Recent work - certificate issues

[xmxtom]

Hi,

I am very close to exchanging contracts on a house and just got hit with a (serious) issue regarding the work done to the house.
~7y the vendor did a garage conversion (transformed to habitable room) by using the 'permitted development rights' and he has been issued with the final certificate by an approved inspector.
There are a lot of architect's drawings but the certificate doesn't mention anything in it so not quite sure all the beams are installed accordingly.

The biggest issue is that during the above work, another work has been carried out to the kitchen where one wall has been removed.
There is no certificate for this work, and apparently the vendor can't even provide photos taken during the work to prove that the steel/timber beams have been installed.

The only options provided by the vendor is to send a structural engineer to check the integrity of the house, however, as expected, he will not allow any intrusive work, so the survey will be almost useless.

What's your opinion on this? Would you pull out, request a reduction, something else?

Thanks!

Pull out

As if he had nothing g to hide he would agree to the surveyor

Ideally the vendor needs to get a regularisation certificate for the removal of the wall from Building Control. Normally it's possible to get an indemnity policy, but if you are concerned and on the point of pulling out, it is in his best interests to go down the regularisation route. It costs a few hundred pounds, assuming all is well with the works. If not, then at least he and you will know where you stand in terms of the costs of any remedial works.

I had a similar issue with an opening in a wall in my house. I knew there was a beam in there of course, but didn't want it to be an issue when I came to sell. They warned me that it might entail 'intrusive' work, but as it turned out the inspector was satisfied with a visual inspections and drawings.

Unfortunately the vendor is dodging all the options I am offering, like applying for regularization, showing pictures taken during the work, invoices for the beams used.
His only proposal is for me to send a structural surveyor but without agreeing to invasive checks.
I will probably end up pulling out.

Thanks for your replies!

Yeah... He's done it himself.

Walk, OP.

Run. We just received the final building regs certificates for our (extensive) renovation and extension project.

If the job was done to code then the surveyor would have checked the beams were installed correctly prior to painting and decorating. The fact the owner doesn’t have the certificate, nor any photos and is being so obstructive smacks of a DIY job.

If you really like the place I’d get quotes for what it would cost to make this good and lower my offer accordingly.