Building Regs

butterflysam

Hi

Our house has been on the market for 4 weeks with only one viewing :mad:
The feedback we got from the viewing was fantastic, buyers very interested but unfortunately they have a property to sell.
Our house is 3 years old and in immaculate condition with no work to be done on the house. It is a case of you could just dump your bags and move in.

Previously the house was a 3 bed . We had a 20ft bedroom which we converted into 2 bedrooms when our baby came along. The house is now being marketed as a 4 bedroom. They are still nice sized rooms about 10ft x 9ft one with a built in double wardrobe.

We had the work carried out through a professional builder and it was basically the case of putting up a stud wall and a door frame with a door. This was done using a timber frame, plasterboard and then skimmed over with plaster. Nothing major, no alteration to the house itself (no walls knocked down or altered). There is a window in each room which are safety windows (by that I mean they open fully in the event of a fire), plus a radiator in each room so each room is self sufficient.

At the time we were told that as we were not altering the property structually we would not need planning or building regs. I am now in a major panic as I do not want this to be something that holds us up a later stage. I have spoken to the buliding regs dept in our area and they want £197 + VAT just to provide a certificate. We really do not want to spend any unecessary money if we do not have to, but would appreciate and advice of anyone who has been in a similar position. Thank you

matto

You can find a guide to building regs here

http://www.odpm.gov.uk/index.asp?id=1131116

Personally, if I was buying a house I wouldn't be too bothered about whether building regs existed or not, certainly not for the type of work you have indicated. As far as I'm aware the worse that can happen if you don't have a building regs certificate and the building work is not up to the required standard, then you are required to bring it upto the correct standard. There is also a time limit after which you cannot be forced to bring the building work upto standard.

Doozergirl

I can't see why you'd need Building Regs for putting up a stud wall, especially if you have a complying window. How many people viewing your house are going to know you've done that anyway? (unless you've told them, lol!)

silvercar

There is also a time limit after which you cannot be forced to bring the building work upto standard.

I understand its 4 years.

[Deleted User]

If it doesn't comply to building regs your solicitor will ask you to get an indemnity insurance, but from what you say you only put up a stud wall with door so like Doozergirl said you should be ok.

If anything, I'd pester your ea, 1 viewing in 4 weeks is BAD!

butterflysam

Thank you for all your replies, it has put my mind at rest.

To be honest it is all driving me mad, we have the worst Estate Agent in the world and have signed a 16 week contract that does not run out until the middle of June, so I guess we won't sell until we have put it on with another agent. :mad:

We are buying another new build and cannot reserve our plot until we have sold and our buyers are sold. Looks like it is going to be a long long wait :mad:

Thanks again!!!!

distilled

Doesn't the builder have a part exchange or assisted move scheme?

butterflysam

They do, but we are downsizing from a 4 bed to a 3 bed and there is £20,000 difference between our house we are selling, and the one we want to buy.

BobProperty

Were the windows changed? That is more likely the Building Regs requirement that is being queried.

butterflysam

Hi

No, none of the windows were changed they are all the original windows. They are the fire windows with a catch that lifts up and you can slide them back. All we have done is put up a stud wall and door frame with a door.

Nobody is quering anything but I am worried that when it comes to doing a survey it will be queried as won't it be on the paperwork that it was originally a 3 bed. We re-mortgaged 2 years ago after it was done and it wasn't picked up then.

Doozergirl

I doubt the surveyor will know it was a three bed to even consider the wall a problem, and even if he did I doubt there'd be a problem with building regs.

But, if it is highlighted in the report, an indemnity policy will cost you about £75 - your solicitor will probably suggest this and organise one if it does come up. It's obviously cheaper than getting Building Regs to sign it off but I really think you're worrying about nothing.