Ready to exchange but boiler appears broken after my final viewing

macman

Some of the electrical issues would have been visible on visual inspection. An old CU and 30 year old wiring doesn't mean that it's unsafe, it just means that it doesn't match the current regs-which 95% of UK properties do not, unless rewired in the last few years.
What you need to know is what issues have been dealt with since that EICR was done, and see evidence of it.
Demanding a rewire and a new boiler is just going to kill the deal at any price. You really don't want them to do the work at the cheapest possible price and then inherit a budget boiler and a bodged up rewire done to the cheapest possible spec anyway. Negotiate a lower price and do the work yourself.

silverbanana

macman said:

Some of the electrical issues would have been visible on visual inspection. An old CU and 30 year old wiring doesn't mean that it's unsafe, it just means that it doesn't match the current regs-which 95% of UK properties do not, unless rewired in the last few years.
What you need to know is what issues have been dealt with since that EICR was done, and see evidence of it.
Demanding a rewire and a new boiler is just going to kill the deal at any price. You really don't want them to do the work at the cheapest possible price and then inherit a budget boiler and a bodged up rewire done to the cheapest possible spec anyway. Negotiate a lower price and do the work yourself.

Hi - I haven’t asked for a rewire at all just the C2 issues resolved that going by the the general consensus in the thread seems reasonable.

Can’t revise the price - £117.5k offered, £115k advertised - mortgage secure at pre-mini budget rates and price goes up £148/month (£8,880 over 5 years) if I adjust the offer.

Happy to buy a more expensive house, maybe newer build, without the issues. But happy to continue and exchange/complete if boiler is out in and electric issues fixed.

Made quite a few allowances already - flooring needs replacing, ceiling needs fixing, General redecorating, eventually new kitchen and bathroom, gutter needs repaired, found out it’s on coal mining site and could subside though survey said no visible sign of it and no historic claim for it…. The broken boiler and then the electric is annoying me.

Think you’re right, on the face of it is pushy and demanding - conscious the purchase will fall through. Mentally adjusting to that, prepared to accept it. I don’t want to let the issues go.

TheJP

silverbanana said:

macman said:

Some of the electrical issues would have been visible on visual inspection. An old CU and 30 year old wiring doesn't mean that it's unsafe, it just means that it doesn't match the current regs-which 95% of UK properties do not, unless rewired in the last few years.
What you need to know is what issues have been dealt with since that EICR was done, and see evidence of it.
Demanding a rewire and a new boiler is just going to kill the deal at any price. You really don't want them to do the work at the cheapest possible price and then inherit a budget boiler and a bodged up rewire done to the cheapest possible spec anyway. Negotiate a lower price and do the work yourself.

Hi - I haven’t asked for a rewire at all just the C2 issues resolved that going by the the general consensus in the thread seems reasonable.

Can’t revise the price - £117.5k offered, £115k advertised - mortgage secure at pre-mini budget rates and price goes up £148/month (£8,880 over 5 years) if I adjust the offer.

Happy to buy a more expensive house, maybe newer build, without the issues. But happy to continue and exchange/complete if boiler is out in and electric issues fixed.

Made quite a few allowances already - flooring needs replacing, ceiling needs fixing, General redecorating, eventually new kitchen and bathroom, gutter needs repaired, found out it’s on coal mining site and could subside though survey said no visible sign of it and no historic claim for it…. The broken boiler and then the electric is annoying me.

Think you’re right, on the face of it is pushy and demanding - conscious the purchase will fall through. Mentally adjusting to that, prepared to accept it. I don’t want to let the issues go.

I'm hazarding a guess that you are a first time buyer?

All the visible bits such as decoration, flooring etc would be factored into the price of the house and visible at viewing. 

The boiler issue, you don't yet know if its broken hence why everyone is saying get a gas engineer out to turn it on properly.

You'll find many issues with a new build and you'll pay significantly over market value first time round. Not to mention other yearly costs associated with new builds.

Personally i think you need to ask that the boiler is switched on before you do another viewing that way you'll be clear on its condition.

The electrics, you could ask for a £1-2k reduction, this shouldn't affect your LTV much and wont need a new offer.

cymruchris

I like the way that after I said I wasn't an expert/electrician/boiler fitter that I've now become labelled an 'engineer'.

