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  • FIRST POST
    • Kahon
    • By Kahon 17th May 17, 10:43 PM
    • 4Posts
    • 0Thanks
    Kahon
    Kitchen conservatory
    • #1
    • 17th May 17, 10:43 PM
    Kitchen conservatory 17th May 17 at 10:43 PM
    I'm purchasing a house that has "kitchen conservatory" which now turned illegal. I asked the seller if she had a planning permission as I knew that plumbing needs a permission and she said yes. So I made an offer and it accepted. Had home buyers survey and the servoyer said he'd never seen "conservatory with concrete wall" and I asked my solicitor if that would be a problem and she said let's wait for searches. My bank wanted to have its own survey and mortgage didn't go through. The reason was "kitchen in conservatory" my mortgage is very small, only 14% of the house price.

    So now I found out:
    • The previous owner didn't have a planning permission for kitchen. That means you could only make conservatory which has to be used the same material to the house which is bricks.
    • the conservatory's wall is concrete, not bricks.
    • it's been 10years after its built that means the extension is lawful.

    I'm asking the owner:
    • a big reduction on the house that I can rebuild a proper extension. And the owner will pay for another mortgage application with a bank that its policy is less strict than mine.
    • or even bigger reduction but in cash.

    My question is:
    • when I rebuild a extension would I need to apply a planning permission? Or because it's lawful I could get lawful certificate or that sort of thing?
    • is there a lender who would lend money on that house?
    • how much it'd cost for a proper basic extension with bricks and tiled roof. It's 7mx3m.
    • should I reconsider, not to touch it?

    Any advice would be really appreciated,

    Thanks
Page 1
    • Typhoon2000
    • By Typhoon2000 17th May 17, 11:14 PM
    • 744 Posts
    • 321 Thanks
    Typhoon2000
    • #2
    • 17th May 17, 11:14 PM
    • #2
    • 17th May 17, 11:14 PM
    Kitchens don't need planning permission and most conservatories don't need planning permission. Conservatories can be made of anything, brick, stone glass etc, it does not have to match the house.
    Most likely the mortgage company is classing this house as not having a kitchen ( as the kitchen is in the conservatory and not the house) and hence not able to lend.
    Most extensions fall under permitted development and don't need planning permission either.
    • Davesnave
    • By Davesnave 17th May 17, 11:32 PM
    • 22,887 Posts
    • 88,011 Thanks
    Davesnave
    • #3
    • 17th May 17, 11:32 PM
    • #3
    • 17th May 17, 11:32 PM
    It might cost around £25- £30k to turn a dodgy conservatory 20m2 into a conventional extension with basic kitchen. The exact amount depends on location(labour costs) and ease of access to the site.

    It might count as permitted development and it might not, depending on exact circumstances/location, but the build would have to be inspected at stages and signed-off by the council's building inspector to meet building regulations.

    No one will lend on a house without a kitchen inside the main building with a working sink and ( I believe) H&C water supply.

    Have a look at this:
    https://www.planningportal.co.uk/info/200125/do_you_need_permission
    'A society grows great when old men plant trees whose shade they'll never sit in.'
    • Kahon
    • By Kahon 18th May 17, 12:35 PM
    • 4 Posts
    • 0 Thanks
    Kahon
    • #4
    • 18th May 17, 12:35 PM
    • #4
    • 18th May 17, 12:35 PM
    So would you think the seller needs to do the work to make it into proper extension from conservatory before selling? Could you think of any way that I can offer? Thanks!
    • Kahon
    • By Kahon 18th May 17, 12:39 PM
    • 4 Posts
    • 0 Thanks
    Kahon
    • #5
    • 18th May 17, 12:39 PM
    • #5
    • 18th May 17, 12:39 PM
    Thank you for the advice. Could you think of any ideas that I can do to purchase the house please?
    • PasturesNew
    • By PasturesNew 18th May 17, 12:40 PM
    • 59,620 Posts
    • 348,213 Thanks
    PasturesNew
    • #6
    • 18th May 17, 12:40 PM
    • #6
    • 18th May 17, 12:40 PM
    So would you think the seller needs to do the work to make it into proper extension from conservatory before selling? Could you think of any way that I can offer? Thanks!
    Originally posted by Kahon
    The seller has to do nothing. What they choose to do will depend on their circumstances, options and choices.

    Nobody here can really even guess at the answer to what's needed/desirable as we've no idea what it looks like.

    If you can provide a Rightmove link people might look/suggest.

    If you can't paste links (too new), then paste it - then remove the http:// www part so it can be copied/pasted by those motivated enough to have a look.
    • hazyjo
    • By hazyjo 18th May 17, 12:42 PM
    • 9,321 Posts
    • 11,762 Thanks
    hazyjo
    • #7
    • 18th May 17, 12:42 PM
    • #7
    • 18th May 17, 12:42 PM
    So would you think the seller needs to do the work to make it into proper extension from conservatory before selling? Could you think of any way that I can offer? Thanks!
    Originally posted by Kahon
    Can't see why they'd need to add an extension. There must surely have been a kitchen in the house at some point so they need to move it back in.


    Unless they sell at auction or sell to a cash buyer? You can't force their choice or make them do work. But if they want to sell to someone with a mortgage, they will have to find a workaround.


    Jx
    2017 wins: Opera tickets; film preview; lipstick; Ideal Home Show tickets + afternoon tea & bottle of Champagne; 2 cases of NKD; notebook; bath rack; books; film Premiere; Broadchurch DVDs; lipbalms; hamper (food/wine/Echo Dot/Jo Malone goodies); Avon lippies
    • G_M
    • By G_M 18th May 17, 12:49 PM
    • 40,520 Posts
    • 46,360 Thanks
    G_M
    • #8
    • 18th May 17, 12:49 PM
    • #8
    • 18th May 17, 12:49 PM
    The seller may

    * may or may not not have enough money to do the conversion themselves, which they may wish to do if you don't buy
    * may agree to reduce the price to you, or may not be able to (eg if their mortgage is close to the sale price) or may not wish to (eg if they would then not be able to afford to buy elsewhere)
    * is more likely to agree tto cover your cost of a new mortgage application, as this is a relatively small amount - but may refuse
    * may choose to simply not move

    All you can do is ask and see what happens.

    Is there any quick, easy cheap way to put a 'kitchen' inside the main house? All it needs is to install a sink & cooker in one room. This would then satisfy the mortgage lender. What you do after you've bought the property is up to you - remove the sink/cooker and put back in the conservatory? Build an extension? Up to you by then.
    • lincroft1710
    • By lincroft1710 18th May 17, 2:59 PM
    • 9,479 Posts
    • 7,479 Thanks
    lincroft1710
    • #9
    • 18th May 17, 2:59 PM
    • #9
    • 18th May 17, 2:59 PM

    • should I reconsider, not to touch it?
    Originally posted by Kahon
    May be the best and simplest solution
    • Kahon
    • By Kahon 18th May 17, 3:52 PM
    • 4 Posts
    • 0 Thanks
    Kahon
    Thank you guys. Sounds like it's going to be difficult to find a lender without a change. having another kitchen in their living room might be the cheapest solution in oder to find a lender but its wasting money (Sigh)
    • Doozergirl
    • By Doozergirl 18th May 17, 4:35 PM
    • 23,546 Posts
    • 65,669 Thanks
    Doozergirl
    Could you share the rightmove listing with us?
    Everything that is supposed to be in heaven is already here on earth.
    • glasgowdan
    • By glasgowdan 18th May 17, 10:07 PM
    • 2,300 Posts
    • 2,555 Thanks
    glasgowdan
    Reduce your offer by 14%?
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