Buying a house that needs an extension. Too risky?

[GinFizzExtraGin]

Hi,

I already have this in DIY/Property, but because I'm greedy, I thought I'd post here too for traffic

So there's a house we want to like, as it ticks so many boxes, but during both viewings, we just didn't warm to it.

Plus points are:

It's in a very desirable, commuter village, with butchers, bakerscandle stick makers, pubs, restaurants etc. It's detached with decent sized, walled garden, which isn't really over looked. 4 double bed rooms, en suite to master and a decent size living room and kitchen/diner. Oh and it's within budget!

On paper, it sounds fantastic, but having just two rooms downstairs is quite off putting. They're both decent sizes, if a little thin, but they both feel quite dark, like they need more windows.

We had discounted it, but then after viewing so many other houses, we started thinking seriously with our heads, given the pro list.

If we could extend the kitchen, maybe as a conservative or sun room, that would really help.

It's been on for 18 months and has already been reduced by quite a bit. The EA said there wasn't really wiggle room on the price due to this, but then money talks I suppose, so we are tempted to try our luck and put in a lower offer, so we can extend. Problem is, we wouldn't know if we would be granted planning permission, so it's definitely risky.

Is there any way we could find out the chances of being successful beforehand?

Really appreciate any advice.

Thanks.

Conservatories and smallish single story extensions can be done within permitted development usually, so just have a look at the size allowed and map it out to see if it's big enough to make the difference?

Thanks, @Mishfit0819. Do you know if the same applies for new(ish) builds?

Look on the local council website, you can see whether similar applications (if necessary) in the area have been approved/rejected. Also look around the area to see it there's anything similar - near us a lot of the houses have loft extensions already.

Is it a weird layout? Only I can’t picture a house which has four double bedrooms (and presumably a decent size bathroom) upstairs but only two smallish rooms downstairs. Is there no prospect for changing the downstairs layout?

As PP says, you can often add a conservatory within a certain size without planning permission; you can also apply for planning permission before making an offer, but obviously it will cost you. It doesn’t sound as though you really love this house though. It might just be better to wait until you find something you feel more positive about.

In my area any house built after 1990 has no permitted development rights and anyone who wants to extend has to apply for full planning permission, it’s not necessarily a problem, just means you have to go through the whole planning process so is more expensive and just more of a faff.

@ComtesseDeSpair, I suppose it is, yes. Long, but quite thin living room and exactly the same size/shape kitchen, with the hallway, WC and stairs right in the centre. The bathroom is probably on the small side, compared to the rest of the upstairs.

I can't think of any other way you could change the layout. We could only come up with a kitchen extension/sunroom or conservatory.

If there's 4double bedrooms the downstairs rooms must be massive. Could you just divide rather than extend?

They're a good size, but basically two adjacent rectangles. I think it's the flow that's bothering me. They're not big doubles really. The master us a good size,but the others are on the small size for doubles.

I wouldn't buy a house that didn't suit my needs you'll just end up hating it even when the work is done. Obviously not talking about general diy but massive stuff such as extensions. If it doesn't feel right the house Isn't the one.

Can you link the house?

Is it a "one off" house or one of a row of identical houses?
If the latter, try looking at Council planning site to see if any of the matching houses have done any extensions.
Or Google zoopla history to see internal photos or floor plans of neighbouring properties

If you prefer not to link, can you copy and post the floor plan?

I second an architect. When we had a similar dilemma we paid an architect for an hour of his time to come and view with us and give us an idea of what would be achievable. If you get one that has a lot of experience with the local planning authority they should have a good idea of what you will need planning permission for, and how hard it will be to get.

There is usually no charge for talking to a local authority to get guidance about what you are likely to be able to do.

Some newer builds do not have permitted development rights.

A quick chat now is the way to go.

Apologies for the messy sketch It's early and haven't had much sleep!

Almost all properties can be extended up to 3 meters under permitted development rights (single story extension), looks like this will be extended to double story extensions soon. All your need is building control sign off.

It doesn’t look as though that house has much of a flow and I think you have more cons than pros. The area might be lovely, but there are reasons why the house has been on the market for a long time and is now within financial reach.

Unless you can get a really good price and an architect to change the flow of the house, I’d look elsewhere. If you can get a design for additions and extension before you’re committed, then it might be a goer. I wouldn’t commit unless and until I knew I could do work to make it what I wanted.

We did buy a house I wasn’t sure about. Despite remodelling, it was never ‘my’ house and I was glad to leave it.

@Foxyloxy1plus1, you're right. It's definitely a flow issue. It's weird though, because I've seen lots of other houses that only have two rooms downstairs, but they don't feel like this.

I guess I need to do a bit more research.

The EA said that we were welcome to view as much as we liked, but I would think more than 2 viewings is a bit cheeky unless you are putting in offers. It's not vacant.

Thanks again for all the advice. I can't seem to get through to anyone at the council who knows. That said, I think we're veering towards no again anyway. I don't want to be stuck somewhere that never really feels like home. I think it's too risky.

We're now considering another house, but that also comes with a big compromise. It does feel like home and is lovely and spacious, but it's close to main roads and you can definitely hear the whoosh. Apparently there's an improvement scheme in place, which means by the end if next year, the noise and more importantly, the pollution levels, should have reduced by quite a bit.

What's anyone's thoughts on this?

Personally I wouldn't live near a busy road unless I absolutely had to - mostly because of pollution but also because of noise (and my cats but that may not be relevant for you).

Re: first house. Check any rules put in place by the developer around extending as well as the Council.

Re: second house. Noise bothers different people in different ways and what you need to decide is whether it bothers you. Really do your research on this improvement scheme so you know what it will actually mean. If you end up with a speed bump outside your house, for example, it could be worse not better.

To keep the big issue here is you didnt warm to the house. I have just learned that if you dont feel that warmth about the house it doesn't work out good even with extensions etc. So I would say dont do it.