replaced windows - now wanting to sell property

attila_

Hello,

Earlier last year I had one of our wooden windows rebuild as a replica but with secondary glazing. It's the same style, just with double glazing. The property is in a conservation area, which means the front windows can't be changed from single glaze but the rears can be.

The window I had changed was at the rear.

Now the window was made by a specialist carpenter and the double glaze panels purchased by a local window specialist. However it is not FENSA registered.

I have kept the old windows.

I now want to sell the house however am concerned it will get picked up at Conveyancing - and worried about what to do.

Is there something I can do?

Thank you.

wallbash

Is there something I can do?

Stop worrying.ANY purchaser is only interested in a working , good condition window, I have NEVER met a buyer who cares for the FENSA certificate.
Their solicitor will / may cause a fuss, that's their job, but he is 'controlled by his client. He ( the solicitor) may demand a fensa/ or a reduction, STAND firm.If they want anything, make them pay for it.
They won't .

Think about it, you have found a property you like, location is correct and you can afford....... and all that wrong is a piece of paper that tells you its a window, Doh!.......would you walk away?

jonnyb1978

Solicitor my ask for an indemnity insurance. Will cost you peanuts.

JP08

Funny, I sold my house a couple of years ago. The buyer had one of these on-line conveyancing firms. These guys came up with about half a dozen things that they wanted to indemnifying. My standard response was "If the buyer is seriously concerned about this then they can buy the insurance policy".

Never heard a thing about it after that. House sale went through fine.

Lets face it, a buyer that really wants your house isn't going to let it go for the sake of a few quid (or even a few hundred) - they've already spent that on the survey etc.

jonnyb1978

It's a game of call my bluff. The insurance is normally paid for by the sellers as it's their breach of whatever to protect the buyers. What you say is right but on the other hand if you are desperate to sell and the buyer said no to paying it. Would you risk the sale not going through.
Which ever way you look at it. Indemnity insurance cost a mere fraction of what is forked out for estate agent, legal, stamp duty fees etc..
Sometimes it better to bite the bullet whether you are buying or selling.

JP08

Well yes, if you're desperate to sell then they've got you over a barrel all ways. You are going to be slapped with a low bid, hammered for every defect in the survey, and for every extra the buyer can get out of you. And they will probably then gazunder you !

Personally I view buying/selling a second hand house like buying/selling a second hand car. Unless a problem has been deliberately concealed (and yes I pointed out to the guy buying the house above that the crack between the small extension and the rest of the house had moved over the 20 years I'd been there !) then what you see and buy is what you get. And I've walked from houses where I think the estate agent was playing silly sods to get the price up.

JimmyTheWig

wallbash wrote: »

Think about it, you have found a property you like, location is correct and you can afford....... and all that wrong is a piece of paper that tells you its a window, Doh!.......would you walk away?

It might be a problem for the mortgage company, though.

wallbash

JimmyTheWig wrote: »

It might be a problem for the mortgage company, though.

No it wouldn't.

attila_

People, once again you've come to the rescue - glad I asked on here first. Thank you for putting my mind at rest - this is the first we've sold a property so everything seems like a mountain the first time round.

We're in no rush to sell, so happy to wait to see what offers come. I'm happy to knock a bit off if someone were to really kick a fuss and we got desperate later on.

owitemisermusa

If it's not a listed house I don't think you'd have any problems as it's a rear window.

Your council maybe different but I believe the back windows are fine to change. Only impediment I can think of is if it affects the much vaunted 'character' of the property IMHO.

bizzybee

Have you checked with your local council that you don't need building regs?

http://www.planningportal.gov.uk/permission/commonprojects/doorswindows/