The nervous wait to exchange....

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Itchytrigg said:
We had our valuation last week and was thankfully all fine but we “only” over offered by about 2% I think.

We’re at the start of week 3 and also not had draft contracts if that helps…our seller only offered on a property last week so maybe that’s caused a delay.
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the vendors decided to go on a 2 week do up north so it was delayed sadly.

I hope that is the case, we're yet to get info from them in regards to what they're doing. They were talking about renting up north while their hunt of the perfect house(moving from south) but have yet to have that confirmed in writting.

it feels wrong having to offer so much over asking to secure but it seems to be the norm so I'm guessing lenders/surveyors know this. Offer under was only £2k less and they had an offer over ours but us being FTB means things can/should move quicker.
 
Ugh...my conveyancer has just found an annual maintenance fee in the paperwork for the house I put an offer in for...even though I asked twice in both the viewings I went to whether there was one, and was told fairly confidently by the estate agent "no"! I even emailed the estate agent afterwards and asked them to get the seller to confirm over a month ago, and no one got back to me. I also asked about boundary ownership, and the conveyancer said all the boundaries are shared boundaries...does that mean I may be responsible for contributing if any one of them gets damaged?? (I've already asked this to them, but waiting on the reply). This one worries me, as there's a huge fence which extends all the way from the back of the garden, all the way out to the front past the parking spaces. This'll cost a fortune to repair if it gets damaged, and I already noticed a small bit of damage starting when I went to view.

To be honest these have left a really bad taste in my mouth. I'm in 2 minds about pulling out of this...I'll see what the estate agent/seller says this time.
 
Smeghead said:
Ugh...my conveyancer has just found an annual maintenance fee in the paperwork for the house I put an offer in for...even though I asked twice in both the viewings I went to whether there was one, and was told fairly confidently by the estate agent "no"! I even emailed the estate agent afterwards and asked them to get the seller to confirm over a month ago, and no one got back to me. I also asked about boundary ownership, and the conveyancer said all the boundaries are shared boundaries...does that mean I may be responsible for contributing if any one of them gets damaged?? (I've already asked this to them, but waiting on the reply). This one worries me, as there's a huge fence which extends all the way from the back of the garden, all the way out to the front past the parking spaces. This'll cost a fortune to repair if it gets damaged, and I already noticed a small bit of damage starting when I went to view.

To be honest these have left a really bad taste in my mouth. I'm in 2 minds about pulling out of this...I'll see what the estate agent/seller says this time.
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Be rational. 'All' houses have fences. Better they are formally shared and you split the bill than entirely your problem.

The estate fees are typical if it is a new build as councils refused to adopt them. If you are looking for "that type" of property there is nothing you can do. And they're typically minimal.
 
Smeghead said:
Ugh...my conveyancer has just found an annual maintenance fee in the paperwork for the house I put an offer in for...even though I asked twice in both the viewings I went to whether there was one, and was told fairly confidently by the estate agent "no"! I even emailed the estate agent afterwards and asked them to get the seller to confirm over a month ago, and no one got back to me. I also asked about boundary ownership, and the conveyancer said all the boundaries are shared boundaries...does that mean I may be responsible for contributing if any one of them gets damaged?? (I've already asked this to them, but waiting on the reply). This one worries me, as there's a huge fence which extends all the way from the back of the garden, all the way out to the front past the parking spaces. This'll cost a fortune to repair if it gets damaged, and I already noticed a small bit of damage starting when I went to view.

To be honest these have left a really bad taste in my mouth. I'm in 2 minds about pulling out of this...I'll see what the estate agent/seller says this time.
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most newer builds etc have shared fees.. often they're not that much really, seen as low as £160/pa for e.g.

find out what it is and have a think about it, this is tiny problem over-all I would say!
 
Be aware however fee's can go up with no notice and at no limit, there are no regulations for it and it stays on the property forever. However unlikely it may be.
 
BongoHunter said:
The vendors EA is messing us about now - told us we were over the line and offer accepted, no more viewings/off the market. So we instructed our conveyancing firm and paid them to get things moving.

But then EA just booked another load of viewings over this weekend.

So frustrating to be getting messed about this early in the process - we won't be able to up our offer as it's at the limit of what we wanted to spend.
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Looks like none of the viewings at the weekend came to anything - so at least we're heading in the right direction again! Just got to try and not get too excited as anything can happen in chain....

