Selling and buyer's solicitor questions

srcandas

I'm selling (not buying anything). My house is a small terraced built 1983. Over time various improvements have been made all with professional tradesmen.

However in recent months I replaced under cabinet kitchen lights. I mentioned this to the buyer but said I wanted everything to be perfect so as the bathroom light pull cord fixture needed replacement I'd get my electrician to check everything while he did that. And that I have done.

But now I start to receive requests from buyer's solicitor for certificates for all electrical work.

I asked my solicitor if I needed a certificate to change a fuse. She replied:

"With regard to electrical works, yes, certificates are required for virtually all electrical works."

and then

"I will ask the purchaser’s solicitors to confirm whether they would be satisfied with a building regulation indemnity policy and will revert back to you once I receive their response. I can confirm the policy is used where you have no copies of documentation to confirm building regulations approval was obtained in respect of the Works, which can include electrical work/gas installation/double glazing installation and the policy would cover the cost of altering, demolishing and/or reinstating all or part of the Property or anything built on it if this is required by an Enforcement Notice."

The policy is only £55 so one may say who cares but from a moral stand point is this true? Does everyone in the UK everytime a bit of electrical work is done get a certificate? And if it is DIY what happens?

And what about electrical work carried out before I bought the house 12 years ago? Just seems like a money grab to me.

I've offered that the buyer can pay for an inspection (my electrician thinks 3 to 4 hours but he wouldn't be happy doing it as he thinks they are pulling the proverbial).

Sorry enough said. Beginning to show my solicitor mistrust

Any thought very welcome :beer:

agrinnall

How would anybody know if you'd changed a fuse? Your solicitor seems to be over fussy, and I'd agree with your electrician's view.

Shahni

What electrical work has actually been done?

flashg67

If you've done the work yourself, and admitted it, it seems too late to back track and you've no way of producing a certificate ( I'd be in the same boat), then an indemnity policy seems sensible, even if you offer to pay for it, i it means the sale will stall?

G_M

No, not all electrical work is 'notifiable'.

Work that IS 'notifiable' must either be completed by an NICIE electrician (who can self-certify), or must be inspected by the council Building Control officer. In either case you get a piece of paper.

I'm not an expert, but believe minor work is not notifiable unless in a kitchen or bathroom (extra risks). All major work (eg new Consumer Unit, re-wire) is notifiable, and does not need to be.

Try asking on DIYNot - lots of sparkies there.

Or see

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

Note that this only applies to work done since the rules came in. If the work pre-dates the Building Regs (Part P - 2013?) then obviously it would not have been notified.

Hoploz

Replacing a light pull is not notifiable. I would think replacing the kitchen cabinet lights would also not be. Your electrician will be able to confirm whether these are notifiable jobs or not.

If that is all you've told them about then reply that this is the case. The buyer or their solicitor may have got the wrong end of the stick and think you've done more than you actually have.

TBeckett100

I had building control in last week to look at a few windows and doors. He literally came through the front door and asked what I wanted. I told him and he threw his hands in the air and said "oh I can't get excited about that and told me the paperwork will be in the post"

I wouldn't mind but I had just spent £100 getting the back door adjusted to perfection and he didn't even bother looking at anything

Thrugelmir

Buyer should have an inspection performed at their own cost. To satisfy themselves as to the state of the electrics.

jjlandlord

Kitchens and bathrooms are 'special areas' where electrical work is usually notifiable because of the proximity of water.
However, I believe that like-for-like replacements (what you did) are not notifiable.

As mentioned, an electrician should be able to confirm.

Solicitors must make money with these indemnity policies, I think, because they have become their answer to everything. Or, this is handled by a junior employee who has no idea and follows 'procedure' blindly.
Here, it is especially ridiculous even if a certificate was indeed required.

Personally, I would reply that there is no certificate because there is no obligation to have one: Deal with it.

srcandas

Well many tx for the host of replies. JJLandlord at the end perhaps best sums up my view having now had input here and time to think.

I have suggested they pay for an inspection but I suspect my solicitor hasn't passed this on.

In the end I'm saying I'll do the insurance but only upon confirmation that it resolves all outstanding issues and answers all questions.

But as always you guys focus the thinking so tx for helping at a stressful time (this of course is not the only issue - I should be so lucky ).