Mortgage lender needed for property with a partial single skin wall

[BeMintFatball]

Dd is a first time buyer. Offer on a mid terrace currently empty as has been rented out for a good number of years. Landlord now wants to downsize his portfolio.

There is a single storey extension across the rear of the property. Mortgage lender evaluator visited and has said the extension represents 14% of external walls and for that reason they will not lend money for the purchase.

Have googled building regs changed 2010 . It’s not illegal to have a single layer of brick but insulation and energy saving requirements mean it’s an unlikely option as a double skin affords more insulation and energy efficiency.

Dd had booked a homebuyer survey but now we think if she can get a lender she should have a full structural survey. If the landlord cut costs on the walls what else did he scrimp on?

My main question - how common is it for lenders to turn down properties with single layer brick walls?

Can you name any lenders for whom this type of construction is not a problem ?

This doesn’t make sense. No one for donkey’s years has built a single skin extension (215mm thick). Even 40 years ago extensions were all built with cavities because of building regulations.
Nearly all houses built before about 1910 were solid wall/single skin, and a lot afterwards, so getting a mortgage should not be an issue.
A photo or the listing might help here.
Bear in mind, the landlord will be offloading his worst kept properties.

How old is the property / extension?

The house was a new build 22 years ago. In 2017 a single storey full width extension was added.

looking at the floor plan, he has extended out as far as he can without the need for planning permission.

I'm now thinking as this alteration was made on the cheap what else has he cut corners on? Was the correct RSJ used ? Was the foundation dug deep enough?

Originally the house had a kitchen and separate dining room. The dividing wall has been knocked through and the back wall opened out into the extension making a huge open plan kitchen / diner. The Nat West has said with the single skin this room is difficult to heat and not energy efficient and poorly insulated and therefore they will not lend the money for the mortgage.

Were building regulations signed off? I wouldn't spend money on expensive surveys without knowing as if not it would cost a lot to get to BR standards.

It is very common for mortgage companies to not loan on over 10% of walls being a single skin wall. It can be not that expensive to actually reduce a % of the wall and could be a good opportunity to get a deal on the property

It sounds like the extension is a gash DIY job. You might find another lender but I would suspect you'll discover as you get further down the line that there are no building regs and if you still went ahead and bought it you'd have a real can of worms...

Ask for the Building Regulations Completion Certificate. That will at least prove the work was done properly.
Also from 2017 they should have all the plans still.
I wouldn’t continue otherwise.

Anyone who buys any house without a full structural survey is an idiot. Start with that.

@HellsBalls dont think planning permission was sought. Looking at the floor plan the extension reaches 2.7m outwards so taking in account the thickness of bricks it is within the 3m limit.

Planning permission no, building regulations yes.
It’s two totally different things.
Were the footings deep enough? Was the oversite prepared correctly? Was the DPC installed? Cavity trays? Etc etc.
Nothing to do with planning permission.

What Highballs said. Even without planning they should have had building regs sign off. This would give you some assurance that the footings were deep enough, correct rsj used. I suspect these don't exist though as building regs wouldn't have approved single layer in 2017.

Houses like that aren't really for ftb, they are more for cash buyers that do renovations that can snap up a good deal

I have a nasty feeling the extension will need to be pulled down and rebuilt to standard. This will mean daughter will have to pull out.

shame as they were beginning to imagine themselves living there. But there will always be another house

Thank you for your help. I didn’t notice the DPC the new wall across is all bi-fold glass doors with a wooden decking onto the garden. The roof is sloping with skylights. It makes a very large attractive living space but is it done right?

A lot of terraces do have single skin walls but they are generally just a small bit at the back rather than a full width extension.

It can't be that common. Every Victorian house in Britain is single skin walls and they aren't unmortgageable. Is it maybe to do with single skin walls beyond the point of cavity walls being standard?

It’s very likely to have been done properly if they also invested in bifolds, skylights etc.
However seeing is believing, and you need to see that completion certificate.

It’s a weird choice to tack on a solid wall extension to a cavity wall house. The cost saving doesn’t really justify it.

@BeMintFatball can you post a picture of the rear view of the extension?

You e got to ask yourself why the bank don’t want to lend the money…they’re not bothered about his heating bills. They’re bothered if the house is repossessed for whatever reason can they sell it and recoup their money. So the fact they’re worried about this and finding a potential buyer would put me off. I wouldn’t fall over myself to find another mortgage company, it could be a hard house to sell down the line.

Got an update: There is a clause from when the property was a new build. Any extension regardless of what it is must have planning permission.
This means despite the extension being within the normal size range not requiring PP because of a clause made 22 years ago by Bellway Homes planning permission should have been gained and wasn’t. Thanks to solicitor being on the ball and spotting this.

if sale goes ahead and bearing in mind the extension is 8 years old an insurance is needed in case within the next 2 years the council decide it’s an illegal build (which it is) and demands its removal .

So the twatty vendor has no planning permission and no building control certificates. Bugger . Dd will be pulling out and the search for their first home starts again.

Does the clause say ‘planning permission’ or ‘permission’. If it is permission it is a clause to stop people extending the houses whilst the estate is still being built. Permission is required from the covenant holder the builder. Once the estate is finished the builder is not bothered.
I would get a full survey and request the building regs certificate.

I think it’s a good idea for DD to pull out. As you say, there will be another house.