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Original poster

Vendor not allowing viewing before we exchange contracts

142 replies

notanotherlockdownsurely · 10/12/2020 06:26

I first viewed in September with an estate agent and again the week later after my offer had been accepted. At the second viewing I met the vendors who sat outside while I looked around.
We're now coming up to exchange with completion shortly after Christmas and I need to measure up for where my furniture will fit ( or not)
The vendors are stating that they are not allowing any visitors due to covid restrictions. ( they are elderly and, of course, high risk)
So what would people advise me to do please?
I want the house but I want to know it's in the same condition as I last saw it before completion.

OP posts:
Snowball2020 · 10/12/2020 13:29

So many different viewpoints here.
We viewed the house we are in now once, quick look around (tier 3).
It’s difficult in the current climate, and for obvious reasons some people are more wary than others.

I didn’t know you’re supposed to view again before exchange Blush but even as a child I remember my parents viewing houses once and that was it!

We did have a buyer once wanting to view again for measurements, but that was after exchange and before completion.

iftherewereahorseyinthehouse · 10/12/2020 13:37

@Jenifirtree

Is it really standard to view a house before exchange?
No!
PegLegTrev · 10/12/2020 13:40

It’s widely accepted as standard advise during the conveyancing process.

HerFlowersToLove · 10/12/2020 13:45

@PegLegTrev

It’s widely accepted as standard advise during the conveyancing process.
Again, I've never heard of this advice and have sold 3 houses recently. Where does the advice emanate from? Is it a new thing?
titchy · 10/12/2020 13:46

Those things could happen after exchange.

Exchange means exchange of contract. The contract states the place is sold in a particular condition - normally as in the sales particulars. If there was a post-exchange pre-completion fire/flood etc the vendor is entitled to appropriate compensation.

NB you should arrange upon exchange.

titchy · 10/12/2020 13:49

*arrange insurance.

shallbe · 10/12/2020 14:12

It’s widely accepted as standard advise during the conveyancing process

Na that's bullshit. It might not be uncommon, might even be common, but it isn't "standard advice" for every purchase, as can be seen by this thread, and it's not without risk to the vendor which has also been stated, it isn't black and white enough to be "standard".

canigooutyet · 10/12/2020 14:24

A lot can happen in 3 months. I've had 4 major water leaks in the past 3 months.

Happy to see you have worked something out that is agreeable with you all.

Original poster
notanotherlockdownsurely · 10/12/2020 16:18

A lot can happen in 3 months
Completely agree.

When I sold my last house it was during our first lockdown. The young couple hadn't viewed for three months and we made arrangements for them to come close to exchange. The week before they came I discovered a leak under the bathroom sink, I had to find a plumber who would come out and sort it out and put on a new tap all during lockdown. It had probably been leaking for some weeks I just hadn't gone under the sink so didn't know, the cupboard was already black and mouldy but it got sorted. I'm not convinced my vendors would do the same.

OP posts:
woodlandwalker · 10/12/2020 16:28

I think it's quite reasonable to allow buyers in just before exchange to measure up. I had not thought of the fact that the house may have changed condition.
My vendors didn't want to allow me to measure up post exchange but the EA persuaded them.
My buyers had a surveyor, then three other tradesmen, then came round themselves with a third which was excessive but I allowed it in order to get moving.
With Covid the vendors can just go out or stay in another part of the house when you view. Why are they selling if Covid issues are so concerning? How did they view other places? How will they manage on moving day?

IndecentFeminist · 10/12/2020 16:46

I've never heard advice to view close to exchange. In probably upwards of 10 transactions.

So you're not unreasonable to ask, they're no unreasonable to say no...even without covid.

Original poster
notanotherlockdownsurely · 10/12/2020 17:09

Why are they selling if Covid issues are so concerning? How did they view other places? How will they manage on moving day?

I don't know why they're selling, downsizing I believe
They viewed numerous properties in the ordinary way
Moving day is an interesting one, I imagine they'll have a removal company just as most people do, in fact they've said they've booked one

OP posts:
WB205020 · 10/12/2020 17:20

Our current house we viewed twice. The 2nd time after making the offer which was accepted. I then arranged to return a 3rd time to make some measurements but this was a week from exchange and the reason i did so was we needed to order something to be delivered and we had to make sure it would fit.

if you have an exchange date then i see no reason a week or so before, why you cant visit a 3rd time but if exchange is months away, i would think its a little much to request a third as you would probably want a 4th down the line.

