advise from a electrician?

ask yourself this question, can i do repairs to my electrics competently, safely and correctly. if the answer is erm not really then please get in a qualified, registered and insured professional in. If you are selling or buying a house get a electrical periodic test carried out, trust this it can save you thousands, as some of my customers are finding out, and no honest sparks will charge hundreds of pounds for a mornings work.