General Discussion: Property thread


Show original post
eazypz
eazypz avatar

3016 posts since 16/4/10

1 Sep 2019 16:39
If no face plate then definitely just put a little flylead from the back box to your wago.
Rirawin
Rirawin avatar

9240 posts since 17/7/05

posted 1 Sep 2019 18:04, edited 1 Sep 2019 18:04
Can you please link us to a suitable flylead that we can connect from the Wago to the copper lug in the top left hand corner. Couldn't find one on Homebase…

However, it sounds safer to put a blank plate on? The TV is a no gap mount, but there's still a slight gap because of the thickness of the mount.

Found a slim one from Homebase https://www.homebase.co.uk/slim-line-double-blank-plate_p401930 I presume I connect the earth wire to that, and it will be earthed with the metal screws that attach the blank plate to the back box?

On a side note, is it safe to leave the wires in its current state for a few days until we get the necessary parts?
eazypz
eazypz avatar

3016 posts since 16/4/10

1 Sep 2019 19:17
When i say i fly lead, I just mean use a bit of earth cable from your twin and earth cable, sleeve it like you've already done in that picture and just link it out.
Link between your wago connector block and the metal back box screw. This will earth the back box.

You can use something like this so you can get the cables through the plate:


Its fine to leave it like that, the only danger is if anyone messes about with it and as its your own home i dont think anyone will.
Rirawin
Rirawin avatar

9240 posts since 17/7/05

posted 1 Sep 2019 20:15, edited 1 Sep 2019 20:15
Thanks for the advice!

Took this direction in the end:

Double SS
Double SS avatar

118 posts since 10/5/07

12 Sep 2019 10:08
Does anyone have any experience with covenants?

I'm in the process of purchasing a house. The house was advertised as freehold and has space for an extension to be built which was an attraction to me in case I wanted to extend in the future. My conveyancer has come back to me and advised there is a covenant on the property. The seller's have stated that since they purchased the property in 2013, there has been no rent collector attend the property so they are unsure who the covenant belongs to. There is also a conservatory in the back with a fixed roof. The sellers state that this was there before they moved in but have never had any issues with it. They have offered to take out indemnity insurance at their cost but I was wondering how it would affect me moving forwards say if I did want to extend? I have done the research in regards to not contacting the covenant as it would void the indemnity policy and how it would cost a lot to get the covenant removed in courts. From the deeds we have been given, the covenant belonged to a Dr in 1935 but it is unclear if it was passed on to anyone
andymakesglasses
andymakesglasses avatar

20226 posts since 26/1/06

12 Sep 2019 10:26
I'm guessing you're in England since you mention freehold.

I can't offer any advice on covenants but in regards to the conservatory / extension if you're concerned about planning permission then you probably don't need to be. Planning laws were relaxed in England a few years ago and extensions extending less than 50% of the width / length of the original house no longer need planning permission.

Search for "permitted development rights", but you should double-check with the local authority's planning department that there aren't any exemptions on that specific property.
DuffMan
DuffMan avatar

14288 posts since 21/2/07

posted 12 Sep 2019 10:38, edited 12 Sep 2019 10:38
Edit: I was thinking of easements sorry.

So is there a restrictive covenant on the land? Is it in the title deeds? What does it explicitly say?
stoney
stoney avatar

17416 posts since 22/1/05

12 Sep 2019 16:30
Your solicitor needs to give you a steer. Indemnity essential. I wouldn’t have thought it would prejudice a future extension but they need to make a judgement.
pops
pops avatar

4037 posts since 2/9/09

posted 12 Sep 2019 17:59, edited 12 Sep 2019 17:59
.
Double SS
Double SS avatar

118 posts since 10/5/07

14 Sep 2019 11:16
DuffMan wrote: Edit: I was thinking of easements sorry.

So is there a restrictive covenant on the land? Is it in the title deeds? What does it explicitly say?

Apologies, I got my friend to look at the deeds. Here’s a copy of the section concerned

Double SS
Double SS avatar

118 posts since 10/5/07

14 Sep 2019 11:48
stoney wrote: Your solicitor needs to give you a steer. Indemnity essential. I wouldn’t have thought it would prejudice a future extension but they need to make a judgement.

I received a draft copy of the Insurance Policy and have just ready through the terms.

