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Original poster

Buying house

43 replies

Viperex · 15/01/2023 09:13

After advice on a property that has been in process with the solicitor for months . We are really close to completion when some of the enquires are left only to answer. Just on Friday these enquires were answered and one Major sticking point that has come out is the Dormer which has been there for 6 years does not have a building reg certificate . House was advertised as a 2 Bedroom, and sellers are saying to take indemnity policy . My solicitor has left it up to me whether to proceed ahead , if i do the mortgage lender would have to revalue it also. Also I'm paying 48% deposit . Any advice as what to do never purchased a house before

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Sodamncold · 15/01/2023 09:18

I find your thread very confusing!

MrsElijahMikaelson1 · 15/01/2023 09:18

Walk away.

yorkshirepudsx · 15/01/2023 09:19

I'd walk away, if the mortgage lender is yet to value etc they will pick up on things like this and could end up refusing you

ArseInTheCoOpWindow · 15/01/2023 09:21

Ask your vendors to pay the indemnity.

midgetastic · 15/01/2023 09:24

Advertised as 2 bed - is that dependent on a room in the dormer ?

Original poster
Viperex · 15/01/2023 09:25

They have valued it but they did not know about the dormer had no building certificate hence if if they revalue it , they might lend lower or nothing at all

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Dougieowner · 15/01/2023 09:26

As PP had asked, is the dormer one of the two bedrooms?

Original poster
Viperex · 15/01/2023 09:27

Yep was advertised 2 bedroom with attic space . Guess they already knew it had no building registry

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Original poster
Viperex · 15/01/2023 09:27

Nope dormer is separate and was built 6 years ago

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JamMakingWannaBe · 15/01/2023 09:35

No excuse for building work done 6 years ago not to have Building Regs.

If you really want the property, ask a local builder how much it might cost to formalise the extension and take it from there.

superdupernova · 15/01/2023 09:37

If a loft conversion is advertised as attic space and not as an extra bedroom then it usually means there's no building regs and it can't count as a bedroom.

Sodamncold · 15/01/2023 09:37

Your solicitor sounds shit

a) not to have uncovered this much earlier
b) to say that up to you and not offer any professional advice on previous experience in this regard (this is a fairly common occurrence)

Orangesare · 15/01/2023 09:39

You need to find out if it was done without any inspections from building control or if the final inspection was missed or if they failed to send in any required certificates?
If they simply failed to organise the final inspection then that can be done really easily although it will delay things by a week or so.

Sodamncold · 15/01/2023 09:42

Other properties in immediate vicinity… similar extension?

if so, likely very straightforward

midgetastic · 15/01/2023 09:44

What regulations are needed if it's not a living space ?

To convert : use as a bedroom you would need them but I am less sure if you need them because a window was added to the attic soace ? Does anyone know ?

Petronus · 15/01/2023 09:49

If I’ve understood this right, they’ve only advertised it as attic space and so everything is entirely above board and they’ve done nothing wrong. In which case I can’t fathom why the mortgage company would revalue (and with you putting down 48% they probably won’t care because it’s still a decent risk for them) and while you can pull out for any reason, it sounds like you’ve not properly understood the implications of the listing and the vendors have been honest.

TiredandLate · 15/01/2023 09:51

It sounds like it was valued as a 2 bed with attic, so hopefully the valuation won't be affected.

I'd want more information about the building work, why it isn't signed off and if it can be rectified quickly.

I bought a house with no building regs, but the work was done decades ago so I wasn't particularly bothered. 6 years is recent and would make me wonder why, my gut says the fire regs might not be up to scratch.

Only you know if you're paying the going rate for it as a 2 bed, or if you've overpaid for the attic space.

Original poster
Viperex · 15/01/2023 09:59

There are other property's on the same road which have been sold as 2 bedrooms with attic space . Although this is a dormer extension which has been built with no one asking for permission , council or getting building reg to sign it off. But lenders when they valued it after the fact the solicitor found out there was no paperwork at all for the dormer

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yorkshirepudsx · 15/01/2023 10:32

Viperex · 15/01/2023 09:59

There are other property's on the same road which have been sold as 2 bedrooms with attic space . Although this is a dormer extension which has been built with no one asking for permission , council or getting building reg to sign it off. But lenders when they valued it after the fact the solicitor found out there was no paperwork at all for the dormer

I once looked at a house and it was 2 bed + attic space, asked them why the attic space wasn't counted and they said it wasn't cost effective for them at the time, they didn't want to have to follow bedroom regulations & have central heating put up there. So wasn't classed as a bedroom, they used it for their kids tho 🤦‍♀️

RoseBucket · 15/01/2023 10:35

Petronus · 15/01/2023 09:49

If I’ve understood this right, they’ve only advertised it as attic space and so everything is entirely above board and they’ve done nothing wrong. In which case I can’t fathom why the mortgage company would revalue (and with you putting down 48% they probably won’t care because it’s still a decent risk for them) and while you can pull out for any reason, it sounds like you’ve not properly understood the implications of the listing and the vendors have been honest.

This!

Original poster
Viperex · 15/01/2023 12:13

Is it also worth to ask a level 3 Building survey ( structural) that at least its safe ? it has been up there 6 years and also with it being covered up the layout would a surveyor actually find anything structural wrong to it ?

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Sodamncold · 15/01/2023 12:36

Viperex · 15/01/2023 12:13

Is it also worth to ask a level 3 Building survey ( structural) that at least its safe ? it has been up there 6 years and also with it being covered up the layout would a surveyor actually find anything structural wrong to it ?

Why do that rather than ask them to get retro building regs sign off?

Original poster
Viperex · 15/01/2023 12:43

There not interested in any reg sign off and as stated selling it as 2 bedrooms, i am only asking for my piece of mind ? Also what is retro building sign off and what would it cost

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Sodamncold · 15/01/2023 12:47

Viperex · 15/01/2023 12:43

There not interested in any reg sign off and as stated selling it as 2 bedrooms, i am only asking for my piece of mind ? Also what is retro building sign off and what would it cost

Council come around and sign off!

Original poster
Viperex · 15/01/2023 13:02

Also i forgot to add it was a loft space with stairs already there , vendors then converted it to a dormer . Also rads are fitted .

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