Angry at house seller?

[perfectpotato]

Had our offer accepted, in the middle of the legal process and we’ve had got the fixtures and fittings form from the vendors.

They are taking with them all the column radiators (will be replacing with basic ones), all light fixtures - they had these beautiful sconce marble light fixtures that they will be taking and they are have a fixed mirror in the bathroom, has Bluetooth and different lighting and they are taking that too.

My partner doesn’t seem bothered but I’m really upset, Aibu?

Exactly, it’s fucking weird! Who takes radiators?!!

You wouldn’t have to because the EPC is no longer valid it would have to be done again with the radiators they are selling with the house and the rating could well change .

It’s the boiler that’s significant in the EPC rating for the heating element of the rating. As long as the radiator controls are similar to the ones removed it’s not going to make a significant difference as long as theyre properly installed and tested.

Radiators aren’t considered fixtures. They’re removable fittings and some models can cost thousands. I’ve had purchases where the seller has removed them and replaced with standard models.

So the seller accepted an offer without saying upfront the rads weren't included and removed £000s of rads and you still paid the original price?

They are fixtures as in fixed to the building and part of the central heating system.

You could negotiate to take a conservatory with you if you wanted, that doesn’t mean it’s not a fixture.

They are not fixtures as they're not part of the structure of the building as a conservatory is. They’re fittings. From personal experience our solicitor advised that when our seller removed the radiators, he had indicated he would, as long as he replaced them with standard ones comprising similar controls, made good any damage and provided the appropriate paperwork he was within his rights to do so. It was up to us to renegotiate if we weren’t happy.

We renegotiated, but the solicitor advised that the seller wasn't bound to lower the price as he was replacing them. He advised that fixtures are part of the structure of the building and are relevant to the price of the house. These are the things which surveyors consider when valuing. Fittings, which is what radiators are, don’t impact the intrinsic value of the house and although surveyors will report on their condition and age, they dont form part of the valuation.

They’re part of the structure of the central heating system though.

The point that I was making is that you can negotiate to remove a fixture if you like there’s no rule that says you can’t if your buyer agrees, which you did. It must be clearly stated on the TA10 form though. Ideally the agent should tell you too.

Apparently not. They are removable so dont form part of the permanent structure of the building and have no effect on the value of it. There’s are thr only proviso is that they have to be replaced with standard ones with controls to achieve the same EPC rating,

I personally think this is where the EA should have to take more responsibility for the details in their brochures. We’ve bought homes where various features have been used in the EA brochures as selling points, only to find that as the sale progresses to the TA10 form, the seller is taking them, and backing out of the sale at that point just adds to the overall fees. We’ve never really had a satisfactory response to this as the EAs have always used caveat emptor as the get out.

Many fixtures that are considered part of the building are technically removable - boiler, loft insulation, doors, built in furniture like a kitchen etc. Doesn’t mean they’re not fixtures.

They’re assumed to be part of the sale by default unless excluded on the form.

Whereas fittings are assumed not to be part of the sale unless included on the form. Eg curtains, freestanding furniture, garden furniture etc.

The valuation is just a guideline though. It has no legal status. Even if the roof came off the seller wouldn't be "bound" to lower the price if they happen to have a buyer daft enough not to walk away.

@perfectpotato Have you chased this up with the estate agents or solicitors? What’s the outcome?

I did repost saying I took back the "asking price" comment, just massively below would cause the situation in the Ops post. Don't go bringing God in to it!!

If they were shown in the brochure and it didn’t say they were taking them, then I don’t think they can

It very much relies on the type and size of radiator

eg if it was a 45cm wide x 2metres high column radiator, these give out more heat than a small 45cm wide x 1 metres high radiator that is narrow enough to fit in the space

Either these sellers don’t understand the selling process and costs involved in selling their home including having another EPC certificate done (which they will have to pay for before it actually can go ahead with the sale and if it slips down a band or 2 then there is the resulting purchase price down grade to reflect the poorer energy certification or

they think themselves so clever that they can get one over the buyer.

I really wouldn’t want to be reliant on these people if they are further down the chain you are in

What a stupid and waste of money thing to do

Good god that’s not normal surely !? Removing radiators !!!
In the last 8 years we have sold homes and moved x 2 .
First time , I left not only light fixtures but also all ceiling light shades , all blinds and curtains ( an older property) + there was a large screen wall mounted TV plus full integrated sound system .
It would’ve caused damage to remove any of this so this was also included in sale .
The next house we sold we left all blinds and light fittings but did take some of the pendant light shades because they are easy to remove .
And I took one set of curtains but left all the curtain rail and the fixtures of course ( the new owners didn’t want the curtains )