Buyer last minute issue, exchange tomorrow - what's going on here?

[dinosaurzoo]

We are due to exchange tomorrow and complete straight away. Buyers have just said they want to "confirm what we are going to do about the various repairs needed on the property" before confirming. This message has been conveyed to me today!

I have zero idea what "repairs" they mean. The property is in good condition with normal wear and tear. They have had a survey and we have been in the process since January so they've had ample time to raise any issues they may wish to.

What is their aim here? I've obviously asked solicitor for clarity about the repair query.

They’re going to knock ££ of at the last minute for these ‘repairs’.

Tell them up front that you’re an adult won’t be playing games.

As I suspected but how do we proceed and get the sale through without conceding? We really need to sell.

Any tactics?

I don’t think we can advise without knowing what the repairs they believe are needed are and if they are reasonable requests or not.

I would get advice from your solicitor. No way would I give into this type of blackmail. Nasty trick.

Also the agent had just "told" me they are going round to visit the property this afternoon for an hour. (We have already moved out).

What should I do?

I'd refuse- although if you're not living there and the agent has keys you can't stop them going round probably.

Why on earth is your agent facilitating this! They work for you!

Talk to your solicitor for advice and get clarity from agent about what they're on about and why no one has informed you, either agent, buyer or via solicitors.

But if we ask the agent to say the visit won't be possible what reason do we give, and will be antagonise them? Is it in our interests to stop the visit?

Normally I wouldn't mind a last minute view before exchange, its often recommended, but they've shown their hand here- clearly going round to make an extensive list of things that "need" repair.

If you are confident there is nothing major to worry about then you could let them go round knowing you'll just say no to whatever they come up with. But honestly I'd just say it's too late, and you want a list of what repairs they're referring to first.

I would ask the agent why they are facilitating the visit, if it’s measuring up then fairly standard however they should asked you.

Regards repairs, how has this been presented? Email from their solicitor? If so just ask your solicitor to pen a standard response, they will have seen this before. If they are trying to get a reduction say no, as they would need to get a revised mortgage offer.

They're going to look around to find repairs for you to do/get money off on. There's no need for a visit, contact agent and remind them that you are paying them, not the potential buyers, it's your house and you haven't been asked if they can visit.

Their solicitor may have told them to view immediately before exchange - I think I'm right in saying that the condition of the property at exchange is legally the condition they're buying. So if a seller had done something mental like ripped out the bathroom before exchange and the buyer didn't know, then they wouldn't have (any? As much?) come back as if the seller did it after exchange.

Can you be there when they view to ask them what the hell they're on about and to show you these mystery repairs?

I would just allow them to view, its not costing you anything at present. Make it clear you will not be adjusting your price at such late notice regardless of what they find. They will either let the sale fall through or accept it.

Lets face it you are dealing with people who have shown their hand and are being pretty dishonest. You need to accept they were always planning this and be ready to move on if they call your bluff

You should be there op. They have gotten as far as telling your agent they need repairs doing.. Your agent is a sap and won't tell them no in a hurry.

Oh dear. Yes, they're looking for a last minute discount. What do you think the repairs could be, is there anything major?

I'd just say that they're welcome to go and look but make it very clear that there won't be any discount/negotiation on price at this last stage. If they've come this far it's fairly unlikely they'll walk away.

It’s completely normal to view a property just before exchange: the condition it’s in at exchange is the condition they are accepting it in.

So I wouldn’t worry about that, just be clear with your lawyer and agent that you do not consider the property needs any repairs, that they have had since January to raise any concerns and that at this late stage you are not willing to enter into further discussions. Exchange and complete tomorrow as planned or go back to your other potential buyer (doesn’t matter if you don’t really have one, just say it!)

We are at a loss to know what they mean by repairs. Have asked the solicitor for details. I'm sure they are a few bits of wear and tear but nothing major at all. It's infuriating.

I agree with a PP; ask the EA what repairs they mean. It's possible the EA lied and said they would be done.

You do have to let them in just before exchange though; it's best practice, so they can ensure the ceiling hasn't collapsed because as of tomorrow, they are liable for those costs.

This visit is standard in France before completion. I always ask to visit with the agent in UK just before completion as well, having once bought a house where everything had been stripped after exchange, including the door handles.

if you have left it as you would wish to find it, and the agent is accompanying, I wouldn’t personally mind this ( though I would try to be there myself).

Presumably they are going in for their final check.

Obviously asking about the repairs is very odd if this is the first you have heard of anything.

But why have you even moved out if you haven't exchanged yet as nothing is a done deal until exchange followed by completion?

I have had a buyer pull out at 12 noon on the morning of exchange before.

Make yourself impossible to get hold of

Contact your EA and remember you are their client, not the buyer.

Tell the EA that you do not authorise a visit to the property today, but the buyers can visit tomorrow once the exchange has taken place.

Who's to say they're not going to go round there and break something to then claim they need money off for repairs?

If they argue then say you need a full list of repairs emailed over prior to the visit and then you will potentially reconsider them visiting today.

They offered based on the house's condition when they previously viewed it, so any "repairs" should have been discussed long before now.

Absolutely normal to view prior to exchange and should be encouraged. It could have been months since first viewing and who knows what havoc might have happened since then!
Regarding the 'repairs' it's possible they asked for something after the survey results and the EA hasn't passed it on. The buyer is only now realising they haven't had confirmation of the work 😱

As far as the 'repairs' go, unless there has been something specifically discussed before as 'your job' I'd have your agent send an email to their agent stating that 'no request for repairs has been made by your client prior to this notification. My client is requesting further information in writing on this issue" or words to that effect. No mention of 'repairs to be effected', just 'further information'.

It may be that the buyer mentioned in passing "Oh, looks like a new <insert item> is needed here" or "That <insert item> needs repairing/painting/replacing" and considered that a 'request for repair' whereas you considered it to be something they'd be doing themselves.

I'm in the US and all requests for repairs or reduction in price 'in lieu of' are documented in the contracts before signing. If the buyer comes up with other items after signing, tough shit.

A relative bought their first house and discovered the whole kitchen had been removed, even to the extent of leaving a sawn off gas pipe (which is obviously illegal) so maybe they are checking to avoid such a situation.