INeedADayOff · 10/12/2020 17:22

I wouldn’t want to be handing over 300k for a house and not view on exchange 🤷‍♀️

I was told it was standard to view on exchange.

thetinselbadge · 10/12/2020 17:27

Our solicitor advised us to view before exchange to ensure the property was in the condition we would expect.

We didn't as we didn't feel it necessary but it is standard advice from some solicitors.

Original poster
notanotherlockdownsurely · 10/12/2020 17:28

if you have an exchange date then i see no reason a week or so before

Yes we have a fairly firm exchange date in a week with completion early january. I haven't seen the house since early October hence my concerns but hopefully all sorted now

OP posts:
PegLegTrev · 10/12/2020 20:31

@shallbe

It’s widely accepted as standard advise during the conveyancing process

Na that's bullshit. It might not be uncommon, might even be common, but it isn't "standard advice" for every purchase, as can be seen by this thread, and it's not without risk to the vendor which has also been stated, it isn't black and white enough to be "standard".

As a solicitor specialising in property having acted on hundreds, if not thousands of property transactions over the course of the last decade I can assure you it’s not bullshit and is common advice. It’s on standard report letters which are issued to every client purchasing. It’s generally within the report on title, which in my experience, people don’t tend to engage too much with. They’re all pretty similar reports as every firm has to tick the same boxes. I have only worked at 4 firms and they all contain it. But do continue to preach because you’re bought a few houses over the years Hmm You’d be on a sticky wicket not to give that advice, as in the event that something was amiss and could have been spotted it’s your job to highlight those risks.
PegLegTrev · 10/12/2020 20:36

No. It’s been around for as long as I’ve been practicing.

I’ll link the standard conditions of sale. 3.2.1 states quite clearly that the buyer takes the property in the state and condition as on exchange. So it’s not difficult to see why it’s helpful to know what state and condition that is by a physical inspection.

tlsprdsitecore.azureedge.net/-/media/files/topics/property/specimen-standard-conditions-of-sale-residential-property-2018.pdf?rev=36b3e84aea024ecbbfedefc01ec9d129&hash=0C2390831E8BF689D8BD9FB43C9643BC

Fennelandlovage · 10/12/2020 21:24

What about suggesting a video tour on phone to check condition and ask them to measure up alcoves and wall lengths/ take photos of cupboards etc if social distancing is the issue - there’s always a way.

Shadowboy · 10/12/2020 21:31

It’s standard to view before exchange. Because there is usually a clause to say that other than wear and tear the condition on completion should be the same as on the day of exchange. So when you exchange you are agreeing to this condition

Mildura · 10/12/2020 21:35

It may well be standard advice from a solicitor to view the property before exchange, albeit slightly hidden in the small print, but it is really rather rare for it to actually happen. At least it certainly is in my experience.

LopsidedWombat · 10/12/2020 21:41

I'm a ftb currently at the stage of waiting for searches and surveys. This thread has given me food for thought. Never heard of viewing prior to exchange to check all is as it was when the offer was placed. In fact, a few people have implied I was ott due to wanting a second viewing!

PegLegTrev · 11/12/2020 05:59

@Mildura

It may well be standard advice from a solicitor to view the property before exchange, albeit slightly hidden in the small print, but it is really rather rare for it to actually happen. At least it certainly is in my experience.
That’s up to each individual but it doesn’t change the advice.
MatildaonaWaltzer · 11/12/2020 09:33

@PegLegTrev this thread shows that most of your clients have not read the standard conditions they sign up to! It’s extraordinary.
I suggest a look at today’s thread “angry vendor doing scorched earth” for what can happen to the house after you’ve viewed it

PegLegTrev · 11/12/2020 10:21

In fairness you wouldn’t expect them to - we’re there to guide them through and summarise for them. But unfortunately many, chose not to read or engage with the summary either and hence threads like this with people so confident but actually ill informed.
My own DH is a perfect example - he doesn’t listen to my advice and then when it bites him on the ass insists it’s my fault!