Due to Exchange however...

LittleDrum

I have only just received my contracts and I am a little bit perplexed, my conveyancer pointed out in his report and said that it's down to me whether I accept that and continue with purchase...

The issue is that on the Fixtures and Fittings forms the vendors have stated that the house has recently been rewired and an RCD is due to be fitted.. However in the Electricians report that was in the contract (which was dated a few days later than the F&F) has stated that he couldn't fit the RCD due to the house needing a rewire - there is no earth in the lighting circuit.

We are at point of exchange and I have only just found this out. Does this render the contract void?? What would you do??

natrapx

Don't know about the contract side of things, but I think you need to get an electrician in of your own ASAP.

AdrianC

LittleDrum wrote: »

I have only just received my contracts and I am a little bit perplexed, my conveyancer pointed out in his report and said that it's down to me whether I accept that and continue with purchase...

The issue is that on the Fixtures and Fittings forms the vendors have stated that the house has recently been rewired and an RCD is due to be fitted.. However in the Electricians report that was in the contract (which was dated a few days later than the F&F) has stated that he couldn't fit the RCD due to the house needing a rewire - there is no earth in the lighting circuit.

We are at point of exchange and I have only just found this out. Does this render the contract void?? What would you do??

If you haven't exchanged, then there is no contract to be voided.

If you HAVE exchanged, then - no - the contract isn't void, because by exchanging you've accepted that you're happy with all the due diligence you've done up to that point.

If the electrician's report is dated earlier than the F&F, it may well be that they are in the process of getting the property rewired before sale. Not something I'd be happy with myself - I'd rather a reduction in sale price, and get it done by somebody I chose, to my own requirements, in due course.

What have the vendors/their solicitor said when you asked them about the discrepancy?

jbainbridge

If there is no earth on the lighting circuit - the house hasn't just been rewired. Perhaps the vendors are 'confused' and have just had the consumer unit replaced.

I would suggest you get an electrician to do an inspection for you - and I mean 'your' electrician.

LittleDrum

AdrianC wrote: »

If the electrician's report is dated earlier than the F&F, it may well be that they are in the process of getting the property rewired before sale. Not something I'd be happy with myself - I'd rather a reduction in sale price, and get it done by somebody I chose, to my own requirements, in due course.

What have the vendors/their solicitor said when you asked them about the discrepancy?

The electricians report was dated 5 days after the F&F was dated.

The vendors have ticked Yes to Has the house been rewired recently, with the comment of Electrician is fitting an RCD soon.

When I spoke to the agent this morning she seem shocked and in disbelief at what I had said, that was it. Not sure whether to follow up with his as I am not sure how big an issue this is. The guy that lives there is a builder and he did his own extensions etc.. all with building regs.. so I am more confused with the Electricians report re needing a rewire - unless he is just referring to the lighting circuit.

davidmcn

Or maybe it has been rewired and it's just a fault with the lighting circuit earth which needs sorted? Not enough info for us to go on without getting our multimeters out...

AdrianC

LittleDrum wrote: »

The electricians report was dated 5 days after the F&F was dated.

Sorry, I misread.

The vendors have ticked Yes to Has the house been rewired recently, with the comment of Electrician is fitting an RCD soon.

So they ticked it in expectation of the work being done - then it was found that the work couldn't be done.

Not sure whether to follow up with his as I am not sure how big an issue this is.

It's as big or small an issue as you want to make it.

The guy that lives there is a builder and he did his own extensions etc.. all with building regs..

Electrical installations didn't need certifying under BR until Part P was brought in in 2005. Before that, BR just took it as read that it met the published standards, and it was perfectly acceptable for somebody to DIY a complete rewire.

MonsieurFrugal

I take from the information provided that the fuse box has been upgraded and the existing wiring is still in service.

The no earths in lighting cable is common with old properties - it wouldn't concern me much, just remember you can't have metal lighting fittings.

The above wouldn't stop an RCD from being fitted though?

Also the vendors, solicitors are not electricians so don't know the correct terminology to use (or know what they're talking about) but who does nowadays?

Dan-Dan

If my vendors told me via the property form that the property has had a rewire i would be mightily cheesed off if it turned out not to be true because buying a house with all that mess and upheaval completed versus not would have made a difference to what i would be prepared to pay for it

Mind you, i wouldnt have just taken the vendors word for it in any case

LittleDrum

The vendors said it had been rewired in the F&F form....but the electrician NAPIT report says it needs a rewire and "The client is hoping to move out in the next couple of months meaning that he doesn't have enough time to get this work done" quote/unquote from the report!

We just need to clarify.. we understand that older properties lighting circuits were never earthed and we are happy to buy on that basis but if the electrician is saying it NEEDS a rewire, we don't want to fork out a few grand and deal with all that mess post completion. However, the electrician could be just going by the book due to the house not being up the "modern standards" which again is fine we just need clarity!!

And no amount of the estate agents saying "he lives there with his young family so wouldn't put them at risk" is going to cut the mustard. But hopefully we should have answers today.

Ithaca

We had a new RCD fitted into a 1960s house which has no earthing on the lighting circuits. Wasn't a problem, as MonsieurFrugal says you just have to pick the correct light fittings (either plastic or double-insulated metal ones).

Sounds like you need to get a proper electrical survey done before exchange.