Advice? Loft Conversion in a Top Floor Flat

geoffgeoff

I own a top floor flat. I also own the loft space above the flat. I would like to do a loft conversion to add some value to my flat but I've been told by a local joiner to forget it as it is far to complicated!?

Apparently, when it comes to flats, what I would like to do is not seen as a loft conversion, but is actually converting a flat into a maisonette!?

This apparently requires not just planning permission but also the OK from the local fire officer. To get the nod from the fire officer I am supposed to provide plans for the entire block and the whole building will have to be scrutinised.

Does anyone know if this is correct? :huh:

It all seems a bit ridiculous to me!

Any advice really appreciated!

sooz

It's unlikely you own a top floor flat, or indeed the roof above it.

You will most probably have a lease, which means you are a long term tenant of that flat, within the building. The freeholder owns the fabric of the building & the roof.

Have you got permission from your freeholder to make changes to the structure of the roof, add to your flat, & may change the fire escape route for all the occupants in the building.

Once you have written permission from the freeholder, & paid his fee to give you this permission (he may want a percentage of the uplift to the value of your flat), then start taking professional advice.
Perhaps not from a local joiner, but from the planning department of your local council.

mynameisdave

What do you actually want the space for?

You have different options if you wanted to turn it into a space to paint in than you do if you want to turn it into a bedroom.

geoffgeoff

sooz wrote: »

It's unlikely you own a top floor flat, or indeed the roof above it.

You will most probably have a lease, which means you are a long term tenant of that flat, within the building. The freeholder owns the fabric of the building & the roof.

Have you got permission from your freeholder to make changes to the structure of the roof, add to your flat, & may change the fire escape route for all the occupants in the building.

Once you have written permission from the freeholder, & paid his fee to give you this permission (he may want a percentage of the uplift to the value of your flat), then start taking professional advice.
Perhaps not from a local joiner, but from the planning department of your local council.

It is a freehold flat. I own the flat and the space above it.

geoffgeoff

mynameisdave wrote: »

What do you actually want the space for?

You have different options if you wanted to turn it into a space to paint in than you do if you want to turn it into a bedroom.

Ideally I'd like it as a bedroom, but I fear it may not be big enough once (if) a staircase goes in. Realistically it would be a box room/study.

Peterxxxx

flats do not qualify for permitted development, I think, so not surprising that you will need planning permission. But you aren't creating a maisonette - a maisonette is a flat with its own doorway, I think. At least that's my understanding - some people do seem to think it's a two-level flat, but I don't think that's the case.

G_M

geoffgeoff wrote: »

It is a freehold flat. I own the flat and the space above it.

Doubtful, and if so, fraught with legal issues. But either way you need to talk to your Planning Dept.

Who owns the roof of the building and the structural walls? Even if you DO own the freehold other flat-owners have an interest of some kind in the structure.

geoffgeoff

G_M wrote: »

Doubtful, and if so, fraught with legal issues. But either way you need to talk to your Planning Dept.

Who owns the roof of the building and the structural walls? Even if you DO own the freehold other flat-owners have an interest of some kind in the structure.

There's no doubt about it - it is a freehold flat! Trust me I know, I have the nightmare of finding mortgages and buildings insurance which covers freehold flats. Rare I grant you, but they do exist!

Yes, other free holders have an interest in the roof, but I don't intend to alter the roof, just my ceiling.

kmmr

You probably own a share of freehold, but regardless, if you have some kind of involvement in the freehold that will make that part of the process easier.

Edit: Just seen the above. Anyway, you don't have to deal with a corporate freeholder, which I have heard can be a big problem.

I wouldn't be too put off by things like Fire Regulations. You will have to provide drawings, to a greater level of detail than the planning drawings, but negotiate with your architect to provide all the relevant plans. You will also need building regulations drawings, which are very detailled, but mainly for your flat, with perhaps some basic information on other flats and even more basic for other buildings in the street.

It will be a big part of the costs though, no getting away from that. My current renovation (extension of leasehold flat, with share of freehold) had a 'fees' element of about 15% of the total costs. And that was kept low by some 'mates rates' on the architect and strutuctural engineer.

My experience of planners and building regulations people has generally been positive. They are nice practical people, and building regulations can be seen as a good quality control step in your building. I would recommend a fixed price private building inspector, as they seem a little more reliable than the council, but I think council are probably ok too. Note that both options are about the same price.

I would think that the fire regs people would be the same. They are not in it to make your life a misery, just to ensure the house complies with the current definition of 'safe'. My building regulations person covered off the fire issues in my place (as I was creating a bedroom without a direct escape route) without having to contact the fire department.

geoffgeoff

Thanks kmmr! That's really helpful. Much appreciated!

sooz

Do you have a tyneside flat?