Pre Exchange and Completion Visits. Plus Freezing Pipes.

silvercar

squidley said:

Thank you. That's very interesting. 

In my naivety I never realised such a grey area could exist. I naturally assumed that the house on completion would be exactly the same as the house on exchange. And if any damage was done during the "inbetween" period it would naturally be up to the seller to put things right. 

Am I right in thinking there is a standard contract of sale when you buy/sell a house? And if so does that not address the issue of what happens if things go wrong during this period?

It has certainly given me something to think about.

The problem is that to get a seller to pay up for anything amiss could mean going to court, the costs and hassle would outweigh the costs of sorting it yourself. Which is why people moan that the seller left unwanted items or rubbish, but there is little the buyer can do about it.

RHemmings

I suppose this is one advantage of exchanging and completing on the same day. Not having a long period of responsibility for the house with no access. Not that I think that compensates for the disadvantages. 

Albermarle

It is possible, if the seller agrees, to get access before the completion date.
Obviously they are more likely to agree to this if the house is empty.
I did this, and found a lot of soggy hardboard floor covering underneath the kitchen units, which I was able to remove and dry the floorboards out before we moved in. Luckily it was not an ongoing leak but had been caused by a leaking dishwasher. The seller seemed genuinely surprised so did not pursue it further with them.
I guess the problem with getting early access is if you cause some issue with DIY work etc . Another grey area I presume. 

propertyrental

squidley said:

Thank you. That's very interesting. 

In my naivety I never realised such a grey area could exist. I naturally assumed that the house on completion would be exactly the same as the house on exchange. And if any damage was done during the "inbetween" period it would naturally be up to the seller to put things right. 

Am I right in thinking there is a standard contract of sale when you buy/sell a house? And if so does that not address the issue of what happens if things go wrong during this period?

Legally your right.

In practice, unless the damage (or whatever) is significant the costs and hassle of pursuing the seller outweigh any remedy you migt achieve.

Most solicitors use the Standard Conditions of Sale 5th edition here:

https://www.lawsociety.org.uk/topics/property/standard-conditions-of-sale/

squidley

Thank you all for your interesting comments and links.

I have asked the EA to let me know what steps the sellers are taking to prevent pipes freezing. Hopefully they will go with the draining down option. I'm not keen on the "leave the heating on" option. It's quite an old boiler. And the vendors aren't local. It's only got to stop working for whatever reason and it could be a long time before anyone realises. And if it's a cold winter the house will quickly turn into an ice box. 

If necessary I will speak to my solicitor. 

Roll on completion. 

eddddy

squidley said:

I have asked the EA to let me know what steps the sellers are taking to prevent pipes freezing. 

I think it's more a case of telling the sellers what steps you want them to take.

If they push back, then you could negotiate alternative options.

squidley

Yes you are probably right eddddy. I need to be more assertive in these situations.

propertyrental

If an unoccupied property does not get drained down, the insurers are likely to require regular visits (weekly?). After Exchange, you are likely to be insuring, so read your policy.

And/or ask to see the seller's policy, and get confirmation that one or both will be complied with.