Buyers asking for a 3k reduction

[cared]

I’m selling my bungalow, and the buyers want a discount because there are no fensa certificates. My uncle, who’s a builder, replaced all the windows and doors 3 years ago. I offered to cover the cost of indemnity insurance to finalise the deal, but they declined and are now asking for a 3k reduction instead. The house has had a new boiler, rads, windows, front door, french doors at the back, new bathroom, flooring, guttering, a new driveway, and a few other minor updates. While it’s a small amount in the grand scheme of things, I feel like they’re already getting a good deal considering all the work I’ve put into the place, and honestly, I think they’re just taking the piss. AIBU to call their bluff?

It seems reasonable to me, sounds like you have been corner cutting if no Fensa. Is the rest of the work also done by your uncle or do they get paperwork/guarantees for those ?

Depends what the market is like and if you're willing to risk losing your buyers? I think they're maybe being a bit cheeky but equally they don't know your uncle and might just be cautious. Is it 3k off a 120k house or a 650k house, that probably makes a difference too!

I don't think they're taking the piss. An indemnity has no value to them and they have zero idea about the quality of your uncle's work.

I'd be very suspicious that no certificates were provided and £3k possibly wouldn't be enough for me.

Good luck with the sale, hopefully you both find a resolution you are comfortable with.

Seems like a reasonable reduction to me.

Asking price was £190k, they offered 185. I had two other offers but chose them as they are first time buyers

Certainly does, and with mortgage rates on the rise again I would definitely be wary of doing anything that could lose a buyer.

Are the windows up to code? If so can you pay for regularisation certificate from your council? If you know they are not up to code (pretty poor of your relative to do that), how many windows are affected? How much would it cost to replace them?

Is it too late to get the FENSA certificates?

Why didn't your uncle get Fensa certificates? Is he not a certified installer?

It sounds reasonable to me, and you can probably expect any other buyer to have the same concerns.

they were installed 3 years ago, no issues at all since. Just think it’s a ridiculous thing to ask for a reduction on. Roof, boiler, etc, i’d understand, but it’s obvious there’s no problems with the windows or doors

They are trying it on tell them to bugger off and if they continue with these requests, it’ll go back on the market

No he’s not, but he’s been a builder for 40 years. I think he’s more than capable of putting in a few windows and doors lol . They were installed 3 years and I’ve had no issues at all . Most people I know don’t have fensa registered windows / doors. I don’t know what the big deal is tbh . Roof, boiler I’d understand but not this

The thing is I’m not desperate to sell . I’m moving in with my partner but there’s no rush

I wouldn’t allow that. Indemnity

Is your uncle fensa registered. Are the windows kite marked. Did he do any other work.

Honestly I think that’s really reasonable of them. It looks like you’ve massively cut corners getting your relative to fit them. And while you might trust his work, they have no reason to, and having to replace windows is an expensive game. I’d be thinking of pulling out knowing that

This annoys me, they've already had 5k knocked off. Another 3k is a lot. They're obviously trying it on, thinking they've got you cornered because you won't want to lose the sale. I'd tell them you've already reduced it for them.

Well, as a PP said, it depends on how much you want/need to move and whether you want to risk losing the sale for 3K. Your uncle may have installed the windows perfectly, but you don’t have the document to say that.

Depends how advanced the sale is and whether you’re willing to have the faff of viewings starting all over again, but I think I’d go back to them and say you’ll meet halfway at £1,500 and see if they agree to that reduction.

The 5k wasn't 'knocked off' as some sort of goodwill gesture, it was the agreed sale price. Since then it's come to light that there isn't a building regulations certificate for the windows and doors.

OP it depends on whether you'd be happy to lose the sale over 3k and whether you think you could sell again quickly for a higher price. Bear in mind it is often harder to sell when coming back onto the market again.

I'd tell them to go whistle! You had 3 offers and went with them and they offered £5k less.

Your house is obviously desirable so either put it back on or can you go back the others that were interested?

Especially since you're in no rush.

I’d understand your point if it was the heating, electrics, roof, etc, but it’s just the windows and doors. What do you think is going to happen? The house won’t blow up. They were installed 3 years ago. If there were any issues they would have shown up by now surely ??

I would say no, you’ve already reduced price

It's been a requirement since 2002, if he's not registered you can apply for retrospective building compliance, all buyers conveyancers will want to see proof of safe and compliant installation.

Without knowing how strong the market is in your area, I think an overall reduction of less than 5% of your asking price is reasonable.

I wouldn’t buy a property that had new windows without a FENSA. And I’d be wary now that I know your uncles a builder who cuts corners and has possibly done some of the other work on the bungalow.

did you obtain building regs compliance certificate as an alternative to fensa? If you did, that will suffice