Taylor Wimpey - Change to Room Layout just before exchanging

CarineG

Running_Horse wrote: »

I think you will find that most rooms have only one window.

Is it really such a hardship? Or just a chance to get the price down and have a moan.

I have no sympathy for the big housebuilders, but perhaps you could ask to see the particular regulation.

Correct - all the rooms have only one window, however if you are being sold a house with an open kitchen/diner and you are told you are not getting it, this is a major downside.
It's not about moaning it's about getting what you pay for.

planning_officer

Like others say above - this has nothing to do with the planning permission (that's only really concerned with the exterior).

Speak to the Council's Building Regulations Dept and explain the issue and ask them if the wall is really needed to comply with fire regs, or if you are being lied to!

CarineG

planning_officer wrote: »

Like others say above - this has nothing to do with the planning permission (that's only really concerned with the exterior).

Speak to the Council's Building Regulations Dept and explain the issue and ask them if the wall is really needed to comply with fire regs, or if you are being lied to!

Thanks, my friend will also ask Taylor Wimpey what kind of wall has been built.

Doozergirl

Thanks. Very cute - converted barn style

You've got me on that one. The staircase is separated by the hall and a doorway which is good.

I would get them to clarify which part ofthe building regulations it is that they are looking to conform to (they have letters - eg. B is fire safety, M = access, P = electrics; then broken down futher by number) And then I wonder if you can find a friendly building control officer to confirm to you. I'd also love to know what it is.

The living/dining has a window - this would need to be an escape window if it is separated from the kitchen as it forms a separate room and the only other escape would be back through the kitchen. If it is the same room as the kitchen, it has the back door so probably wouldn't need to be an escape although it would be prudent.

There are thicker sections of wall on the outside walls at right angles to them, either side of what would have been the breakfast bar. These could be to fulfill building regulations for the amount of wall that an RSJ needs to sit on but it also looks more likely to me that they are cavities in which to hide soil pipes from the bathroom and ensuite. Plus having an RSJ is not a precluder to having an open plan space - quite the opposite (I think the house is small enough not to need a beam across the middle)

My knowledge is limited by my experience of coursebut I certainly wouldn't take their word and wouldlook to catch them out; but I would expect them not to budge on the layout so therefore seek compensation in terms of the house price - so I could do it the way I wanted.

poppysarah

I'd not rush to exchange - investigate fully.

GDB2222

The OP said: "The concerning part is that half of their house on the ground floor has no window and this full wall will now prevent daylight from entering the dining/lounge area." If that's the case then the house is just not one that anyone would want to live in. Why would the OP want to continue with that transaction?

The idea that the fire regs are unimportant, so you just knock the wall down when nobody is looking ... well, having survived a major fire in our house without losing any family members although we lost all our possessions, simply ignoring fire regs is not very appealing. Why take that risk? Why not just walk away?

Mum_of_3_3

I agree with GDB2222, who would want to live in a house where there is no window in the dining room? Surely TW would never be able to sell this house?

Also, as for fire regs, how would a reception room with no windows pass these regs, surely it would be a firetrap?

M_o_3

CarineG

Thanks for everyone's comments. I wasn't very clear in my previous post, sorry.

The dining/lounge area has a large window at the end of the dining area, however the other side has no window and this is where the half wall from the kitchen would have let light in from the kitchen which has a door leading onto the garden.

With regards to building regulations, there is no question of knocking the wall down if it is a building reg requirement. But if it is the case, TW will be able to justify in detail what this requirement is.
I am surprised that if this wall is needed it was not shown in the plans when they marketed the houses.

GDB2222 - I am sending you the link to the floor plan so you can tell me what you think.

poppysarah

Could there be a hatch put in? With doors. very 70s.

GDB2222

I have never bought a new build house, but I telephoned my local Taylor Wimpey office, and they filled me in on what they do. They also mentioned a new code for homebuilders, which you can access at http://www.consumercodeforhomebuilders.com/code_document_downloads.html

The code says "The Reservation fee must be reimbursed if the Reservation agreement is cancelled. The Home Buyer must be told of any deductions that may be made." Taylor Wimpey told me that there are no deductions that they make, so you can get your whole reservation fee back again at any time prior to exchange, and for whatever reason.

They also told me that the procedures they go through include showing you detailed drawings in their office. I was told that these supersede what is in the brochure, and they guarantee to build according to those detailed drawings -- presumably with the usual leeway that nothing is ever built quite in accordance with the drawings. I do not think that changing a wall would count as being built according to the drawings. However, I do not see that as an issue for you, as you have not exchanged contracts yet.

Consequently, if you do not like the changes to the wall, do not exchange contracts, and you are entitled to get your reservation fee back again.