Essential Certificates & Documents when selling a house

Angelica_*99*

Hi everyone
We're in the process of selling our home in the UK.
We have been living in Australia for the past 8 years and have had our home rented out for that period. We decided to sell our house when our last tenants moved out and had been warned of the dire market conditions, so were happily surprised when we had an offer which we have accepted.

We have received lots of questions from the buyers solicitor - all which we were totally unprepared for and wanted to know if anyone could advise us how best to deal with some that we are struggling with. We also have paperwork to do with the house in storage as we never expected to be in Australia for so long! So can't find lots of warranties, guarantees, certificates, etc.

I am nervous that any massive delays in the sale could cause the buyer to have second thoughts and walk away.

So just over 10 years we did a small renno on the house and this seems to be the cause of most of the issues.
1. FENSA Certificates - for Velux windows and glazed doors that we had installed as part of the renno - they were never issued back then as we had never heard of them and the glazier now retired - what can we do?

2. It seems our extractor fan above the hob in the kitchen has no outlet - even though there are patio doors and 2 sets seperate huge openable windows in the kitchen - will we need to fix this? We could tick the box on the Fixtures & Fittings to say its not included in the sale and just offer to then leave it there (as it looks nice and it works as a light too!).

3. Central Heating Completion Certificate - we have had a quote of 300GBP from a local heating/plumbing place to go and evaluate - is this necessary or can we buy the Indemnity Insurance instead to cover it?

4. Electrical Certificate - same as the above but 250GBP.

I'm pretty sure that all is fine with the house, our tenants have had no problems with anything, but I want to gauge what is necessary for the sale and what is just another regulation certificate that isn't really worth the paper its written on.

Our solicitor is happy to charge us top whack for handling the sale but doesn't seem to be able to offer any advice apart from forwarding the buyers solicitors letters to us.

Grateful for any help or advice of how best to navigate it all as I'm feeling pretty stressed!

davilown

Angelica_*99* wrote: »

Hi everyone
We're in the process of selling our home in the UK.
We have been living in Australia for the past 8 years and have had our home rented out for that period. We decided to sell our house when our last tenants moved out and had been warned of the dire market conditions, so were happily surprised when we had an offer which we have accepted.

We have received lots of questions from the buyers solicitor - all which we were totally unprepared for and wanted to know if anyone could advise us how best to deal with some that we are struggling with. We also have paperwork to do with the house in storage as we never expected to be in Australia for so long! So can't find lots of warranties, guarantees, certificates, etc.

I am nervous that any massive delays in the sale could cause the buyer to have second thoughts and walk away.

So just over 10 years we did a small renno on the house and this seems to be the cause of most of the issues.
1. FENSA Certificates - for Velux windows and glazed doors that we had installed as part of the renno - they were never issued back then as we had never heard of them and the glazier now retired - what can we do?

2. It seems our extractor fan above the hob in the kitchen has no outlet - even though there are patio doors and 2 sets seperate huge openable windows in the kitchen - will we need to fix this? We could tick the box on the Fixtures & Fittings to say its not included in the sale and just offer to then leave it there (as it looks nice and it works as a light too!).

3. Central Heating Completion Certificate - we have had a quote of 300GBP from a local heating/plumbing place to go and evaluate - is this necessary or can we buy the Indemnity Insurance instead to cover it?

4. Electrical Certificate - same as the above but 250GBP.

I'm pretty sure that all is fine with the house, our tenants have had no problems with anything, but I want to gauge what is necessary for the sale and what is just another regulation certificate that isn't really worth the paper its written on.

Our solicitor is happy to charge us top whack for handling the sale but doesn't seem to be able to offer any advice apart from forwarding the buyers solicitors letters to us.

Grateful for any help or advice of how best to navigate it all as I'm feeling pretty stressed!

Morning

Quick fire answers as on way to work but:

Dire conditions - definitely not but this does depend on where you are. Where are you selling?

Fensa - anything since 2002 requires a fensa certificate. You should be able to download the for a small fee from the fensa website. It may also be covered by build regs completion.

Extractor hood - that's not an issue,

Central heating completion certificate should be the gas safe certificate but if you dnt have it you have your annual gas safety checks I assume as a landlord?

Electrical certificate - if the buyer wants one done they can pay for it themselves.

They'll be a lot more knowledgable people along soon

anselld

1. Fensa if it was registered can be downloaded from their website via post code search. If they were done under major refurb they would be covered by the completion certificate for therefore if there was one. If not just tell them you don't have it. The timescale for any enforcement action is long gone.

2. There is no requirement for a kitchen extract to have an outlet unless it is the only ventilation for the room. Is there no window?

3. Have you had a new boiler fitted since 2005? If not there is no requirement, tell them to make their own enquiries.

4. Any major electrical work since 2005? If not there is no requirement, tell them to make their own enquiries.

davidmcn

Angelica_*99* wrote: »

2. It seems our extractor fan above the hob in the kitchen has no outlet - even though there are patio doors and 2 sets seperate huge openable windows in the kitchen

And? Have they explained why they're querying this? Although estate agents often loosely refer to "extractor" hoods, more often than not they just filter the air and chuck it back into the kitchen. It is what it is, you don't need to do anything about it.

Our solicitor is happy to charge us top whack for handling the sale but doesn't seem to be able to offer any advice apart from forwarding the buyers solicitors letters to us.

I suggest you gently point out to them that you are paying them to provide advice.

Angelica_*99*

Thank you all so much - your advice has been invaluable and made me feel less over whelmed!

So I have emailed the solicitor and asked them to advise us clearly on what we have to do as a legal requirement and what we can leave for the buyer to do if they so wish.

Thank you all for your time - I really appreciate it!

:-)

PasturesNew

1&2 - it is what it is if you can't progress further with evidence.

3 - your annual gas safety check paperwork, which you will have had as a landlord, should cover that I'd have thought.

4 - a certificate of electrical safety, bearing in mind your distance and the fact the house has had tenants in it - I might consider having done and paying for that, just because "you never know" and because it's small change in the big scheme of things and would make this buyer (and any others if this one falls out) more confident ... so less likely to lose the sale.

martindow

Some extractor hoods are designed to work without an outlet

http://www.besthoods.co.uk/2013/01/ducted-vs-recirculating-cooker-hoods-whats-the-difference/

In any case I agree with others that this is a minor issue.

hazyjo

I'm moving and my solicitor has offered my buyers an indemnity policy to cover 3 things: windows (no FENSA cert), no electrical certificate following electrical works when having kitchen/appliances fitted, and for the wall being knocked down between the kitchen/dining room.


Am hoping they'll agree. I know they're planning on sending round a surveyor to check out the wall situation. I've been here 4.5 years, and have an old DVD episode of Homes Under the Hammer which my house was on so it shows when the wall was removed (10 years or so ago). It's not fallen down since, so I'm hoping all's okay with it.