Buying house-extension doesn't have certificates

[NoToast]

I'm close to exchange and the solicitor has finally been pressured into handing over all the paperwork. For months he's sat on a property information form that needed correcting.

The house I'm buying has a single storey extension of unclear age but modern. It's a substantial part of the footprint of the house and has a kitchen, bathroom and extra living space.

There's no planning permission or building regs for it. It was built before 2007 and in place when the vendor bought it a few years ago. I'm concerned it would invalidate house insurance if I bought. There's also the problem if I come to resell and it becomes an issue devaluing the house. We might also want to build a second storey in the future and this is all going to come to light with the planners/building control.

I love the house. I feel gutted for the vendors as it looks like they've been let down by their original solicitor when they bought as this wasn't raised then and resolved. I understand I could get a regularisation certificate but that building inspectors might insist on exposing parts of the building and it won't necessarily pass.

If you've been in this situation or have any advice, I'd love to hear it.

But it’s only sold STC though surely? So if the new buyer does their research, just like you, this situation will repeat itself again.

You dodged the bullet.

Lots of extensions have no planning permission. It really is not an unusual situation. Always do an address search of any property you are interested in via the local Council planing portal. Will have info on any outstanding work, when new Windows were fitted, any outstanding work or plans your neighbours have etc Do this as soon as you find a house you like. Saves wasting your time if the neighbours have an extension planned which changes what you are looking for in a house

It’s sold for now but expect it to be relisted again soon. Just for fun and because I’d be feeling beleaguered and buggered about I’d call the estate agent and tell them about the issues and illegal marketing practice.
You’re better off without the headache of the property but it is a shame about the stamp duty issue. Think of it this way, any gains made by not paying stamp duty could have been eclipsed buy remedial works costs.

Thanks all. Yes, I'm watching properties so I'll see if it gets relisted. Forgot to put in my last post, my solicitor advised the estate agent it shouldn't be marketed as a 3 bedroom but didn't make any difference.

That cleared up the residual guilt towards the vendors, they know full well there's a problem. I was giving them the benefit of the doubt but they didn't disclose any property alterations on the information form.

If it was me, I'd want to be upfront and make sure the buyer knows there's an issue. Weeds out those that aren't willing to take it on from those that are less risk averse.