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HIP HIPS....... HOORAY?
No, this is not an outpouring of great joy. On the contrary, it is a little more regulation we will all have to deal with if we own a house and as many rural properties include a house that may mean you, though there is a joyous twist in this tale, so read on. I should point out that many a farm may be exempt from this gorgeous policy and your land or sales agents will be able to advise you on the exemptions. As usual, it will all come down to interpretation of what is commercial with the ubiquitous uncertainty that is a feature of government policy. In other words they regulate, we interpret and are prosecuted by some jobsworth if we get it wrong - ah, deep joy!
Our illustrious government is bringing in Home Information Packs or HIPs for short. These are meant to provide would be buyers with information about a property to decide whether they want to buy it (we used to call them viewers) and of course the seller will have to pay for it. The fact that we have had a property market, in this once green and pleasant land, for centuries does not matter because this little gem has created jobs for a whole legion of energy assessors who will attempt to establish just how energy efficient your place really is. So, if you enjoy an open fire, don't have solar panels or a wind turbine in the garden, you might put one or two members of the Green Party off buying your place.
A HIP is meant to provide information that is compulsory and voluntary. The compulsory part includes, amongst other things, a sales statement summarising the terms of sale (estate agents already usually provide a memorandum of sale), an energy performance certificate (as referred to above), evidence of ownership and other title information (usually available from HM Land Registry in any event and available for little cost if you have the title numbers that any decent seller would provide) and evidence that the local authority and drainage searches have been requested. Voluntary information relates to the usual property information forms included in the sale - will you provide it ...no, and nor will I until a sale is agreed.
One of the justifications for HIPs is that it will save on carbon emissions. Clearly, at the forefront of buyers' minds is energy efficiency. Many older character properties may well be less efficient than a modern box on a new housing estate. This may be a worry to those of us who live in the sticks as there may be many a buyer who will sacrifice the views, location and tranquillity of the countryside for a town dwelling on a new housing estate, possibly on the site of an old Coal Board slag heap or what was once a school playing field. Of course, we are all concerned about climate change though, being the cynic that I am, I reckon that it is all hyped up sufficiently enough to allow the government to find more ways of taxing us - and no you can't burn any bale string.
As usual, all this needless bureaucracy was much more embracing but the government has had to tone it down a little and has only recently received a legal challenge from the Royal Institute of Chartered Surveyors, God bless 'em. The court has apparently ruled that there is a persuasive case for bringing in energy performance certificates separately from HIPs. This has resulted in HIPs being delayed until 1st August and then they will be phased in starting with properties with four bedrooms or more. No, it's not a bedroom it's a study.
So, if you need an energy assessor there are loads of them kicking their heels at the moment - don't try to find a plumber or a joiner or a decent brickie though because seemingly nobody wants to be these anymore. Welcome to Europe.
It occurs to me that if those members of our government, who are bringing in this nonsense, were running a business its failure would be guaranteed. I can't actually remember the last time I was paid for failing and I am certain you won't be able to either.
Yet again, another shambles.
We'll try to keep you posted on this issue so watch this space. Anyway, must go, I need to put my bins out - it's the green one this week.
Mark Bracegirdle FCCA FMAAT
Note - the above article expresses the writer's personal opinions on the premise that the country is still a democracy. No animals were hurt in the production of this article and the names of characters have been changed to protect the innocent. The information is as at 23rd May 2007. Terms and conditions apply, always read the label. Thanks for listening.
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