Seller of house has amnesia

[bernardgreen]

A friend is about to complete on a house that was let to tenants by the owners and has been empty for the past year. One of the items to be resolved is the installation certificate for the un-vented central heating system and boiler. The vendor cannot produce it. The vendor claims the boiler was installed many years ago and a lot of papers have gone astray as the owners have moved house several times since then.

The manufacturer's date codes make it clear it was installed after 2012.

There is other evidence that it was installed in late 2014 or early 2015 and that the person who installed it was a bodger and unable to issue a certiicate.

When challenged the vendor offered the answer that "maybe the tenant had it installed with out telling the owner "

 

[WalksWithTurkeys]

Then you have to factor in the cost of a new boiler, or getting the bodge rectified. Drop the offer price to account for this. It might also be a legal issue i.e. criminal?

 

[JBR]

Or just walk away. There are many other houses for sale.

How about East Europe? That seems to be the up and coming place to live!

 

[WalksWithTurkeys]

In my area houses often sell before they even go on the market. One near me went in weeks, another went before the open day! There is a huge shortage. I suppose in the north there might be lines of Victorian terraces, windows boarded up, the smell of wee inside. Then again I never did understand northern decorative styles. (Ahem, sorry.)

 

[mattylad]

If the boiler is bodged then what else is?
Are there certs for the leccy? the windows, the insulation, the doormat et all?
If nowt is offered then it would suggest that you have to suspect everything.

 

[bernardgreen]

My friend's problem is there are people still after the house. It is an area where houses sell within minutes and often there is a bidding war that takes the price way above the asking price.

 

[joe-90]

If it's good value and location just buy it. Don't let piddling little details get in the way.

 

[foxhole]

Just knock a few grand off the offer, get indemnity insurance, not a criminal matter only civil. You could always get the boiler inspected [at vendors cost if things found need fixing, at your cost if found to be ok].?

 

[joe-90]

If you start being awkward they'll just sell to someone else. If it's good value, just buy it.

 

[EFLImpudence]

Somewhat irrelevant if offers over the asking price have already been made but if I were the vendor I would say the price already takes account of any 'faults' there may be.

 

[longdogs]

Paperwork! paperwork! If they want the house, just buy it and get it checked out afterwards. It all means diddly squat anyway. When selling my house I had to get insurance to cover my windows falling out and killing someone. The EPC on my 60's house had a lower rating than my house now which is 130 years old, probably because I wasn't using low energy bulbs. I did get a valid heating certificate even though it looks like it was installed by Frank Spencer.

 

[HawkEye244]

Have it serviced, what would that cost £70 quid? Could do this prior to exchange of contracts if the seller is willing.

I think people who use building certs/ lack of them to get a better price are more likely to lose out, as it puts the seller on the defensive, and it only takes one emotionally immature solicitor/ estate agent to cause a rift between parties that could ultimately lose them the house. I've seen it happen. It all comes down to how much they want the house, personally I'd go round there and state my concern to the owner (no funny stuff), and try and talk them into having a service by a plumber I provide, I wouldn't mention money at any point. You never know, if you are smooth enough your concern might register with the vendor enough for them to lower their price without even asking, I wouldn't trust an estate agent to do any of this though. That's just what I'd do.

Edit : Sorry I misread there, the property is unoccupied which means you can't have a face to face with the vendor, shame really as you've got to rely on the agent as the go between, difficult one.

 

[bernardgreen]

They are going for the house and will sort out the problems afterwards. The heating system does not comply and the vendor has agreed to cover costs of it being made safe as per regulations. This agreement came after "advice" to the vendor that having accepted rent from tenants while the heating system was ( possibly ) not safe had left the vendor open to prosecution.

The vendor's agent or solicitor may have suggested to them that if they decide not to sell to my friend they will still have the same string of problems with any other buyer.