Making an offer subject to planning

struggling-breadwinner

Is it possible to offer a price on a property "subject to" obtaining planning permission for changes to it?

I'm not sure the order you do such things. The property is empty so for s 2nd viewing do I take a builder or architect and then ask a ball park price for the works, make an offer accounting for my budget and the cost of works (with an extra slush fund for any inevitable overrun) and then apply for full planning prior to exchange? Can I apply for full planning without being the homeowner.

As you can see I'm not very knowledgeble on the topic. Should this put me off TRYING to do this or could I get a good architect/project manager to guide us through what to do?

Many thanks

googler

Put yourself in the seller's position - with no firm guarantee that your application will be granted or denied planning consent in a certain timescale, if you offer subject to planning, and insist they take the property off the market, then if/when your application is declined, they'll have lost all that potential marketing time.

If you agree that they keep the house on the market whilst accepting your 'subject to consent' offer, you risk losing the house to someone who is better able to proceed, and isn't interested in planning

Personally, as a seller, I wouldn't even consider an offer that had a 'suspensive condition' such as you're suggesting. I'd ask you to remove the condition, and if you did, I'd accept; if you refused, your offer would be rejected.

struggling-breadwinner

I can see your point Googler but the property particulars themselves make it clear that structural works are needed. I could I suppose make an offer and withdraw it if survey/architect do not think the works are possible......

mbga9pgf

It can be done. But you will have to offer a realistic price for the land if you expect your offer to be accepted.

Imp

It's not unusual when buying development land. You can even exchange subject to planning permission. If it is granted, you then have to buy.

Ian_W

struggling-breadwinner wrote: »

but the property particulars themselves make it clear that structural works are needed.

What is the planning permission for? PP isn't usually required to make structural repairs, usually it relates to extensions or alterations of some kind. As it usually takes a minimum of about 3 months and often far longer I'd agree with googler that I can't think of (m)any circumstances I'd be happy to accept an offer on that basis.

The OP's posts don't make it sound like a land purchase.

struggling-breadwinner

You're right its not a land purchase. There is a bungalow in it which needs underpinning and a new roof. Whilst doing the new roof I was hoping to raise the pitch and put dormers in so I could move two of the bedrooms up there. it doesn't overlook anyone front or back....although I hadn't appreciated how long planning permission could take to obtain.....zoiks!

Ian_W

struggling-breadwinner wrote: »

There is a bungalow in it which needs underpinning and a new roof. Whilst doing the new roof I was hoping to raise the pitch and put dormers in so I could move two of the bedrooms up there. it doesn't overlook anyone front or back....although I hadn't appreciated how long planning permission could take to obtain.....zoiks!

Are there any similar properties nearby, same or adjacent roads, that have already done what you're thinking of? If there are it is usually a good indication that you would probably be OK as "precedent" is an important factor. You could also ask the Council planning dept for a non-binding indication but neighbours can object, so it would only be a guide.

Sounds an interesting project.

struggling-breadwinner

The council has a "one stop internet shop" where you can ask the question and they will give you an indication within 15 days which I will try Ian.

No other properties have done this (either raied the roof or put dormers in ) however, The property has a bungalow on its north side and a two storey detatched house on its south side. as you can tell it faces east/west so, in view of the fact there was a 2 storey house on one side (in fact it is only one of two single storey properties in the grove the other being the one i mention to the north) and the raised height is not goin to interfere with anyones sun in their gardens, due to the weaterly aspect of the rear, I was optimistic that it would not cause difficulties.....
Other than for me re costs and hassle.......another bungalow in the road opposite has both added a few course of brick and raised the pitch of their roof to add bedrooms upstairs....

Ian_W

Is the bungalow empty? As in probate sale, owner in care home? Or is it currently a family home with them awaiting a sale to move elsewhere?

If the former, as it needs underpinning, suggesting subsidence, that might be a circumstance where I personally might be prepared to consider an offer subject to PP - given that most buyers would run a mile when the "s" word is mentioned. Why not have a word with the selling EA about it, can't do any harm.

planning_officer

A planning application should be decided within 8 weeks (that's the statutory period in England and Wales, unless it's a major development in which case it's 13 weeks - although that's not applicable in your case). Central Government targets state that local planning authorities are supposed to get 65% of all minor applications determined within 8 weeks and over 90% of authorities achieve this. Many local authorities actually determine over 90% of minor applications within the statutory 8 weeks.

In your case, one of the main issues is the visual appearance of the development in the street scene. If the bungalow is sited between another bungalow and a 2 storey house, that nay well help your case, as it could almost form a transition in height between the 2 neighbouring dwellings. I would pay particualr attention to the side next to the bungalow, as you don't want that side having a poor visual relationship with a lower property.