Buying House - No electrical certificates or Part P

[NotAClue0085]

Hi Everyone,

I am completely cluesslees on this so seeing if anyone can advise from their expertise or past experiences.

Myself and my wife are looking to buy a house, it has been listed as being rewired since 2005 we think around 2008-2012. Now the seller can't supply any BS7671, Build Reg or Building control certs. Our solicitor is doing more searches with the council to try and find the work I believe, maybe that's wrong? But he is very thorough and from the old school

Backstory on the house is the sellers purchased it as their forever home it would appear as they have planning permission for a large extension. However they are now getting divorced and want the house sold, bit sad really as it looks amazing and really loved. The husband is an electrician by trade, and they have children so I don't want to say he has not done a good job, if it's his home I bet it is probably his best work but lack of Certs is worrying us slightly. Could he have just not bothered as never expected to have to sell it?

Would getting an EICR be the next best thing? I am assuming that is not intrusive in terms of bashing holes in walls to check cables etc? Not expecting the house to be up to current regs as I guess these change so often, just want to know the electrical install is safe!

Annoyingly same for the boiler installation, no gas safe or corgi cert

Is this type of thing common?

As we have a young child and planning more I want to know things are sound

Thanks
Steve

 

[Wilko]

Although what does indemnity cover? Just protection against the LA fining you? Or them asking for it to be ripped out and done again?

This will depend on the insurance Ts & Cs, but if LBC direct you to make changes this should be the insurable event. As long as you don't ignore an order from them I don't think you'll have to worry about fines, but your Solicitor knows best of course.

 

[FatAlan]

Surely any insurance company would want some sort of EICR before taking the risk of insuring so surely if the LBC had an issue they would also require an EICR prior to ordering any work? Surely it would just make sense to get an EICR done if there were any concerns? Am I missing something?

 

[Wilko]

Surely any insurance company would want some sort of EICR before taking the risk of insuring so surely if the LBC had an issue they would also require an EICR prior to ordering any work? Surely it would just make sense to get an EICR done if there were any concerns? Am I missing something?

That would be sensible
If I understand this insurance product correctly, the risk insured is that of being asked to rectify. For the insurance folks, a report would size their risk but they do that by setting a max £ value to a claim.

 

[Midwest]

OP, I would be a bit cautious when considering buying this property. No certs for electrics or gas; has a completion certificate been issued for the extension?

A friend of mine agreed on the purchase of a property. It had been renovated & extended by a local builder (owner). He had seemed to have done a decent job. They set their heart on it, only to find out quite late on in the conveyancing, that he had not sort building regs approval. They still wanted the property, so were advised to purchase indemnity insurance, which Wilko has spoken about. There is a time limit, after which the council cannot take action, this insurance 'covers' you during this period; bearing in mind you will take on the responsibility for any unapproved works done by the vendor, once you purchase the property.

You need to take advice from your solicitor.