Fittings and content form change before completion?

FTBDoom

So the house we are buying should exchange of contract and completion within next few weeks (offer accepted since August). 
From the house viewing, conservation with the seller after offer was made as well as the fitting and contents shows the alarm was included as part of the sales.
Yesterday I contact the seller just to get better idea what alarm is it in order to do accurate building insurance quote. He came back to me and said it is not included, I questioned him, and he said "there is a price on it and we didn't get back to him but its still up for sales"
I double checked on the form they provided it definitely says included and no price. I told the seller that and he didn't reply to us, usually he replies straight away.
Is it just me, it feel like its unethical for somebody to do it?
My concern is, not just the alarm but the whole form is actually wrong/or seller is going to remove whatever he had promised already. I am aware if we signed the contract, I can take legal action against them, but it will takes a lot longer to resolve.

TripleH

I, being naughty would say nothing about it and challenge on completion unless they issued a revised fixtures send fittings form or a clear addendum to the existing one on the grounds they would be in breach of contract.

Some will go to the hassle of removing an alarm, but for most it makes no sense. The work involved (unless you 'actually' know what you're doing) will give you a second hand alarm only useful for bits and worth less than the vendor thinks on sale. Plus the faff of fitting it in the new house where it might not be suitable.

GDB2222

You  made the offer in August, and house prices have risen significantly since then. That’s a big plus for you. Do you want to rock the boat about a poxy alarm?

How much does he want for it, anyway?

FTBDoom

I do not know the price yet, he never said. It just the way it was handles bring me concern that other items will be taken away or charge on. I would have no problem if it always stated not included and ask do I want it now
While at the same time, we probably can borrow more on the mortgage, but obviously with interest rate and house price gone up already, its probably better to stay put

TBagpuss

Speak to your solicitors, and perhaps get them to confirm just before completion what the codes etc for the alarm are. 

GDB2222

As 3H says, you can just keep quiet. The F and F form is part of the contract, so in theory you can sue if something on the form is removed at completion. In practice, if it’s just a DIY alarm system that you are talking about, that’s not worth suing over. If he decides to take the central heating boiler and the bath, you would probably sue.

If you kick up a fuss now, the seller can just issue a new F and F form, and then you either exchange on the new basis or you walk away and start again with a new property. 

gwynlas

As above do not sweat the small stuff it is best not to have direct contact with the eller that is what you pay solicitors for. Get a quote based on having alarm and revise if necessary when you complete.

FTBDoom

Yes, I will see how it goes, since then the seller seems disappeared 

eddddy

FTBDoom said

Yesterday I contact the seller just to get better idea what alarm is it in order to do accurate building insurance quote. 

Personally, I would tend to avoid mentioning the alarm when getting insurance quotes.

Lots of insurers don't offer a discount for alarms, and those that do will expect it to be professionally installed and professionally maintained by a certified person. You'd need all the paperwork. And the cost of yearly maintenance is likely to be greater than the saving in insurance premium.


And potentially the worst thing is that the policy might require you to set the alarm every time you go out and every night. (And therefore pay for an emergency engineer call-out, if it ever gets faulty). If you forget and happen to be burgled on that occasion, your claim might be rejected.

Slithery

eddddy said:

FTBDoom said

Yesterday I contact the seller just to get better idea what alarm is it in order to do accurate building insurance quote. 

Personally, I would tend to avoid mentioning the alarm when getting insurance quotes.

Lots of insurers don't offer a discount for alarms, and those that do will expect it to be professionally installed and professionally maintained by a certified person. You'd need all the paperwork. And the cost of yearly maintenance is likely to be greater than the saving in insurance premium.


And potentially the worst thing is that the policy might require you to set the alarm every time you go out and every night. (And therefore pay for an emergency engineer call-out, if it ever gets faulty). If you forget and happen to be burgled on that occasion, your claim might be rejected.

Yep. Exactly the same reason I tell my insurers that I don't have locks on my double glazing (I do).

The difference in premium is only a few quid a year and it means that they can't refuse a claim if I forget to lock a window or take the keys out.

canaldumidi

Slithery said:

eddddy said:

FTBDoom said

Yesterday I contact the seller just to get better idea what alarm is it in order to do accurate building insurance quote. 

Personally, I would tend to avoid mentioning the alarm when getting insurance quotes.

Lots of insurers don't offer a discount for alarms, and those that do will expect it to be professionally installed and professionally maintained by a certified person. You'd need all the paperwork. And the cost of yearly maintenance is likely to be greater than the saving in insurance premium.


And potentially the worst thing is that the policy might require you to set the alarm every time you go out and every night. (And therefore pay for an emergency engineer call-out, if it ever gets faulty). If you forget and happen to be burgled on that occasion, your claim might be rejected.

Yep. Exactly the same reason I tell my insurers that I don't have locks on my double glazing (I do).

The difference in premium is only a few quid a year and it means that they can't refuse a claim if I forget to lock a window or take the keys out.

This is a good point. If you tell the insurers there is an alarm, you will have to remember to set it each and every time you go out.

If you were burgled and the alarm was not set, the insurer would probobly not pay out.