David Cooper! Las Vegas Bank Owned Foreclosure Investor
Save 20% and more.. For Freee Daily List
email: firstname.lastname@example.org or Call +1-7024997037
You have several thousand dollars of repairs that sound pretty necessary and a home warranty will not help you snce things are already broken. I would see what your bottom line is but send back a counter offer to them to get more things taken care of.
1. The washer and dryer are included, but the seller's disclosure stated they were not hooked (so no surprise there)
2. I believe the heat distribution valves that are rusted are still functional, so not sure if that qualifies under the property condition clause--where would I find that clause to research further?
3. The home warranty would be AHS - their core package and ServicePlus Upgrade (http://ahsflexplan.com/docs/AHS_Pictogram_10.pdf). Would the home warranty really not cover the plumbing stuff that's not working properly now?
4. Our AoS was a traditional agreement, not "AS IS"
5. There is no indoor attic access that we our our home inspectors could find. There are two small vents on the exterior of the house near the peak of the roof, but that's it.
6. The radon averaged 5.3 in the unfinished basement
It would be helpful to know the type of purchase contract that was used in this agreement. Was it an "AS IS" contract of a traditional agreement.
In the event this is the results of an "AS IS" agreement, the seller is not required to make any improvements. On the other hand, if your contract is a traditional one, it will normally include a section that spells out the inspection and repair process that includes repair limits.
Your contract document should be able to be used a a "blueprint" for your negotiations along with your inspection recommendations.
Based on your description, there is nothing that appears unreasonable with your requests. It's simply a matter of you and your agent taking a position that is reasonable in the eyes of the seller. Like it or not, you are now back in the "negotiating" stage and may have to give something up to get what you want.
1. Walk away
2. Negotiate some more (maybe credits towards closing costs?).
3. Or if you like the house enough and can live with what the seller agrees to do, then move forward with the sale.
If you really, really, really want the home, accept if you can live with the repair costs.
If you really want the home, negotiate further before you accept.
If you want the home negotiate further and you might reach a middle ground you both can live with.
If you're indifferent about the home, stand firm on your demands and walk away if you don't get what you want.
I think that anyone who buys their house is going to want to inspect the attic. So they should be paying for an access to the attic. And unless there is a real issue with Radon, I'm surprised they're paying for remediation. The rest of everything else on your list is pretty much expected of a used home.
If you agree to their terms, make sure you check with what is covered in the home warranty and how much is the deductible. Those policies can vary greatly from one insurer to another.