Stud wall removed, is lack of building regulations a big deal?

Eric1

The seller converted the upstairs bathroom and toilet into one room in 2007, now says that since only a stud wall was removed rather than a load bearing one, building regulation approval was not required.

Is that true? Obviously it was not a load-bearing wall, I don’t want to pay for another survey to confirm that. I'm only concerned about any potential legal problems with a future sale.

Should I insist on an indemnity policy now? Can I get it later if needed? How much would it cost roughly?

Would appreciate any advise

ab7167

If it was genuinely a stud wall, your vendor is correct in that he doesn't need consent from BR for the demolition of the wall. If this was accompanied by renovation of the bathroom that included electrical work, then BR IS required for the electrical work. Work in bathrooms is always notifiable to the Local Authority, work elsewhere in the house is sometimes exempt depending on the extent, but this does not apply to bathrooms. The vendor should have had any electrical work carried out by a Part P Approved electrician and would have been given a certificate for the work. You should really ask to see this. I would imagine an indemnity policy for the removal of the wall would be utterly pointless as no BR required, therefore nothing to indemnify you against? I'm sure they will sell you one, because it is money that they will never have to pay out on!

Out of interest, how are you so certain it is not loadbearing? I've been told that before and have had to deliver the bad news that it was, in fact, a loadbearing wall...

Eric1

ab7167 wrote: »

If it was genuinely a stud wall, your vendor is correct in that he doesn't need consent from BR for the demolition of the wall. If this was accompanied by renovation of the bathroom that included electrical work, then BR IS required for the electrical work. Work in bathrooms is always notifiable to the Local Authority, work elsewhere in the house is sometimes exempt depending on the extent, but this does not apply to bathrooms. The vendor should have had any electrical work carried out by a Part P Approved electrician and would have been given a certificate for the work. You should really ask to see this. I would imagine an indemnity policy for the removal of the wall would be utterly pointless as no BR required, therefore nothing to indemnify you against? I'm sure they will sell you one, because it is money that they will never have to pay out on!

Thank you. I will ask about electrics, although it seems it was not touched, or they may deny it. I'm going to have the house at least partly rewired anyway, including the bathroom.

ab7167 wrote: »

Out of interest, how are you so certain it is not loadbearing? I've been told that before and have had to deliver the bad news that it was, in fact, a loadbearing wall...

Not absolutely certain, but it was small and attached to the outer wall near the corner. Just seems unlikely. The whole room is about 6'x9' and in the corner.