Help -Buying a house chain break

[journey2013]

The house we are purchasing is almost at completion HOWEVER there is a side extension which was done by a previous owner which has no building regs and/or planning permission documentation.

Our homebuyers surveyor did not pick up any issues however did request the above documentation. As they dont have this he requested a structural survey be carried out. The vendors are now asking for exchange asap and will not allow a structual survey of the extenstion.

We need to decide tonight whether to go ahead, can anyone advise on

1. the impact on house insurance ? I rang a major provider and they said they wouldnt cover but then another said they would as long as 'standard' construction.

2. Any impact on resale ?

Dont know what to do, has anyone bought a house in these circumstances ?

Thanks in advance

What did you original structural survey show? You know, the one you had done because it is stark staring bonkers so spend hundreds of thousands of pounds on a house without checking that it isn't going to fall down......

Walk away and never buy a house without getting your own full structural survey.

letsplayscrabble we had a homebuyers report originally (SO wished we had gone for full structural survey!) it didnt highlight any issues but did suggest we got build regs and planning permission documentation.

However vendors do not have any documentation (it was done by previous owner). they have only supplied a letter from council saying no action will be taken as it is over 12mths old.

Our homebuyer surveyor now suggests a structural survery, doesnt expect any issues.

I'm being slightly facetious but I remain amazed that anyone would go for less than a structural survey. You're not alone though - when we bought, our solicitor said that less than half his clients had one done, and this is in a subsidence area with 1920's houses.

If the vendor does not give access for a structural survey then you cannot proceed. Don t be pressured into making such a big purchase.

We are actually selling our house in similar circumstances - an extension was built by a previous owner and didn't have planning permission or building regs. There exists a letter from the council saying no action would be taken and this has caused us no problems when we bought it, or for our buyer.

Other than that, I'd just echo what others have said - call their bluff and insist on the survey. I'm inclined to think they are just trying to hurry things along rather than hide anything terrible, but it's a risk you don't want to take

My brother was very interested in a house that had a garage conversion with an extra storey and then a new garage extension. The vendors refused a structural survey and my brother backed out.
About 10 years later he had to drive down this road for the first time and noticed all the extensions had been removed. Apparently the original owner was a great man for the DIY but more in an enthusiastic underachiever kind of way.

Please rethink. If this isnt sorted run as fast as you can!!!!!!! Sort before exchange.

It depends how long the vendors have lived there wrt how easy it would have been for them to buy the house without pp or br in place. Lenders and solicitors used to take a view on it but about 12 years ago there was a case that went to court (buyers sued solicitor because s/he hadn't insisted on certification on an extension when they bought and the council later tried to enforce iirc) so ever since it has become much more of an issue.

I still think that regardless of how they bought without this paperwork in place, their shiftiness about allowing a survey is worrying.

Hello,

Thanks to everyone for posting. we have now lost the property apparently someone else has put an offer in and we have been declined.

So upsetting 5 months of trying to get there and we were expecting to be in by end of march...................................................the market is very quite so not sure at all how long it will take to get something else :-( :-(

Dont be sad - you dodged a bullet. The only possible reason to refuse a survey is because they know it is dodgy.

What area are you looking in, and what is your budget? I know lots of MNers really love a good property search...

It's rubbish isn't it, but agree sounds like a lucky escape as a survey could be arranged so quickly. They could have caused you plenty more stress before completion if they are that obstructive. Things are picking up round here so hope you find somewhere soon... Get agents to letterbox for you?

Don't be too sad, things have a way of working out. I'm sure you will end up with a much better property or deal.

A friend of mine had a similar situation. They walked away despite the vendors desperately offering to drop the price by 20K. The house was on the market for another 6 months and the next buyer also baulked at the lack of paperwork for the building work. The house as eventually sold for £50K less than my friend had offered as the agents said that all buyers like them were put off my the lack of building regs documentation.
My friend has now bought a great house and despite the upset at the time is glad that they were not saddled with this problem house long term.
You have dodged a bullet

I'm sure you've had a lucky escape. Get a full structural survey upfront next time.

Very sad for you op but i really think you managed to get out of this money pit. Something better come along. X

You did dodge a bullet I think, never underestimate the stupidity of the enthusiastic DIYer.
Some years back DH worked for a HA. He was asked to go out and check over a property as the tenants were exchanging with another set of tenants. On the front was a lovely brick porch. Unfortunately the tenant had built it directly on to the flagstone path, no foundations etc. If you'd leaned on it you'd have ended up flattened.
Then there was the case of the neighbour who called the HA in concern that the roof of the house opposite appeared to be sagging badly. DH went out, inspected the house and found ladders into the roof where there were now 2 single beds. Clearly the loft had been home converted into a children's bedroom, except tenant had sawn through and removed all the roof trusses. House was evacuated immediately.

Anyone refusing a survey has something to hide.

Did someone else really put an offer in, do you think? Or have the sellers withdrawn it from the market to get some proper advice about their extension?

Always get a survey.

Don't take a survey for granted either. Damp hidden under laminate, boarded out walls with tiles on or gloss-painted wallpaper or under carpets will not be found

My number one ace advice is to get a roofing company in to give a 'quote' on the roof. They will have a look and tell you if anything needs doing. Our roof needed 5k. Surveyors don't go on roofs. They can't pull up carpet, see behind walls etc. Roofer said he would have been happy to do this for free.

60k of work later we moved in to our house. After a full structural survey which we recorded and attended.

Even cash buyers will have the same issues, if not the same lender problem. Our solicitor was really quite stern about the paperwork here.

You really shouldn't feel as though you have lost something, OP. Think about it as though you have escaped!

" The vendors are now asking for exchange asap and will not allow a structual survey of the extenstion."

yes.. i wonder why? run run

I can't imagine any non dodgy, reason why a vendor would refuse to allow a survey!

No survey, no sale.