Planning Permission - Is there one or is there none?

[peteneras]

I am on the verge of exchanging contract for a house which ticks almost all my boxes. I am paying the full asking price because I really like this house in north London. Amongst other things, the vendor’s EA told me there is planning permission to extend the upstairs third bedroom (the smallest in the house) and although I’ve no plans to extend anything in the immediate near future - not in the next three to five years - I’ve always borne in mind what the EA had told me.

Now that I’m on the verge of taking the plunge, I’ve recently looked more closely at this question of planning permission. I did some research on the council’s website and others and lo and behold I couldn’t find any planning permission being granted for this room extension nor any records of anybody having applied for it. Naturally, I’ve asked my solicitor and the vendor’s EA about this but to date, I’ve not got an answer from any of them.

I am now convinced there is no such planning permission and why the EA had told me there was one is a complete mystery. I now feel I’ve been conned into paying the full asking price too quickly because of this promise. I’d like to know the answers and opinions to the following questions from all you seasoned householders please:

1. How easy or otherwise is it to apply for planning permission to extend an upstairs bedroom bringing it to the external perimeter wall of the house, i.e. within the building itself and no protrusion?

2. Do planning permissions have ‘expiry’ dates?

3. Is it proper to renegotiate the offer price assuming that no planning permission (re the above) is forthcoming, taking into consideration at this late stage of the conveyancing process?

4. Or do you think it’s best to forget about everything and just sign up seeing that the family really like the house?

All input most welcome and appreciated.

I don't know answers to all.

But yes, planning permission expires. (I think after 3 years of being granted)

Sometimes planning info isn't always uploaded to the councils website. That's why solicitors are involved with the conveyancing to finalise and source all documentation needed.

It could be that the estate agent were lying or going on jncorrect information from the vendors

What I have learnt is why ever the agent says is worth nothing.

I have been lied to about countless things by an em agent when viewing/ buying a property.

They have no legal standing and get away with saying anything

If you like the house, expect to pay what you have, you could try renegotiating, but the vendors might be greedy and think they can et the same or better offer from someone else anyway.
It would totally be your risk.

If you weren't planning on doing the extension anyway, it's no great loss

Is it because it's within permitted development rules? Maybe that's what the agent means. I don't know what the rules are though I've read about this on MN.

My vague knowledge of permitted development is you can extend your property up to a limited certain amount by 2016/2017 without planning permission. The gov did this to encourage people to extend their properties as we have limited space and housing stock in the UK as well as to get people using builders etc. HOWEVER, you still have to get it signed off by council, and if you live in a conservation area you may have to apply.

Don't know if it's the same everywhere (I'm in Scotland) but here you can request a 'letter of comfort' from the local authority to formalise their acceptance of a previously completed extension or conversion.

Thank you all for the feedback. Much appreciated.

Yes, Beaverfeaver2, pretty much what I thought too. You’re right, if permits expire after 3 years, then there’s nothing much for me to lose as I have no intention of extending in the next few years anyway. I shall just plough on to completion.

Sounds like permitted development, I woukd check if this is ok with the council.

If not dont buy.