FTB - Advice Please -

tantan1208

We made an offer on a house built circa 1958 based on the premise that all windows are double glazed, the central heating is working, sanitary fittings are functional and the boiler is functioning properly.

We did inspect it but only checked a couple of windows. Turned on one of the radiators, flushed the toilet, etc. I know we should have checked all windows, and maybe checked all the radiators and boiler. But we didn't.

We commisioned a homebuyer's survey and the result was ok except for the problems mentioned in the first paragraph. we did a search on the net and found that the central heating and boiler would cost us 1.5k-2k pounds, plumbing around 300 pounds plus the windows which i don't know the exact cost but is not that important (i think).

Based on result of the homebuyer's report, can we asked the seller to reduce the accepted purchase price? If yes, any suggestions on how to do this? Can we use the fact that the bank already approved our mortgage application and we just need to sign and return the application for the purchase to proceed?

Any advice would be greatly appreciated.

i don't know if the cost for the central heating repairs and plumbing that i mentioned above are correct so it would be wonderful if someone can give me an estimate based on their own experience in dealing with such things.

Many Thanks.

nadnad

Sorry I'm not clear - what problems are mentioned in the first paragraph?

tantan1208

Sorry :beer:

the problems are:
1. Central heating is not working
2. Boiler is defective
3. Sanitary fittings are out of shape
4. Not all windows are double Glazed

Doozergirl

It's worth trying. Get your quotes - as you are doing, present them to the agent, making sure the vendor has seen a copy of your homebuyers report too and ask for the vendor to drop the price of the house to be dropped accordingly. Many vendors will do so for an easy life, unless these things were already taken into account in the asking price.

Of course use the fact that the mortgage is approved to show your strength!

Then wait and see what they say...Let us know what happens.

HTH!

Ian_W

tantan1208 wrote:
1. Central heating is not working
2. Boiler is defective
3. Sanitary fittings are out of shape
4. Not all windows are double Glazed

Isn't 1 the result of 2? Or does whole C/H system and boiler need replacing? It's immaterial anyway, if it's advertised as having central heating it should be working. If it's not vendor should fix with warranties or pay [by reducing price] for you to get the work done.

Don't understand 3 but again if toilets/washing facilities are defective same as above - stick to your guns on these - no-one else is going to buy it with duff central heating and kharzi not working!! :eek:

Reference double glazing - usually properties like this are advertised in EA's particulars as "part D/G'ed" or "DG where stated" and that should be reflected in the asking price, least that's what I would argue if I was selling the gaff. Probably your weakest point but as it's a buyers market arue for it anyway. Would be my sticking point as vendor particularly if your offer was some way below the asking price.

You are in a very strong position, use it but if they won't give on any be prepared to walk away. Good luck.

nadnad

did you actually mention all this things when putting your offer in? did the estate agent lie to you? on the bottom of all estate agent brochures there is a disclaimer stating that they have not tested any systems within the premises and they don't ususally make any guarantee. Is the price definitely not taking all the above into account already? if not then you could bring it all to the attention of the agent/vendor and try to agree a lower price - also check how long the property has been on the market - if a long time then you may have a better bargaining position. I think this just goes to show though that you should always inspect everything thoroughly and buying a house is a case of "buyer beware"!

tantan1208

When we did the viewing, i remember asking the EA about the windows and he told us that the windows are double glazed. But i think he didn't mention that 'ALL' are DG so i don't have a strong case on that matter.

Regarding the CH and Boiler, The owner and EA told us that the boiler has recently been serviced and the central heating is working properly that's why i didn't do a thorough testing.

Should i talk directly to the owner? or should i inform the EA first?

I've already called the sellerto arrange a meeting but i didn't mention the
reason why i want us to meet. I'm thinking of giving her the HB Survey
and letting her to suggest ways on how we can sort out the problem. If she don't give any suggestions, i will then outline several steps that we can do.

1. Ask her to replace the boiler, repair the CH (i don't know if replacing the boiler would sort out the CH) and replace the old sanitary fittings. This way, she can see for herself that i'm not trying to steal her money. Of course i would volunteer to share in the costs of all the repairs.

2. Ask her to lower the purchase price to cover the repairs. Is 1.5k reduction enough?

Many thanks for all the replies.

Doozergirl

I really think you should negotiate through the professionals on this - it's common practice. It's possible your vendor may find your direct approach a little confrontational?

Go back to the estate agent. It will give the vendor a chance to decide what to do without the immediate presssure - she is already on the back foot.

terrierlady

read the particulars again the estate agents have to describe the windows as part double glazed if only some are, this comes under the property mis-description act. ask for the last service details on the boiler, tell the agent that your revised offer is subject to report already done and that these were the findings, (make sure the boiler has been recently serviced and certificate obtained before you purchase any home).
USE the agent to re negotiate price and be prepared to use this term; PROPERTY MIS DESCRIPTION ACT, if the details prove that the agent has stated fully d/glazed.
They and Trading Standards will take it very seriously indeed,if you can prove what you were told or have written details etc the act carries a large fine.
.

Ian_W

Agree with T/lady & DoozerG that ideally it's better through the Agent. Vendors get very defensive but if you put it through their EA, they will be used to surveys throwing up problems that require some renegotiations and if your concerns are sound they will put pressure on for you, to secure the sale - they don't get paid if there's no sale. Do give them a copy of HBers report - it strengthens your hand, IMHO and shows you're not just trying to gazunder your original offer.

Is 1.5k reduction enough?

Difficult to say - try to get access for estimates if you go for price reduction. New boiler could cost £2k+, whereas a pump would cost a few hundred, complete new system a lot more. Sanitaryware problem & costs unknown.
It's the written EA particulars you need to look at re DG and if it's not described as "fully" DG, DG "throughout" or something similar, partial lack of DG would/should be reflected in the asking price. With older props DG isn't standard, it's something that, arguably, adds value if it's been done.
Best of luck - keep us posted.

meanmachine_2

I don't really see the issue here.

An asking price isn't a legally binding figure, set in stone. After you've done the proper thing and had the building surveyed, you sensibly revise what YOU think the property is worth. In this case you've revised downwards.

The vendor doesn't set the sale price, you do. Remember that.

A sensible vendor, once made aware of the reasons behind your new offer, shouldn't take offence.