No completion certificate for extension

[WalkinginMemphis2]

Tearing my hair out!

We had small kitchen extension done 7yrs ago, all above board sought planning/building regs, ended up being a permitted development due to size. But we paid for the local authority inspection package, plans signed off etc. And used a very reputable local builder.

All fine no problems. V happy with end builder. DH dealt with all the council stuff and I dealt with builders and water company and electric provider.

Anyway coming to sell we have a raft of paper work from LA, gas safe for new boiler and NEIC for electrics but no 'completion certificate' this is the first I've ever heard of such a thing. Although reading through all the stuff we bought a package that was supposed to cover this.

Buyer's sol being difficult, we have set them everything we have and can both remember someone from local auth coming round at various points and have been back in touch with builder who has confirmed yes he would have arranged all this. Like I said v v reputable builder with big waiting list so I have no reason to think he wouldn't have booked in all the inspections. But we just don't have this damned bit of paper.

Here's the kicker tho, the remedial action if all parties amiable is insurance, which yes we know and would be quite happy to pay for but understand this doesn't solve the issue. However for that to be an option

we're not allowed to check with the council to see if its all being done and it was merely a case if us not having ever requested the cert. As neither of us knew we needed one (well DH would have done if he'd have read the bustard letter properly). Or the inspection has never been done as this prejudices the propective insurance policy apparently. We've paid for it i know that bloody much as have the invoice and receipt!

Any one had anything similar either as a buyer or seller? I'm so upset we're just not normally the sort of people who don't do things properly.

Everything online comes from the position of the seller having done it on the QT and never having got planning/building control from the outset - but thats not the case here, we have absolutely loads of documentation from the LA regarding it so went down proper channels and a full planning ref (which suspiciously the 3 isn't coming up on the planning portal but we've been told it should) even have two sets of plans with big approved stamps on, just not this particular document. And apparently if we want to get it checked retrospectively they would have to dismantle it and have itre-built.WTAHsurely that's madness?!?

Like I said builder v reputable and popular and I just can't see him not having done this , he arranged for and counter signed the electectrical cert stuff and the gas safe one even though he sub contracted these bits, so I can't imagine he would have ever not followed the building control process.

Surely there's got to be something we can do as we have followed the proper process so far as we knew and have loads of documentation to prove that.

@Frigglet yes I knew what you meant and we actually do have that it's on special paper and the letter it came with said it wa so important it should be kept with the house deeds....no one's asked for this though, just the one bloody thing we don't have which no one saw fit alert us to the importance of!

I have a feeling it isn't @Parkerwhereareyou we know checks were done throughout! But there's no way we can check now as if the inspection hadn't been done or there was some kind of a problem there would be no remedy to this, currently, if we don't enquire there is indemnity insurance but enquiring with the LA at all invalidates this, it's like some crazy chicken and egg game.

Have you checked Council website
In our region it will be quite clear from that if CC has been granted or not

@user1487194234 yes because it was a permitted development as only small and was done with building regs rather than requiring full planning permission it was never placed on the planning portal apparently - so annoying!

@WalkinginMemphis2 Have you asked the council to come and do the final inspection to sign it off if you have paid?

Don't rely on indemnity insurance. The issue for many buyers is the worry as to WHY there is not building control certificate...ie built by a bodge it merchant which is often the case. I refused to proceed with a purchase in the same situation and just pulled out despite being offered insurance..as the insurance won't cover the damm thing being built badly etc.

Try your best to get it finalised as I subsequently did get to know the people that bought the house...it was fine in the event but they got a whopping discount as a result

Depends on your buyers, but if I was worried about the work I wouldn't accept an indemnity as it is a complete waste of time as out of time for building control to enforce anyway so literally money for nothing and offers no protection against shoddy workmanship. With that in mind I'd chase the council for a completion certificate.

However it's equally possible that your buyer will be quite happy to accept an indemnity and someone will be quite happy to sell you one despite it affording no protection whatsoever.

It won’t be on the Planning portal ,try the Building standards register

@Sunflowergirl1 that is totally not the case here....we have everything regarding it i.e electrical and boiler certificates arranged bud the builder and he he has confirmed in writing (the builder) that he would have done it and we should just call them (the council). I’m not sure why not having a piece of paper means someone has down a bad job. it’s not a bodged job, very well known builder locally.

No that is what I ideally want to do as we know for a fact there were inspections as we went along but the solicitors have said wait.

@WalkinginMemphis2

I cannot for a moment imagine why the solicitor is saying wait....just get the certificate. No reason why not if the interim inspections have been done and you have all the gas and electrical certs....is easily sorted out and buyers will be happy

@Sunflowergirl1yes I know I’m very frustrated, I think it’s a total lack of understanding of what it actually protects against....in our situation (given we have approval) and 7 years has elapsed its not going to do squat, all this is doing is dragging it out, as what I believe is that the 2 interim inspections were done (my DH can remember the one prior to the roof been done vividly) but not the final one, so getting that sorted (and god forbid any work which I think having gone through everything is highly unlikely - but you never know), is going to take time. Also I want my bloody certificate which I paid for!!