Buying a home without proper building regulations

fleeze69

Hi Everyone

This always seems to be the place I turn to for advice and I always get brilliant responses, so thanks everyone who takes the time to reply to me.

I have had an offer accepted on a house and am waiting to sign contracts, however from doing some research I have found a few building regulation problems with the converted garage in the property.

The past owner has converted part of the garage (I'd say) 1/4 into a utility and this does have a regularisation certificate (however it is a retrospective one dated June 03).

However then, the past owner has converted another 1/2 of the garage into a study and this doesn't have any council approval. The up and over garage door still functions revealing the remaining 1/4 of the garage so the front of the house looks the same.

From doing research into building regulations I think the study should have a fire escape or ventilation (it has no windows, and only one door which leads to the utility). As well it is only separated from the remaining 1/4 of the garage by an MDF wall, which has been plastered (on the study side) - should this be a brick wall (as it would be loosing heat into the garage).

The seller is actually a well known house builder (don't want to name names), who have taken this house in a part exchange, they want us to move quickly on this so we exchange the same day the current owners move to their new house (built by the well known house builder). We are first time buyers so time is not an issue for us.

I have spoken to the sellers solicitor who said as time is of an issue they won't apply for retrospective permission, so we either accept it "as is" or they will nock the room back down into a garage. I have asked for £2000 (plucked figure out of the air) as a compensation so I can sort out the garage.

Really I am wondering, if anyone knows of any other issues relating to a partial garage conversions and retrospective building regulations that would be of use, and also if I am correct with my comment regarding a brick wall and a fire escape. Also is £2000 a reasonable figure for me to sort the work out, everything looks great its just I want a completion certificate to put my mind at rest.

silvercar

All depends what you consider the "room" to be. IMHO a room without a window is a walk in storage cupboard.

If it doesn't count as a room then it doesn't need a window or a fire proof exit. If you want to make it into a room, you need to introduce a window (or roof light) at the very least.

If it is made from an old garage it could well be single brick and the thickness of a width way brick at that.

Whether £2000 is reasonable depends on what you want to achieve. Putting in a window will be better than when you viewed, should the seller reduce for this?

lincroft1710

The "study" conversion does not comply with building regs and on sales particulars should not be described as such. Any value attributed as part of selling price should only reflect its use as store.

So if you're "paying" for a study in sale price you should renegotiate price with vendor.

fleeze69

Thanks for your replies.

I think the house is a good price, but we wouldn't have put an offer in on it without the study, I'm a freelancer so the study really means I wouldn't be taking up room in one of the bedrooms.

The room does have lighting in it, and is all plastered, in fact it is used as a study at the moment (and sold as such on the particulars). My main concern is the fact that it is only separated from the garage by a MDF & Plaster wall, would this be an issue if I was to try to obtain retrospective permissions? Also would simply making a doorway that leads from the study into the remaining 1/4 of the garage count as a fire escape? You'd escape by walking into the garage (using a door I'd put in), then opening the up and over door from the inside (two spring clips).

Thanks

Adam

silvercar

You know just because the proper consents weren't in place when the conversion was done, doesn't actually stop you from using it as you wis. There is no law that says without building regs you can't use the room.

Where the lack of regs points to safety issues, like standing underneath a partially removed chimney breast with no support, obviously you need to know it is safe.

Here the issues will be insulation and natural light. If you want to use this storage room as a study, there is nothing stopping you doing so.

fleeze69

Thanks silvercar, I understand what you mean, but I'm thinking of future resale value and hassle when ever we sell it in the future. I guess if enough money was knocked off this would solve this.

I have just spoken to a local builder, who said he wouldn't risk it if it was his money so I'm pulling out, unless the current owner can sort out all the necessary building regulations.

Thanks for all your help.