I didn't notice the misted windows so I think I will have to view to see extent. I am here to look for advice however so thanks for the comment.

The valuation = the purchase price? Not necessarily surely? Point in chain, cash buyer etc will affect the purchase price too?

Have I missed something? Are you actually already attempting to renegotiate? My comment was simply a warning about a hyperthetical action you might take.

And yes, according to your post (7 above)

It is the same as a the purchase price

Leory

G_M wrote: »

Have I missed something? Are you actually already attempting to renegotiate? My comment was simply a warning about a hyperthetical action you might take.

And yes, according to your post (7 above)

I think so. I am looking for advice on whether to renegotiate the price as a result of the survey. As far as I am aware a reduction in price as a result of the survey isn't uncommon? From the comments here it doesn't appear to be a big issue so I likely (depends on number of failed windows) won't be doing this.

Thankfully the valuation price wasn't higher than what I had agreed or I would have to pay more based on what you are saying!