If no face plate then definitely just put a little flylead from the back box to your wago.
General Discussion: Property thread
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posted 1 Sep 2019 18:04, edited 1 Sep 2019 18:04
1 Sep 2019 19:17
12 Sep 2019 10:08
12 Sep 2019 10:26
14 Sep 2019 11:48
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
25 Sep 2019 20:33
26 Sep 2019 08:27
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?
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?
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.
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.
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
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
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.
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.
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
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.
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.
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).
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).
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