Bought house, wood burning stove gone!

BikingBud

Grumpy_chap said:

daveyjp said:

No need to put it on any list.  Was the gas boiler, the bath, the toilet, the kitchen units?

A woodburner, which forms an integral part of the property, is exactly the same and if removal is planned it needs to be negotiated as part of the sale.

The very first question on the F&F form is:

"Boiler / Immersion Heater" - Included - Excluded - None - Price £ - Comments

Bath is also listed. (section 3)

Fitted kitchen units are listed (section 7)

https://www.rlo.law/wp-content/uploads/2019/08/fc.pdf

Interesting to list wood at Section 10 - Stock of Fuel but there is no means to burn it as  fuel listed.

Given that it is something that is installed and the installation is subject to regulation I would expect it to be left installed. 

I would press with solicitors and ask them to return it or make good, remove flue and restore hose in ceiling, roof etc.

subjecttocontract

35har1old said:

subjecttocontract said:

Properties for sale with gas central heating, bathrooms & fitted kitchens do not need the individual components to be listed. A wood burning stove does not form part of a larger system, is an optional extra and an entirely separate item that would need to be listed.

If it is bolted to floor or wall and connected to a chimney it's a fixture 

My wood burner isn't bolted to the floor or the wall, although clearly it's installed and is a fixture.

TheJP

35har1old said:

subjecttocontract said:

Properties for sale with gas central heating, bathrooms & fitted kitchens do not need the individual components to be listed. A wood burning stove does not form part of a larger system, is an optional extra and an entirely separate item that would need to be listed.

If it is bolted to floor or wall and connected to a chimney it's a fixture 

Nope its not. Only what is disclosed and agreed in the F&F is legal representation. This is why we have the form to outline what is included, if its not on the F&F form then ist going to be gone.

Grumpy_chap

BikingBud said:

Grumpy_chap said:

daveyjp said:

No need to put it on any list.  Was the gas boiler, the bath, the toilet, the kitchen units?

A woodburner, which forms an integral part of the property, is exactly the same and if removal is planned it needs to be negotiated as part of the sale.

The very first question on the F&F form is:

"Boiler / Immersion Heater" - Included - Excluded - None - Price £ - Comments

Bath is also listed. (section 3)

Fitted kitchen units are listed (section 7)

https://www.rlo.law/wp-content/uploads/2019/08/fc.pdf

Interesting to list wood at Section 10 - Stock of Fuel but there is no means to burn it as  fuel listed.

Given that it is something that is installed and the installation is subject to regulation I would expect it to be left installed. 

I would press with solicitors and ask them to return it or make good, remove flue and restore hose in ceiling, roof etc.

You might expect.

BUT, if it is not listed on the F&F form, it is not guaranteed to be left.  The F&F form has space for other items to be listed if not a standard line item.  If the wood burner was important to the OP, then the OP should have ensured that the wood burner was listed as an item on the F&F form.

I would expect that if the OP pressed with their Solicitor, the Solicitor would simply refer to the F&F form and say the wood burner is not listed to be left so no further action.

BikingBud

Grumpy_chap said:

BikingBud said:

Grumpy_chap said:

daveyjp said:

No need to put it on any list.  Was the gas boiler, the bath, the toilet, the kitchen units?

A woodburner, which forms an integral part of the property, is exactly the same and if removal is planned it needs to be negotiated as part of the sale.

The very first question on the F&F form is:

"Boiler / Immersion Heater" - Included - Excluded - None - Price £ - Comments

Bath is also listed. (section 3)

Fitted kitchen units are listed (section 7)

https://www.rlo.law/wp-content/uploads/2019/08/fc.pdf

Interesting to list wood at Section 10 - Stock of Fuel but there is no means to burn it as  fuel listed.

Given that it is something that is installed and the installation is subject to regulation I would expect it to be left installed. 

I would press with solicitors and ask them to return it or make good, remove flue and restore hose in ceiling, roof etc.

You might expect.

BUT, if it is not listed on the F&F form, it is not guaranteed to be left.  The F&F form has space for other items to be listed if not a standard line item.  If the wood burner was important to the OP, then the OP should have ensured that the wood burner was listed as an item on the F&F form.

