Home Buyer's Report - reduce offer?

evansc1

So just got the HBR back for the property we are in the middle of purchasing.
Mortgage offer is in the post but there are a few potentially pricey problems on the report.

-Electrical wiring may not comply with the current standards and hasn't been tested since 2008. Was suggested date for a check in 2013 - not carried out. Says upgrading may be required.
-Cavity soakers contain asbestos.
-Boiler circa 10 years old and no hot water came out of the taps.
-Only managed to get a bit of hot water from the electric shower.

That's the main of it!

Is it general etiquette to go back with a reduced offer based on some of the costs of the above?

Obviously the electrics and boiler are very difficult to test or know standards before the offer is put in. Anyone had similar things crop up on their reports and reduced the agreed price accordingly?

FTB so not gone through this before!!

G_M

evansc1 wrote: »

Mortgage offer is in the post but there are a few potentially pricey problems on the report.
so the lender Valuation has agreed with the sale price?

-Electrical wiring may not comply with the current standards
Other than New Build properties, few houses comply. The standards change periodically but there is no requirement, or need, for every building in the country to upgrade. Ignore.
and hasn't been tested since 2008.
There is no requirement to test. Few home-owners do. If you want the electrics tested,pay your own electrician to do so, but differentiate in his report between
* not to current standards, and
* dangerous - needs work
Was suggested date for a check in 2013 - not carried out. Says upgrading may be required.
the surveyor is not an electrican and does not know. He says 'may' to protect himsef.
-Cavity soakers contain asbestos. Then don't touch it. It's fine if undesturbed.
-Boiler circa 10 years old and no hot water came out of the taps.I assume the boiler was on.....? Pay your own gas engineer for a report if you want. A 10 year old boiler might be half-way through its life, or might die tomorrow. It might cost £20 to fix, or £2000 to replace.
You can't negotiate the purchase price unless you know!
And if you want a house with a new boiler, buy a New Build, not a 2nd hand house with 2nd hand fittings.
-Only managed to get a bit of hot water from the electric shower.
A new electric shower, if needed, costs £75+. Big deal.
That's the main of it!
That's it? Exchange, Complete and enjoy becoming a home-owner!

Is it general etiquette to go back with a reduced offer based on some of the costs of the above?
By all means try - I know what I'd respond!

Obviously the electrics and boiler are very difficult to test or know standards before the offer is put in. Anyone had similar things crop up on their reports and reduced the agreed price accordingly?
These questions crop up in 8 out of 10 purchases, and always make FTBers panic!

FTB so not gone through this before!!

Hope that helps......

evansc1

G_M wrote: »

Hope that helps......

Could you BE more of a bully? (said in a Chandler Bing kinda way). As it's impossible for some people to tell when someone is joking on this form of media....I will confirm that I am ha!

Really appreciate the comments. I figured it would be this level of over the top "better safe than sorry" sort of report but like I and you say, us FTBs haven't had this fright before!

I did think this about the hot water - was the boiler on...but thought he would have mentioned that kind of significant point - unless he isn't all that bright! Will check with him and go from there with getting the boiler checked.

Again, thank you for the response

hazyjo

I find it hard to believe that they'd be living without any hot water, especially as a sale is likely to take 3 months, but hey ho. Some people are strange... It may be that it takes an age to come out the tap (common).


As above, all bog standard points.


I would get my own engineer round just to be on the safe side, or you could have another visit, test them, and ask the vendors (if they're there).


Good luck.


Jx

evansc1

hazyjo wrote: »

I find it hard to believe that they'd be living without any hot water, especially as a sale is likely to take 3 months, but hey ho. Some people are strange... It may be that it takes an age to come out the tap (common).


As above, all bog standard points.


I would get my own engineer round just to be on the safe side, or you could have another visit, test them, and ask the vendors (if they're there).


Good luck.


Jx

Cheers for the comments

Failed to include in the OP - The property was being rented out and has been empty for a few months now so would make perfect sense the boiler being off I guess. Would have been nice if the surveyor had sense to mention this mind!

Yeah, will probably get someone in to test it out to be sure.

MortgageMamma

Go with your gut feeling. If you want to investigate some more insist that you get to check these things yourself, particularly the boiler.


I'm always wary of asbestos. Its not a problem if left alone and you don't have to breathe it in, its when you have to move it the costs occur as you need specialists to do it. This link is a good starting point for you to learn more about it http://www.hse.gov.uk/asbestos/member-of-public.htm

Grenage

If I ever bothered with a HBR, I'd be pretty happy so few things had been flagged.

Clutterfree

The electrics don't comply thing again!

Why do surveyors bother?!

My husband is an electrician.
We are in the process of moving.
We do not have an electrical certificate because our house won't comply.
It is safe though.
New regulations come out every year, so unless it's recently been rewired, very few houses will comply.

He often gets asked to do electrical certficates for people wanting to sell their homes. He always tried to dissuade them because it causes unnecessary worry for both buyer and seller when things get flagged up.