Advertised as including all appliances - fixtures and fittings list now all excluded

[countrystumpkin]

Wondering if anyone knows anything about this or had it happen to them before...

In the rightmove and brochure advert, it stated that all appliances were included on a house we were to buy (had just been refurbished) including large range style oven, fridge freezer, washing machine etc.

However now we’ve had the fixtures and fittings list from the seller and they have excluded everything and now we don’t know what to do!

We went right to our maximum budget on this with the theory that we wouldn’t have to pay out for all the new (expensive) appliances that were included.

Do we have a leg to stand on? Should the estate agent/buyer have to stand by the original statement - as now we feel we have been duped into overspending.

Any ideas? Thanks!

I would absolutely revise your offer. Price up all those appliances and go back. It is a buyer's market. They have been v stupid

Go back via your solicitor and state the fixtures and fittings need to be included as per the original advert, or you will be lowering your offer. Don’t stand for it, as pp said it’s a buyer’s market and that’s cheeky af.

If they back down and include all the fixtures and fittings make sure you arrange to hold back some money until you can physically check on completion day that they have been left for you. Sellers know that it's expensive and hard for buyers to chase them post completion if they take things listed on the fixtures and fittings list.

My friend recently bought a flat and it was agreed in the list that the seller would leave 8 sets of shutters and 4 sets of curtains. Once my friend got the keys she realised they had all been removed. Solicitor advised (as they always seem to) that it was not worth pursuing through the courts.

Yup yup ask for the F&F form to be amended to include appliances or you’ll be revising your offer.

Good news! A little threat of decreasing the price and all of a sudden ‘we’ve decided we’ll leave the appliances as a gesture of good will’

I’m going to put it down to cold hard cfery and hope the rest of the move is painless.

Thanks for the advice!

it states on rightmove/estate agents site that what they state may not be accurate (usually down bottom of page) however there is a maximum they can charge for fixtures & fittings - I think (from what a solicitor said to me when we sold our house quite a time ago!) it is something like a couple of thousand) but if the washing machine/fridge is built in they should charge you anything like that - (below £100 all in I would say!) sometimes - I believe its used as a way of you paying more without increasing the tax - however barter! they cant remove kitchen cupboards surely! (talk to your solicitor!!!!)

@country that's great news but as I mentioned before. You may turn up on completion day to find they've still taken the lot. Get your solicitor to sort something out so that you can check in person before all money is transferred.

In my experience once a CF always a CF

however there is a maximum they can charge for fixtures & fittings

I don't believe that is correct.

It is not permitted to over inflate the value of fixtures and fittings to limit stamp duty liability for example.

However, if I have installed a £5k cooker and that cooker is practically brand new, there is no reason why a sum close to the purchase price can be charged, subject to there being a purchaser willing to pay up of course.