Indemnity policies + Gas/Electric

jamie_128

House we are buying has a very stubborn seller who wont do anything at all to help us as we have found out a few times so far.

Anyway, they have had new windows put in and had an indemnity policy put in place as they dont have the installation certificate, is this enough for us to prevent any future problems with building regulations/quality of the windows etc?

Also apparently they needed coventee consent to build the conservatory shed and fence which they didnt get so are also providing an indemnity policy for this, what exactly is this policy for?

They are not providing any up to date electrical/gas certificates, the house is 26 years old, is there anything major that could be wrong with either of them? Trying to avoid paying out for any more checks to be honest.

The boiler is old but we plan on replacing that anyway, theres a gas fire also. What about the chances the house will need rewiring? No extensions or anything have been done or building works, its not had a lot done to the house to be honest.

Cheers

phill99

The reason that they aren't providing any Gas and Electrical certs is that they don't need to have them.


There is no legal requirement for an owner-occupier to have any annual (or otherwise) done on the gas and electrical installations. The only time there will be a cert is if there has been a gas boiler or gas appliance installation since 2007 and for any Notifiable works to the electrical installation.


But as a routine, don't expect any certification for general inspection and testing.

ethank

If the windows were replaced by a accredited window installer, then FENSA will issue a certificate.
Most reputable window companies are registered with FENSA

It costs £25 to get a replacement certificate

https://www.fensa.org.uk/fensa-certificate

G_M

jamie_128 wrote: »

House we are buying has a very stubborn seller who wont do anything at all to help us as we have found out a few times so far.
I disagree. Based purely on what you write below of course.


Anyway, they have had new windows put in and had an indemnity policy put in place as they dont have the installation certificate,
So that is done purely to 'help you'.

is this enough for us to prevent any future problems with building regulations/quality of the windows etc?

Assuming the windows were installed more than 12 months ago (2 years for criminal charges), the local authority cannot take enforcement action.
But if they did (eg the windows are new), the insurance would pay you to remove the windows if required and replace them with compliant ones.


Also apparently they needed coventee consent to build the conservatory shed and fence which they didnt get so are also providing an indemnity policy for this,

Again, this is very helpful of them.

what exactly is this policy for? If the coventee popped up and demanded you remove those structures, the insurance would pay the cost of doing so. Unfortunately it would not allow you to replace them if the coventee forbade it (which would depend on the exact wording of he covenant, and whether the covenantee is still around...)


They are not providing any up to date electrical/gas certificates,

Very few owner-occupied houses have these - there is no requirementfor them. If you want them checked, pay to get them checked. Why should the seller pay to check a house they are leaving?

the house is 26 years old, is there anything major that could be wrong with either of them?
Could be. A 26 year old boiler could be on its last legs, or could be dangerous

Trying to avoid paying out for any more checks to be honest.
Then take a risk


The boiler is old but we plan on replacing that anyway, theres a gas fire also.

Then no point checking the boiler. And gas fires don't really gowrong - but see below.

What about the chances the house will need rewiring? No extensions or anything have been done or building works, its not had a lot done to the house to be honest.
26 year old electrics are unlikely to be dangerous unless there's been dodgy DIY. 1950s rubber wiring, or an old wired fuse box might ring alarm bells, but if the consumer unit (fuse box) has trip switch you should be fine.

Regarding the gas, buy a CO alarm. Take it round on your next visit (when you measure up for curtains!). Leave it next to the boiler/gas fire while you view. If it goes off, there's a problem. If it doesn't, it's safe!
Turn on the hot taps - does hot water come out?
Turn on the boiler and turn up the thermostat - do the radiators get hot?
If yes, the boiler works!

jamie_128

They definately dont have a fensa certificate, looking online, a lot of the houses on the same street do but they dont, not all of the houses but a good chunk of them.

Does this mean they have potentially had some cowboy fit them? Most of their neighbours had them fitted in 2004-2008 time.

Our surveyor said they are in a good standard of repair just some may need regreasing, is that a good sign?

Fair enough about the gas and leccy certificates though!

Davesnave

jamie_128 wrote: »

They definately dont have a fensa certificate, looking online, a lot of the houses on the same street do but they dont, not all of the houses but a good chunk of them.

Does this mean they have potentially had some cowboy fit them? Most of their neighbours had them fitted in 2004-2008 time.

Our surveyor said they are in a good standard of repair just some may need regreasing, is that a good sign?

It means the surveyor didn't see much wrong with them, which is the most one can usually expect on older windows, no longer under guarantee.


While it's nice to have a guarantee to fall back on, repairs to windows that are serviceable don't cost a fortune and aren't a major or frequent thing.


Some of the biggest cowboys in the double glazing business are employed as subbies for the names we've all heard of.