Floor Plan from vendor way out to EPC

Storyboard

Purchasing a property which is listed as 265 sq metres. Standard valuation been done and just waiting for the home buyers which is happening in a couple of weeks. Purchasing from a well known agency who advertise on television. No fitted wardrobes involved or anything to alter measurements too.

Checked the EPC and it has it down as 177 sq metres. Done some research on here and other places and can see there is often disparities. Contacted the helpful chap who did the EPC though and he explained a few things and basically said whilst he has a margin of error, it is only 15% and it is clear it is not even remotely close to 265 sq metres.

What advise is there please? Yes we like the property of course and we are in for fees etc already, but when the advert itself on the internet actually says quite clearly it is a lot of house for the cash, we now feel it isn't as much house as led to believe by a significant amount.

I appreciate all help 

moneysavinghero

Surely you have visited the property. Were you happy with how much space you saw when you were there? Surely you offered based on what you saw when you viewed.

If you feel you should be getting a reduction in price in this circumstance then maybe you need to have a think about whether housebuying is for you or not.

At the end of the day, it's your call now. Do you really want to pull out over this? If you do there will probably be someone who will take your place at the price you agreed. They are not likely to agree to drop the price if that is what you are thinking.

What did the valuation (i presume conducted by a professional) have to say about the value of the house? Was this in line with you offered, or was it much less?

moneysavinghero

How old was the EPC - they are valid for 10 years. Have they built an extension since it was done?

sharp910sh

Go back with a measuring tape and measure it yourself. 

lincroft1710

A 265 sq metre house is very large, the average 3 bed semi has a gross external area of 90 sq m, which equates to a gross internal of around 77 sq m

Herbalus

Check the EA add doesn’t include things like garages. I saw one recently where the top floor was 600sq ft and the downstairs was the same footprint but had a connected car port (outside but covered) and garage. That was apparently 900sq ft but really living space was 1200sq ft not 1500. 

ic

On the listing for my house, the floor plan includes the total floor area, and marks it as "approx".  It then goes on in small print to state:

This floor plan is for illustrative purposes only.  It is not drawn to scale.  Any measurements, floor areas (including any total floor area), openings and orientation are approximate.  No details are guaranteed, they cannot be relied upon for any purpose and they do not form part of any agreement.  No liability is taken for any error, omission or misstatement.  A party must rely upon its own inspection(s).

Likewise the listing itself states:

We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

I'm sure you'll find similar statements on the listing for the house you're buying.

AdrianC

Storyboard said:

we now feel it isn't as much house as led to believe by a significant amount.

It's the same size as it was when you viewed it. No rooms have gone missing.

Storyboard

moneysavinghero said:

How old was the EPC - they are valid for 10 years. Have they built an extension since it was done?

Thank you for taking the time to reply. The EPC was done for the sale e.g. just 2 months ago. When we visited we didn't turn up with a tape measure. We looked round, we liked the house hence making the offer. But you trust people etc and afterwards looked to question the sizes a they seemed too large and they are clearly way out. The person who did the EPC was very helpful and informative when I got in touch

HampshireH

Storyboard said:

moneysavinghero said:

How old was the EPC - they are valid for 10 years. Have they built an extension since it was done?

Thank you for taking the time to reply. The EPC was done for the sale e.g. just 2 months ago. When we visited we didn't turn up with a tape measure. We looked round, we liked the house hence making the offer. But you trust people etc and afterwards looked to question the sizes a they seemed too large and they are clearly way out. The person who did the EPC was very helpful and informative when I got in touch

If you like the house and we're happy with its size before looking at the EPC surely it's irrelevant whether it was advertised as bigger or not?

Storyboard

ic said:

On the listing for my house, the floor plan includes the total floor area, and marks it as "approx".  It then goes on in small print to state:

This floor plan is for illustrative purposes only.  It is not drawn to scale.  Any measurements, floor areas (including any total floor area), openings and orientation are approximate.  No details are guaranteed, they cannot be relied upon for any purpose and they do not form part of any agreement.  No liability is taken for any error, omission or misstatement.  A party must rely upon its own inspection(s).

Likewise the listing itself states:

We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

I'm sure you'll find similar statements on the listing for the house you're buying.

I am aware of caveat emptor now (buyer beware). I also found on this site https://hamiltonfraser.co.uk/knowledge/homes-failing-to-measure-up-to-floor-plans/     and indeed elsewhere to be so erroneously wrong their disclaimer above wouldn't stand up if someone had the guts to follow through legally and the time and inclination and money.