Bloody hate buying houses - so many moving parts!
 
The one I put an offer in for had a full cash offer so they went with that, I'm on the "reserve list" encase that falls through :( some people have too much spare money laying around!
 
MatsyLR said:
The one I put an offer in for had a full cash offer so they went with that, I'm on the "reserve list" encase that falls through :( some people have too much spare money laying around!
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it's frustrating! basically.

you have to offer over asking then hope that bank agrees that the house is worth that much.. if not the sale either falls through, vendor drops the price or you come up with even more money.

or you get pushed away by someone with 500k in their bank.

madness! this market is broken and I don't see it getting any better.
 
Smeghead said:
Ugh...my conveyancer has just found an annual maintenance fee in the paperwork for the house I put an offer in for...even though I asked twice in both the viewings I went to whether there was one, and was told fairly confidently by the estate agent "no"! I even emailed the estate agent afterwards and asked them to get the seller to confirm over a month ago, and no one got back to me. I also asked about boundary ownership, and the conveyancer said all the boundaries are shared boundaries...does that mean I may be responsible for contributing if any one of them gets damaged?? (I've already asked this to them, but waiting on the reply). This one worries me, as there's a huge fence which extends all the way from the back of the garden, all the way out to the front past the parking spaces. This'll cost a fortune to repair if it gets damaged, and I already noticed a small bit of damage starting when I went to view.

To be honest these have left a really bad taste in my mouth. I'm in 2 minds about pulling out of this...I'll see what the estate agent/seller says this time.
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Maintenance fee on the new build were progressing with is £78 a year, thats's nowt considering others stuff tbh.

As for the shared boundary, disregard, if no one wants to chip in for the fence just getit done to youf liking if/ehwn needed
 
So just had a list of questions from the buyer...

A couple I've got qualms about...

Please arrange for the seller to have the electrics to be tested
I've never had any issues with the electrics, the last work was a sparky moving the fusebox and fitting the car charger.

Please arrange for the seller to have the boiler serviced and provide a copy of the test certificate for 2021.
Boiler was serviced on 26/08/21 - receipt has been provided- no need to do it again in my eyes, they seem to b erequesting a full diagnostic type report

Please provide missing Deed indemnity Insurance for C1 of the Title
When we bought his we were advised to take out this insurance and I have a doc stating I took it and paid for it.
This reads as if they are wanting me again to pay for the insurance but in the buyers name.
 
~Divine~Wind~ said:
So just had a list of questions from the buyer...

A couple I've got qualms about...

Please arrange for the seller to have the electrics to be tested
I've never had any issues with the electrics, the last work was a sparky moving the fusebox and fitting the car charger.

Please arrange for the seller to have the boiler serviced and provide a copy of the test certificate for 2021.
Boiler was serviced on 26/08/21 - receipt has been provided- no need to do it again in my eyes, they seem to b erequesting a full diagnostic type report

Please provide missing Deed indemnity Insurance for C1 of the Title
When we bought his we were advised to take out this insurance and I have a doc stating I took it and paid for it.
This reads as if they are wanting me again to pay for the insurance but in the buyers name.
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1. Just refuse, its not a requirement for a private residential dwelling
2. Provide them again with the test certificate that was given during the last service in Aug 2021
3. Either or accept or decline, but I'd be inclined to call their bluff and say you aren't paying for it (since it's their benefit anyway)
 
~Divine~Wind~ said:
So just had a list of questions from the buyer...

A couple I've got qualms about...

Please arrange for the seller to have the electrics to be tested
I've never had any issues with the electrics, the last work was a sparky moving the fusebox and fitting the car charger.

Please arrange for the seller to have the boiler serviced and provide a copy of the test certificate for 2021.
Boiler was serviced on 26/08/21 - receipt has been provided- no need to do it again in my eyes, they seem to b erequesting a full diagnostic type report

Please provide missing Deed indemnity Insurance for C1 of the Title
When we bought his we were advised to take out this insurance and I have a doc stating I took it and paid for it.
This reads as if they are wanting me again to pay for the insurance but in the buyers name.
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I would do the following:
1. If they want the electrics testing they they can pay for it, if it is a deal breaker then they can jog on.
2. Send them the service you have had done and tell them they are welcome to have an further inspection undertaken at there own cost or jog on.
3. Looks like the solicitor wants to see the copy of the insurance you have you should have got a certificate, if they want additional insurance they can pay for it or jog on.

