Making a revised offer after a Homebuyers report

luiza8

need_an_answer wrote: »

but with respect the property has been valued by a qualified surveyor to take into account the whole property condition.

TBH its going to be very difficult to persuade any seller that you should have further money off the house price if the surveyor has valued it at that amount in its current condition

I see. It's my first property and first offer that I've made so I wasn't sure if I was able to reduce the price with the works that need to be done. By the sounds of it I base my offers off the valuation from the surveyor. It's good to get this cleared up

giraffe69 wrote: »

If the property is valued by the surveyor at the price you have offered and had accepted what is the case for you negotiating any reduction?

With Gas & Electricity it is not common to have certificates (gas safety is needed if you are renting out a property). If you want to assure yourself all is ok commission inspections and keep the certificates. As said above they are for you and you only.

Thanks for clearing this up. I wasn't aware that I wasn't;t able to negotiate further as the price is what it's valued at.

Davesnave wrote: »

If you have been renting you will have seen safety certificates that a landlord must provide, but it's not the same for owner-occupiers.


Some people have service records for their gas appliances and others don't.

It's not usual for a vendor to supply an electrical condition certificate. That's something a buyer can obtain if they feel one is needed.

He was renting it out up until December 2018, so he should have a gas cert going back to at least Dec 17?

luiza8

AdrianC wrote: »

It's very simple. The surveyor thinks it's worth your offer IN THE CONDITION HE VIEWED IT.

Yes, it needs roof work. If it didn't, it'd be worth more. The price takes the roof work into account.

So, no, you do not have valid grounds for renegotiation.

Thanks for clearing that up. As mentioned in my previous post, I'm a first time buyer and wasn't aware that I would have no leverage for further negotiations.

AdrianC

You can always ask... But if I were the vendor, I'd be handing your surveyor's valuation right back to you with my finger pointing straight at the line that says the house is worth your offer.

Then you have to decide whether to continue or walk.

luiza8

Yes, I would do the same now I realise how it works!

need_an_answer

luiza8 wrote: »

He was renting it out up until December 2018, so he should have a gas cert going back to at least Dec 17?

The vendor may well have a gas safety certificate that was done some time in the previous year although as I said earlier the testing that is carried out simply confirms that on that particular day the appliances were functioning.

Think of it in the same way as you would a car MOT that's a snapshot on a particular day...it is valid for a year but it doesn't mean that something wont break during that period of time or before the next gas safety check is carried out.(or indeed MOT)

In the same way I explained that if you get a gas safety check done its your document and it belongs to you,the vendor may have decided not to share his certificate with you.

luiza8

need_an_answer wrote: »

The vendor may well have a gas safety certificate that was done some time in the previous year although as I said earlier the testing that is carried out simply confirms that on that particular day the appliances were functioning.

Think of it in the same way as you would a car MOT that's a snapshot on a particular day...it is valid for a year but it doesn't mean that something wont break during that period of time or before the next gas safety check is carried out.(or indeed MOT)

In the same way I explained that if you get a gas safety check done its your document and it belongs to you,the vendor may have decided not to share his certificate with you.

Yes, that's a good analogy!

So if I pay for a gas cert or an electricity cert then I will get it and it's my property? The owner won't be able to call the company and ask for the certificate, or ask for it to be reprinted as the hardware is his and on his property? Going back to the MOT analogy - if I paid for an MOT on a sellers car, and decided not to buy it, then the car would still have the MOT even though I had paid for it.

need_an_answer

luiza8 wrote: »

Yes, that's a good analogy!

So if I pay for a gas cert or an electricity cert then I will get it and it's my property? The owner won't be able to call the company and ask for the certificate, or ask for it to be reprinted as the hardware is his and on his property? Going back to the MOT analogy - if I paid for an MOT on a sellers car, and decided not to buy it, then the car would still have the MOT even though I had paid for it.

yes the certificate is yours...although I wonder if you are placing too much importance on having a certificate.

What is it that you are actually planning to do with the certificate and what protection do you think it will give you?

Its not a guarantee that the boiler wont fail within a year,its not even a guarantee that something wont break and need replacing the day after the certificate is produced.

it cant realistically be used as leverage against the seller if the boiler breaks down a few days after you move in.

in essence below is copied what is checked as part of a gas safety certification(its taken from a LL website as its a requirement for a LL to have one for every rented property with gas appliances.... its the same thing that can be done if a homeowner or potential purchaser requests the certificate...expect to pay about £60 for the gas certification...I'm sorry I don't know the cost of a full electrical inspection but my guess is its more...possibly a couple of hundred £s...someone else may me able to confirm

To summarise, a CP12 Certificate and Gas Safety Check Certificate are one in the same, and will include the following aspects as part of the checks.
Gas appliances will be checked for gas tightness
Burner pressure and gas rate will be checked against the manufactures data plate.
The engineer will ensure that the relevant ventilation is in place.
Any appliances posing to be a danger are reported, and the tenant is made aware.
The flue flow will be tested to ensure combustion is removed.
Flame failure devices are checked to ensure they are fully operable.
These checks, along with others, will be reported on your CP12 Gas Safety certificate. A copy of this check will be delivered to both the landlord and tenant,


With electrics on a surveyors report its highly unlikely unless the property has been very recently rewired that it would be given a condition rating of good. Most surveyors will opt for a 2 or even 3 simply because if the installation is more than a year or so old its probably not going to comply with whatever the current regulations are.

I had a property totally rewired about 6 years ago and there were some elements that didn't comply with current regulations within a year...that didn't mean the rewire wasn't safe it just meant that electrics had been classified differently....what passed with flying colours when it was installed becomes out of date very quickly in the world of electricians.

Davesnave

need_an_answer wrote: »

I had a property totally rewired about 6 years ago and there were some elements that didn't comply with current regulations within a year...that didn't mean the rewire wasn't safe it just meant that electrics had been classified differently....what passed with flying colours when it was installed becomes out of date very quickly in the world of electricians.

This is true. By the time we finished our renovations, the electrics which began as soon as we did the first room, were out of date by the time they were signed off!

AnotherJoe

luiza8 wrote: »

The homebuyers report said they were of high severity. While they both looked in good condition but they had to put them down as a 3 (most severe) as there was no certificate to show they're in good condition.
.

God save me from FTBs when I sell this house. :eek:

Doozergirl

Davesnave wrote: »

This is true. By the time we finished our renovations, the electrics which began as soon as we did the first room, were out of date by the time they were signed off!

Has happened to me too over 18 months.