The insured (seller) has represented the following;

3. There are no proposals to develop, redevelop or change the the use of the property at the inception date

Howecer, there is also an exclusion as follows;

4. Any loss relating to the development, conversion or change of use of the property (or any application to do so) after the inception date without the prior written consent of the insurer

From my understanding, point 3 was what the seller or sellers solicitor has stated and the exclusion sort of suggests I could possibly do an extension if I have written consent from them. It’s difficult to find out as the insurance is only available through the solicitor
stoney
stoney avatar

17416 posts since 22/1/05

14 Sep 2019 16:18
It’s beyond my knowledge as a surveyor. You need you solicitor to give you a definitive on what happens if you want to extend. Sounds like there is some old restriction in place that needs addressing.
Crackajack
Crackajack avatar

7179 posts since 21/4/05

25 Sep 2019 20:33
Think this is a naive question but how does one go about pricing up/estimating the cost of renovations and financing this (presumably) outside of mortgage lending?

For example, we see a property 20k-30k under our 85% LTV max budget that needs 'modernisation'.

Do we use credit cards to pay for it and or part of the deposit? Survey detail aside how can we estimate costs aside from furniture on a per room / floor place? What to do first? For reference we are looking at 1100ish sq ft terrace houses.

Obviously kitchen and bathroom could be thousands but that seems more longer term.
andymakesglasses
andymakesglasses avatar

20226 posts since 26/1/06

26 Sep 2019 08:27
There are a lot of variables in there.

What modernisation is required, does it need a rewire and new heating? Is the roof sound? Does it need any structural work?

Assuming you have a decent-sized deposit it's worth playing with the mortgage provider's calculator and seeing how your monthly repayments are affected by changes in the deposit amount. Diverting some of the deposit money into your renovation fund will be the simplest way to pay for it, depending on how much you need / decide to spend.

There are lots of guides out there these days, with a bit of creative Googling you can find very rough estimates for the costs of specific things (e.g. cost of sanding floorboard, installing a new boiler, replacing windows, plastering, etc.).

We had a full rewire done in an 80sqm property, it was about 4 grand including cat6 data cabling and flush metal sockets. You can probably take a grand off that for white plastic sockets and no network cables. It was around 2 and a half grand fitted for a new boiler but it obviously depends on the spec. Kitchen and bathroom install were around 4 grand each including all plumbing and tiling (this could be quite a bit less depending on whom you choose), plus the cost of the kitchen and bathroom. In terms of those costs, how long is a piece of string?

What to do first? Think about what will be the most intrusive. If you have the opportunity to live in your current place longer initially while messy / major work is done before you move in it will make things a lot easier. Structural work, window work and rewires create a lot of dust.

If you can live with the kitchen and bathroom as they are then it makes sense to delay them. They will be thousands certainly but also tend to add the most value. I would say that if the electrics and heating need done then prioritise them. It will make the house safer and more comfortable (heat-wise).
stoney
stoney avatar

17416 posts since 22/1/05

27 Sep 2019 17:53
House sale completes next Friday, solicitor says the proceeds of sale will come to me via CHAPA (no Aguilera)
Looks this there are limits and this may be an extra bank charge. Anyone know the score ?
Scottishmark
Scottishmark avatar

528 posts since 25/1/11

27 Sep 2019 17:59
Chaps payment? It’s about 20 quid. Time limits vary from bank to bank but you can usually get them cash out anytime up to about 4.30-5.15pm to arrive the same day. Is that what you’re after?
stoney
stoney avatar

17416 posts since 22/1/05

27 Sep 2019 19:44
That’s fine but Google says there a 100k limit, may be different for a solicitors transfer
Scottishmark
Scottishmark avatar

528 posts since 25/1/11

27 Sep 2019 20:18
I don’t know the ins and outs of the banking system but I am a solicitor and I’ve sent well in excess of 100k by chaps.. so it can be done.
stoney
stoney avatar

17416 posts since 22/1/05

27 Sep 2019 22:37
Ta, it’s like 300k, just trying to see if I’ll be charged for the privilege ?
Scottishmark
Scottishmark avatar

528 posts since 25/1/11

28 Sep 2019 07:56
It’s the same price to send £100 as £1m so it won’t cost any more regardless of amount. I just checked and the last chaps payment I sent cost £23 plus vat.