I am about to buy my 1st home, a small apartment. A row of recessed wall lights are not working in the proposed property. All other electrics appear to be OK (except the bottom cylinder in an immersion heater). In the absence of any explanation by the seller and no possibility of re-entering the property for inspection prior to purchase I would like to understand what the problem with the lights could be and if it may be expensive to fix. All electrics and immersion heater were replaced within the last 2-3 years although no certificates or guarantees are evident so there is no knowing how good the work was. The fact that both cylinders in the heater have blown in such a short time (1 is currently working) is not reassuring. The recessed lights have not worked for the last year which could indicate the problem is not that simple.

Any thoughts would be much appreciated.

I would go to the electric panel. Listen for sizzling from faulty breakers. It may be that simple (especially for the heater).

You may find receptacles that have also failed. You could be in for quite a messy situation if new renovations are done and the wiring has been tampered with. As a secret, look at the receptacle and switch cover plates. If the slots in the cover plate screws are all aligned, likely the electrical is good (has been done by an electrician). You can relax as most likely it would be a minor problem at the switchbox.

If the slots are all misaligned, some Do It Yourselfer (DIY) has tampered with it!

Consult with your attorney helping you with the purchase. He/she should include in the purchase contract that all electrical, and any other mechanical systems, be checked and repaired to full operating condition before you actually purchase the property.

If there is any question as to the condition of any mechanical system, and if there is any chance the work was not done by a qualified installer, items that appear to be working fine should be checked also for any faulty work, that may fail later.

Trying to get anyone to correct any defects after you purchase and move in will be difficult.