House buyers/cleaning/small claims court

[Mattietoes]

Hoping for a bit of advice, will try to keep it as brief as possible.

We have moved house this week. We sold our house in December to a couple who viewed it four times before making an offer, which we thought was slightly OTT but we facilitated it (they then visited three times more after having the offer accepted, to bring various builders/relations round). Unfortunately there were some delays - we had an offer accepted on a house that fell through because of issues further up the chain, then more recently the buyers’ solicitors held the process up by around a month through being uncontactable/generally useless.

The buyers were very pushy, going to the estate agent in person every week and asking for an update on the sale during the delay. At one point in around March my mum had been visiting us and, when she left the house, the couple accosted her in the street and asked if she had an update on when we would be moving out, and asked if she could take them inside (she refused). Then in May the couple asked to come round and meet us, and spent an hour and a half asking questions about the house/area, then took a video of the whole house before leaving. It all felt a bit much, but we were keen to move so went along with it.

About a week before we were due to exchange, the buyers got in touch and asked if we would have the house professionally cleaned before we left. Initially we said no - I had already started deep-cleaning the house and we were confident we would leave it in a good state. Also, to be honest, it was a cost we couldn’t really afford. The buyers then responded that unless we agreed to the clean, they would pull out (collapsing a chain of five properties). We didn’t feel we had any choice, so we agreed. All this was done via email - we never signed anything, and they never specified anything beyond ‘professional clean’, and that it should happen before completion.

My dad owns a couple of rental properties and has had some bad experiences with professional cleaning companies, so we chose to use my parents’ weekly cleaner. They have employed her for over 15 years, as have many other families in the area, and she is excellent. She attended the day before completion (as they requested) and cleaned the house. This is in addition to a great deal of cleaning we had already done ourselves (oven, fridge, blinds, garden etc.) When we moved out, we thought the house was in an excellent state.

A couple of days ago we received an email from the buyers’ solicitors saying that the house had been left in a ‘shocking state’ and demanding that we cover the cost of having it re-cleaned. They attached a number of photos, mainly showing small amounts of dust on someone’s finger (?!), some tiny areas of dirt left by our movers, some dry leaves in the garden… that kind of thing. No, the house wasn’t 100% spotless - but it was, by any normal definition, very clean. They have asked for an invoice from our cleaner, which obviously we will provide, but we said we wouldn’t pay for any further cleaning. They have now come back saying that, unless we do, they will take it to the small claims court.

I am wondering whether they have a basis for making a claim, given that they haven’t paid any money for this service? We are the ones who paid, and we were happy with the clean! I can see that, if they had stipulated a specific cleaning company to be employed, and exactly how they wanted it cleaned, it might be different - but they didn’t! They just asked that we employ a professional cleaner, which we took to mean someone who cleans for a living. And none of it was ever contracted…

I am in the seventh month of a high-risk pregnancy (which they know) and I must say I could do without this stress! Ironically, the house we have moved into has been left in a really terrible state, not even slightly clean, and a fair amount of the seller’s belongings left behind! It wouldn’t really occur to us to complain, we’re just happy to have moved…

Would just be grateful for any thoughts!

Once completion has taken place, with vacant possession, which yours was, you have no connection with the property. It belongs to the people who bought it.

You have proof that you had it cleaned and if it was cleaned by someone who does it for a living, that’s professionally cleaned, in my opinion.

We had one house cleaned when we left, by the cleaner we used regularly. I’d call that a professional clean.

You didn’t sign anything to tie you to an agreement, you paid for the cleaning that took place and it has cost them nothing. It is now their house and not your responsibility.

I would write one clear letter saying that you had a professional cleaner in, as per the invoice, and therefore you did as verbally agreed. The let them go ahead, chances are they won’t actually file it. Sorry they are stressing you out.

Utter chancers....
Ignore and block imo.

What exactly would they be claiming for? Don't kow tow to these idiots. Even if they find a basis for their claim, I think your defence (i.e. the description of what went on) would not lead a judge to rule in their favour. Let them knock themselves out. I'd simply say, "Go ahead if you think you have a valid claim."

Id tell them to crack on and ignore them.

Let them.

In my least favourite house he'd left 2 skips full of junk, the place was reasonably clean but not great and the toilet leaked. My solicitor told me I could go to small claims but it would be expensive. I doubt they will do it.

Thanks so much all, this is really reassuring. It’s such a shame as we loved the house so much and left it (we still believe) in such great condition for them. We feel they’re being incredibly petty - pathetic in fact - and it’s not the stress one needs when heavily pregnant in the height of summer/trying to get to grips with a new house!!

No I agree provide the invoice and then leave them to it, and ask them not to contact you in person again, just through small claims etc. They’re mad.

I've never professionally cleaned the two houses we’ve sold, and it’s never been raised.

They are bonkers. They would get a terse reply from me stating that the house was left in a good, clean condition with vacant possession and that prior to completion it was cleaned by a professional cleaner - invoice attached.

Then leave it at that and block them, CFs. They won’t do a court claim they are just being ridiculous.

I had a buyer once who complained of a scuff mark on a wall (sofa had been there) and a couple of normal wear and tear matters, plus that they couldn’t get an aerial signal, despite having been told that the estate was surrounded by large and protected trees so they would need a satellite dish. Final straw was a full nine months later when she messaged me to say the gutters didn’t work… no shit Sherlock it was Autumn and the trees had shed their leaves and they hadn’t cleared them.

I sent a very terse message telling her that cleaning gutters after completion was the householder basic maintenance responsibility & never to contact me again and blocked her.

Shame on you leaving some dry leaves in the garden OP!

They sound like the worst kind of neighbours so just be glad you've sold them your house and are not moving next door to them.

I would absolutely ignore it. I cannot believe any professional and normal person in charge of small claims would pursue this. Send them the cleaning invoice and leave it at that. They're probably hoping you'll send them some more cash to 'get it cleaned again' so they are threatening small claims.

I'm no legal but I'm sure there is nothing in a contract of house sale that states the house must be dust (and leaf) free on completion? They're trying it on.