We completed today and our window is smashed

[MrsScamander]

Hi all, I'd appreciate some advice if that's OK?

We are FTB and completed today on our flat. We're not moving in today because we have a month remaining on our rental tenancy so we're going to move in gradually, but I just came round to have a look that everything is OK only to discover a window has been smashed.

There is a small, informal porch area outside our kitchen door which leads to the stairs to the backyard, and it's one of the porch windows that is smashed (not completely smashed but a big hole) and there's a rock on the floor so it looks like someone has thrown the rock through the window from the back lane.

The previous owner hasn't lived in the flat for a while and it was being sold on her behalf from her daughter, so I don't know if they were aware of the damage or not.

Should I call our solicitors to let them know? Will we have to repair the window?

Thanks for any advice!

As the stone is still there you can't be sure if someone threw the rock before or after you completed so you'll just need to pay it yourself I'm afraid.

As the stone is still there you can't be sure if someone threw the rock before or after you completed so you'll just need to pay it yourself I'm afraid.

Correct- it’s your responsibility now (happily it shouldn’t cost too much to repair)

What a lovely start to home ownership!!!

How bloody horrible. Hope it's the first and last issue you have.

I don't think your solicitors will be interested, and they may charge you for a further consultation, even on the phone. Just get it repaired. Shouldn't cost very much. Either do it yourselves or find a glazier.

Bad luck.

Your responsibility to sort out.

don't you have to insure property before exchange shouldn't this cover some of the damage?

Just get it repaired.

Whilst your at it her all the clearly inadequate glazing in the porch replaced with safety glass!

Wouldn't be worth claiming on any insurance mumwon, the cost of replacing a pane of glass in a standard porch door would be lower than the excess.

There’s nothing to prove when it happened and as it’s now your house you’ll have to pay... what a shame

You have no way of knowing when this happened and as you have completed, the window is now yours to replace.

Bad luck.

Maybe put in some sort of reinforced window as a replacement.

You may wish to check your Lease to see if you need consent from the landlord to replace the window if you are also going to replace the frame. Just the glass should be fine.

She's just bought the flat... no landlord! That's the whole pint of the thread

Flats are usually leasehold which means you still have a lease, it's just a very long one eg 125 years, and you pay most of the cost up front and then the ground rent is relatively small.
For external changes you may indeed need consent from the freeholder under the terms of the lease. Sometimes the external areas are under the freeholder to maintain and repair.

We had this and the previous owner paid to have it replaced with no quibbles. Cost about £40. If he hadn't been a tit and cost us time and money by not actually emptying the house I would have just left it.

Once you exchange its your responsibility. I’d not leave it empty though now! I’d move in and leave your rental

Lease rather than tenancy agreement. If you purchased a flat there is a Lease. And a landlord who owns the freehold. 99/100

It's a shame this has happened, but just repair it and make sure you don't leave the new place unattended for too long.