As I mentioned, older houses do need a bit of work, and some of the items listed would be expected in an older property. You might be asking a bit much here in your list of things that need to be done, particularly in relation to the value of the house, but no doubt you'll get a reply soon enough. I wouldn't cut off your nose to spite your face though - if you like the house enough to buy it, there are ways to resolve most of the issues. 

silverbanana

Response so far from estate agent:

The plumber / gas engineer is visiting the property today to take a look at the boiler. I will keep you posted. Early conversation this morning with the seller I don’t think he’s willing to replace the boiler at this stage. I will however keep you posted. It had regular gas safety certificates for it to be rented so thus being mechanically sound… 

With the electrics, he is saying that all the faults were rectified and signed Off for the EICR certificate which was required for renting the property out. 

How will I know the faults were all rectified?

TheJP

silverbanana said:

Response so far from estate agent:

The plumber / gas engineer is visiting the property today to take a look at the boiler. I will keep you posted. Early conversation this morning with the seller I don’t think he’s willing to replace the boiler at this stage. I will however keep you posted. It had regular gas safety certificates for it to be rented so thus being mechanically sound… 

With the electrics, he is saying that all the faults were rectified and signed Off for the EICR certificate which was required for renting the property out. 

How will I know the faults were all rectified?

You go and view the property again and ask that the heating is on when you arrive. You get sight of the EICR report and ask to see copies of invoices etc.

silverbanana

TheJP said:

silverbanana said:

Response so far from estate agent:

The plumber / gas engineer is visiting the property today to take a look at the boiler. I will keep you posted. Early conversation this morning with the seller I don’t think he’s willing to replace the boiler at this stage. I will however keep you posted. It had regular gas safety certificates for it to be rented so thus being mechanically sound… 

With the electrics, he is saying that all the faults were rectified and signed Off for the EICR certificate which was required for renting the property out. 

How will I know the faults were all rectified?

You go and view the property again and ask that the heating is on when you arrive. You get sight of the EICR report and ask to see copies of invoices etc.

Thank you

badger09

silverbanana said:

Response so far from estate agent:

The plumber / gas engineer is visiting the property today to take a look at the boiler. I will keep you posted. Early conversation this morning with the seller I don’t think he’s willing to replace the boiler at this stage. I will however keep you posted. It had regular gas safety certificates for it to be rented so thus being mechanically sound… 

With the electrics, he is saying that all the faults were rectified and signed Off for the EICR certificate which was required for renting the property out. 

How will I know the faults were all rectified?

If that’s the case, why did vendor supply your solicitor with ‘old’ docs showing all these faults, rather than the up to date Certs showing they had all been fixed?

Possibly, because they had tried to sell property previously & CBA providing up to date info as happened to us.
If all is now safe & working, they should be able to provide proof. 

edited to correct an unfortunate typo😊

m0bov

OP, the seller is mostly likely going to re list it now he thinks you are chancing. Why would he pay out with a new boiler and sell at the same price. If I was asked, I'd do it, but then I'd up the price.

Just get a trusted GSI and a sparky to go in and do a report. I would never ask the vendor to do any sort of repair, I'd want that done myself. As I did when I purchased my house. If your serious, you need facts.

silverbanana

m0bov said:

OP, the seller is mostly likely going to re list it now he thinks you are chancing. Why would he pay out with a new boiler and sell at the same price. If I was asked, I'd do it, but then I'd up the price.

Just get a trusted GSI and a sparky to go in and do a report. I would never ask the vendor to do any sort of repair, I'd want that done myself. As I did when I purchased my house. If you’re serious, you need facts.

Chancing it? The situation has come about because his boiler broke. He didn’t keep it in good order till exchange. He chanced it, it backfired.

He can relist it if he wants. 

He will still have issue with his boiler and electrical report and it’s unlikely he will find another buyer at the same price. Meanwhile it’s turning to a buyers market and I’m well placed for it.

At the end of the day the boiler is 14 years old and on its last legs…. I don’t care if people say boilers can last 20+ years - he hasn’t regularly serviced it and I’m not chancing it, I shouldn’t have to.

the gas engineer/plumber went to the property on Monday and the estate agent said I’d have an update but here we are on Wednesday afternoon and I’ve not heard a peep from anyone since!