We purchased a house a few days ago, and have noticed a problem with the radiators in the conservatory. They do not heat up at all even if the thermostat is at 30C.

Spoke with the sellers informally and they have responded saying they have never worked since installation in 2003 due to boiler not being powerful enough to cope with 2 extra radiators. However we were never told before purchase that this was a problem. The house was built 1998 and the conservatory with 2 additional radiators were built 2003.

In the missives it states that the central heating system will be in reasonable working order commensurate with its age and design and the seller is responsible for the cost of routine repairs only and shall not be responsible for the cost of any deemed upgrading or betterment of said items. We have 5 days to report any defects.

Where do I stand on this matter? Obviously i was led to believe that everything was in working order and we now find that the heating in the conservatory does not work, which prevents its use during the winter months. Infact in scotland, its cold most of the time so unless we heat the conservatory seperatly then we wouldn't be able to use it at night or in winter.

Should I be looking for the boiler to be upgraded/replaced to allow the conservatory radiators to be in "reasonable working order"? The house purchase missives seem to be worded in a way so as to prevent us requesting a more powerful boiler to be fitted to allow the conservatory radiators to function normally. If we had known the conservatory radiators were not working, then we would have reduced our offer price for the house accordingly.

thoughts appreciated.

thanks

Hi -- Firstly contact the vendors Solicitor informing them in writing of the problem that you have discussed informally with their clients, asking them what they now suggest, or are prepared to do to rectify this problem that you should have been informed about prior to the conclusion of the sale, futher showing that you are making them aware of your concerns within the Five day period by the dates on the letter, send it recorded delivery so that it cannot be disputed at a later date.

You could argue that as this acknowledged problem existed prior to sale that it was their legal duty to inform you that the system was defficient in providing the heat to the room namely the conservatory that it was designed to, as it stops your full enjoyment of the property as was reasonably expected when it was purchased, and asking them what lengths the vendors are prepared to go to in remedying this situation and putting the defects right.

To add --- You should expect a full investigation by a Corgi registered heating engineer in detailing whether the system can be adapted to fulfill it's requirements i.e. a more powerful pump, or indeed a new higher capacity boiler fitting to cope with the extra demand that the two radiators placed on the system that is obviously unable to cope. ..... (at the vendors cost ).