It is a sellers market if you live anywhere remotely popular so push back hard.
 
a1ex2001 said:
I would do the following:
1. If they want the electrics testing they they can pay for it, if it is a deal breaker then they can jog on.
2. Send them the service you have had done and tell them they are welcome to have an further inspection undertaken at there own cost or jog on.
3. Looks like the solicitor wants to see the copy of the insurance you have you should have got a certificate, if they want additional insurance they can pay for it or jog on.
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All of this.
 
BongoHunter said:
Yeah very annoyed - it's an awesome property would be very sad to loose.

Right on the edge of the South Downs, and a great annex on the property, gonna be hard to find another house like that in budget if someone else does make an offer. Fingers crossed we're still in the running - it has 2 council tax charges and 2 sets of bills due to how the annex was built, so hopefully that will put some people off!
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When you've run your numbers, have you evaluated if the property would be subject to multiple dwellings relief because of the annex? We saved an absolute fortune in stamp duty because of that, and because that's pure cash, it can make more of a difference on affordability than the actual purchase price (assuming your maxing out deposit currently not maxing out lending ratios)
 
rG-tom said:
When you've run your numbers, have you evaluated if the property would be subject to multiple dwellings relief because of the annex? We saved an absolute fortune in stamp duty because of that, and because that's pure cash, it can make more of a difference on affordability than the actual purchase price (assuming your maxing out deposit currently not maxing out lending ratios)
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We've looked into it but don't think we would be entitled for the relief (got a professional checking though!) - as we we will be one family using it as a single dwelling we think we can have the second charge removed and will be putting in an internal door between the two properties to help with the evaluation
 
~Divine~Wind~ said:
So just had a list of questions from the buyer...

A couple I've got qualms about...

Please arrange for the seller to have the electrics to be tested
I've never had any issues with the electrics, the last work was a sparky moving the fusebox and fitting the car charger.

Please arrange for the seller to have the boiler serviced and provide a copy of the test certificate for 2021.
Boiler was serviced on 26/08/21 - receipt has been provided- no need to do it again in my eyes, they seem to b erequesting a full diagnostic type report

Please provide missing Deed indemnity Insurance for C1 of the Title
When we bought his we were advised to take out this insurance and I have a doc stating I took it and paid for it.
This reads as if they are wanting me again to pay for the insurance but in the buyers name.
Click to expand...
We've had this with our buyers and basically told them we wouldn't be up for it but they could do it at their own cost if that bothered (they weren't!). Some friends recently did a full electrical and gas check when selling their place and it caused no end of issues (boiler was condemned and electrics were flagged as needing works) and their buyer pulled out, they had to replace the boiler and faff with other stuff just to get it back into a marketable condition and it appeared to be mega stressful!
 
BongoHunter said:
We've looked into it but don't think we would be entitled for the relief (got a professional checking though!) - as we we will be one family using it as a single dwelling we think we can have the second charge removed and will be putting in an internal door between the two properties to help with the evaluation
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If the annex is completely separate access wise (before you put the door in), and it has "facilities to cook" (sink and ability to put in a microwave is enough), and somewhere to bath (ie toilet /bath or shower), then it's fairly straightforward, hopefully you'll get the answer you want :)
 
How would you guys feel about a shared boundary responsibility on the below? The long side on the right, there's a fence down the entire length of that entire boundary, so not only would I have shared responsibility of the 2 fences in the back garden of the actual property itself (bottom left corner of the red boundary), I'd also have shared responsibility of that long fence with those 5 houses down the right side.

I wasn't made aware of this in the viewings (despite asking about boundaries), and it sounds incredibly unappealing. Thinking about in the future when having to sell on too, it might make it harder to sell...

fwAfE4T.jpg
 
Smeghead said:
How would you guys feel about a shared boundary responsibility on the below? The long side on the right, there's a fence down the entire length of that entire boundary, so not only would I have shared responsibility of the 2 fences in the back garden of the actual property itself (bottom left corner of the red boundary), I'd also have shared responsibility of that long fence with those 5 houses down the right side.

I wasn't made aware of this in the viewings (despite asking about boundaries), and it sounds incredibly unappealing. Thinking about in the future when having to sell on too, it might make it harder to sell...

fwAfE4T.jpg
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Literally no one else would GAF.

You have an enormous plot compared to them, and get shared "enjoyment" from the fence.
 
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