I would expect that if the OP pressed with their Solicitor, the Solicitor would simply refer to the F&F form and say the wood burner is not listed to be left so no further action.

Or make good?

subjecttocontract

BikingBud said:

Grumpy_chap said:

BikingBud said:

Grumpy_chap said:

daveyjp said:

No need to put it on any list.  Was the gas boiler, the bath, the toilet, the kitchen units?

A woodburner, which forms an integral part of the property, is exactly the same and if removal is planned it needs to be negotiated as part of the sale.

The very first question on the F&F form is:

"Boiler / Immersion Heater" - Included - Excluded - None - Price £ - Comments

Bath is also listed. (section 3)

Fitted kitchen units are listed (section 7)

https://www.rlo.law/wp-content/uploads/2019/08/fc.pdf

Interesting to list wood at Section 10 - Stock of Fuel but there is no means to burn it as  fuel listed.

Given that it is something that is installed and the installation is subject to regulation I would expect it to be left installed. 

I would press with solicitors and ask them to return it or make good, remove flue and restore hose in ceiling, roof etc.

You might expect.

BUT, if it is not listed on the F&F form, it is not guaranteed to be left.  The F&F form has space for other items to be listed if not a standard line item.  If the wood burner was important to the OP, then the OP should have ensured that the wood burner was listed as an item on the F&F form.

I would expect that if the OP pressed with their Solicitor, the Solicitor would simply refer to the F&F form and say the wood burner is not listed to be left so no further action.

Or make good?

There isn't usually any making good required when a log burner is removed. You are still left with a fireplace which you can do whatever you like with.

mikrt

subjecttocontract said:

BikingBud said:

Grumpy_chap said:

BikingBud said:

Grumpy_chap said:

daveyjp said:

No need to put it on any list.  Was the gas boiler, the bath, the toilet, the kitchen units?

A woodburner, which forms an integral part of the property, is exactly the same and if removal is planned it needs to be negotiated as part of the sale.

The very first question on the F&F form is:

"Boiler / Immersion Heater" - Included - Excluded - None - Price £ - Comments

Bath is also listed. (section 3)

Fitted kitchen units are listed (section 7)

https://www.rlo.law/wp-content/uploads/2019/08/fc.pdf

Interesting to list wood at Section 10 - Stock of Fuel but there is no means to burn it as  fuel listed.

Given that it is something that is installed and the installation is subject to regulation I would expect it to be left installed. 

I would press with solicitors and ask them to return it or make good, remove flue and restore hose in ceiling, roof etc.

You might expect.

BUT, if it is not listed on the F&F form, it is not guaranteed to be left.  The F&F form has space for other items to be listed if not a standard line item.  If the wood burner was important to the OP, then the OP should have ensured that the wood burner was listed as an item on the F&F form.

I would expect that if the OP pressed with their Solicitor, the Solicitor would simply refer to the F&F form and say the wood burner is not listed to be left so no further action.

Or make good?

There isn't usually any making good required when a log burner is removed. You are still left with a fireplace which you can do whatever you like with.

There is a flue coming down through ceiling a foot or so, with a carrier bag taped around the open end. Also an open pipe, which I guess is air supply at floor level. 

GDB2222

I suppose that the moral of this story is that, if an item could conceivably be moved, then it is best to check. It is clear that there are different views of what is categorised as a fixture. 

WIAWSNB

I have to say I've done a full circle on this, and now feel the stove should have been left, unless made clear by the vendors to the contrary.

But, it's 'grey', and there is a near-similar onus on the buyer to confirm.

Mikrt, it would have been shown in the sales particulars, yes? Any mention of it; "A cosy, south-facing lounge with a wood burning whatsit..."? 

I fear your son would be on a hiding to now't, but a good conveyancer could try sticking a rocket up t'vendor's flue and encouraging some comp from the seller.

But I doubt it...

mikrt

I've just been told this morning that the sales brochure mentioned the stove. I have only seen the online version which has now gone.

I did ask him briefly again, but he's said he's not going to chase it up. 

The sellers and him have mutual friends (and kids now go to same primary School)

Life's too short