Extension doesn't comply with planning permission

[Ontheflipside_]

We got the surveys back for a house we have an offer accepted on today. There are quite a lot of things that have come back but the most concerning is that the extension that's been built doesn't comply with the planning permission that was granted. As far as I can tell it's missing the steel beam which is what the issue is.

Also, our surveyor has estimated c.£10k of urgent work that needs doing and that doesn't include the garage, roof, windows and floors which are also all 'urgent'. Not sure what to think of it. Any advice appreciated...

work out the cost of all the remedial work.

subtract that from your offer and tell them you are offering less because of the work that needs doing.

If the beam is definitely missing then I'd run a mile. No indemnity policy is going to help you if the ceiling falls on you.

To be honest my advice would be to forget about it. Assuming the steel beam was supposed to be supporting something it's a serious safety issue.

Other option would be to drop your offer by 20k but you just don't know what else they comprised on.

Is the beam actually missing or have they just not been able to confirm it exists? Eg have done a visual inspection only

I would walk away.

Hmmm I know. I'm feeling really uneasy about it all, especially as there were lots of things our surveyor also couldn't get to. It's a Victorian house and there is a cellar which is blocked off with insulation. I find this a bit weird

It's missing...

Jeez, personally then I think I’d have to walk away. If they’ve messed up something like that then it sounds like you’d be buying a long term headache

It sounds as if it doesn't conform to building regs rather than planning permission. Ask the vendors for a copy of the building certificate and if they cannot provide it, reduce your offer. Unless you were planning to buy a perfect house that required no work, in which case, walk away.

Take back your offer completely or tell he vendor it only stands if they have the repair work done first.

The survey says it's both that it doesn't conform to. We don't mind doing some work but we weren't planning on buying a property that could need major structural repairs

Yes, also considering this. Our survey says there is quite a lot they need to do and then we would need to pay for specialist checks etc to make sure it's all now compliant/ things that don't work now work

I’d move on , they know it didn’t comply and we’re happy to hope it wouldn’t come up , it will be a money pit

The planning permission has nothing to do with the potential structural defects. The latter relates to building regulations, as raised by someone else above. Ask for the building regulation, which is more important that the planning permission. The building becomes de facto legal if works completed > 10 years ago.

Ok this is helpful, thanks!

The final costs could be significantly higher than quoted for the urgent repairs and plus you mentioned the windows, roof etc that needs doing. I would detach myself from this property and move on.

Just had a look and it says the garage and extension fail to comply with the building regulations and are 'still under completion'

Usually the building regulation certificate is provided by vendor during the conveyancing. But perhaps there is an obvious breach that was picked up by surveyor, I would give a call to the surveyor to confirm as regulations keep changing and it might have been compliant at the time (which is what matters).

Ok good idea, thanks. I'll do this tomorrow