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Building regs - do they apply?

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lmartin87
lmartin87 Posts: 24 Forumite
in House buying, renting & selling
In the process of buying a detatched property. Solicitors engaged, searches requested and I'm about to return signed contract, TR1 and mortgage deed.

I was aware that an internal wall had been knocked through from the master bedroom to the fourth bedroom to create a dressing room. The space knocked through is about double-door size equivalent, with the rest of the wall remaining in place. However, this has not been mentioned on the PIF.

What the PIF does mention though, which I hadn't appreciated although it does make sense, is that what is now a very spacious lounge / diner was previously separate lounge and dining rooms which have been knocked through. The seller has indicated on the PIF that this change was 'exempt from building regs'.

I'm going to pick up with solicitor tomorrow about these - but does this sound right? As from what I've read online this evening it seems even the most minor change made internally may require a certificate of completion from building control?

Really hoping this does not become a barrier as both us and our vendors are keen to proceed ASAP.
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  • AnotherJoe
    AnotherJoe Posts: 19,622 Forumite
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    I would presume it would be exempt if it was not a supporting wall. Do you know if it was?
  • lmartin87
    lmartin87 Posts: 24 Forumite
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    In case it helps, property was built 2009 and changes were made in 2016.

    4.1 (a) states: "Partition wall (non-bearing) between living + dining room removed"
    4.2 states: "Work was exempt from building regulations"
  • lmartin87
    lmartin87 Posts: 24 Forumite
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    AnotherJoe wrote: »
    I would presume it would be exempt if it was not a supporting wall. Do you know if it was?

    That's what I'm hoping - but Google has be worried :).
  • Doozergirl
    Doozergirl Posts: 33,814 Forumite
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    If it's non load bearing then it is likely that it is exempt.
    Everything that is supposed to be in heaven is already here on earth.
  • lmartin87
    lmartin87 Posts: 24 Forumite
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    I suppose the solicitor didn't mention it in their original enquiries - which perhaps they would have if it was an issue? I'm a FTB so this is all a bit new to me.
  • Doozergirl
    Doozergirl Posts: 33,814 Forumite
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    Your proper survey should highlight it if the surveyor felt it was significant. The solicitor doesn't see the room nor do they understand building regs, particularly. Your vendor has answered the question in a way that should satisy a solicitor but it's your surveyor's job to understand the building.
    Everything that is supposed to be in heaven is already here on earth.
  • davidmcn
    davidmcn Posts: 23,596 Forumite
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    Wouldn't hurt to ask them to explain why they think it's exempt. Often surprisingly trivial works aren't exempt.
  • Doozergirl
    Doozergirl Posts: 33,814 Forumite
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    davidmcn wrote: »
    Wouldn't hurt to ask them to explain why they think it's exempt. Often surprisingly trivial works aren't exempt.
    They answered it. "Non load bearing"
    Everything that is supposed to be in heaven is already here on earth.
  • davidmcn
    davidmcn Posts: 23,596 Forumite
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    Doozergirl wrote: »
    They answered it. "Non load bearing"
    Is it really as straightforward as that? Admittedly I'm more used to the (different but similar) Scottish regulations, but building regulations cover things like insulation and fire safety, so removing a wall may have implications beyond whether it's load-bearing.

    And that's assuming it really was non-load-bearing!
  • Doozergirl
    Doozergirl Posts: 33,814 Forumite
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    davidmcn wrote: »
    Is it really as straightforward as that? Admittedly I'm more used to the (different but similar) Scottish regulations, but building regulations cover things like insulation and fire safety, so removing a wall may have implications beyond whether it's load-bearing.

    And that's assuming it really was non-load-bearing!

    If you ask them again, you'll get the same reply. On the face of it, it's a perfectly adequate response and the vendor has volunteered this info.

    There are many more situations where removing a non-load bearing wall would be exempt (two storey house) than where it isn't (perhaps in a three storey house where fire regs apply and a hallway is involved) and so it may well be fine.

    It is ultimately a surveyor's job to check the house, provided they have been appointed. Questioning the vendor more isn't going to answer anything if the initial answer isn't trusted.
    Everything that is supposed to be in heaven is already here on earth.
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