Doors removed between house and conservatory, problems buying/selling?

F_T_Buyer

Hi, I'm writing this on behalf of a friend.

They are looking to buy a house with a conservatory, and the old doors and window between house and conservatory has been removed to make it open plan.

The conservatory was built with permitted planning permission, but the problem is this states that the old external doors+windows must remain. As they are now removed, it becomes an extension rather than a conservatory, and hence does not meet part L of building regs (they never got building regs in the first place).

So, I'm guessing the solution is to put back the doors and window - however my friend does not want doors or a window there. Now, before they have paid out to solicitors - is there a solution to this?

Edit: Just to confirm, they have just agreed to buy and are only just about to instruct solicitors. I've had a look at the house, and think this may be a problem.

Secondly, the open plan room will either be very cold or warm with high fuel bills

PasturesNew

There are a few different angles here:
- it didn't meet building regs at the time, how long ago was it?
- seller could pay for an indemnity insurance in case work was demanded to be done by anybody official
- can the doors be refitted simply?
- does your friend understand that the heat loss from the conservatory could make the entire space unusable in the winter or when the wind's in one direction?
- does your friend have confidence that the people who flouted the regs haven't left other problems in their wake?

F_T_Buyer

I think it was built years ago, possible pre 2000.

I think the indemnity insurance would work, is it that simple? What would the cost be - a few hundred?

Yes, although they are nicely plastered currently.

Yes, I personally wouldn't like it - but I've mentioned the coldness - there are radiators, but I think the heating bill will be very large.

Well, I dare say the survey would look at this.

mjm3346

It might matter for insurance purposes how secure the conservatory is.

McKneff

Our conservatory is absolutely freezing in winter and like a blumming oven i summer.

We do sit in it in winter but we have to have a heater on for most of the day. I dont mind the cost because its so cosy but i wouldnt like it if i had to heat the whole house more if it was open plan, brrrrr

sunshinetours

I would say idemnity policy paid for by the vendors would be the best solution rather than fitting doors that aren't wanted. if both parties are aware and happy with situation surely this must be easiest.

As others have said the area will require high heating input in winter (we have same set up and have a heavy set of curtains for the gap on cold days/nights which massively helps). Some external quality folding glazed doors will probably be best long term solution

charles_b_2

The temperature and heatloss of the room will depend on a number of factors.

Our conservatory is not separated from the main lounge area, but it has Pilkington K Glass (building Regs requirement for an open conservatory) in all the windows and roof glass. One wall is a Wall, not glass and we had blinds fitted which also retain the heat. and we have curtains which 'separate' the lounge from the conservatory.

It can be initially cold first thing in the morning during the winter, but soon warms up when the sun hits it, you don't need heating all day long. We do have an electric heater in the room on a timer for 1 hour in the morning during winter. My Electricity bill for the whole house (3 bed Semi with 4 kids) for the whole of last year was around £400, gas approximately the same and we have gas cooker and central heating. I don't think that's excessive

Direction of the room also plays a part. If South facing, it gets a lot more sun during the day.
During the summer, the room is hotter of course, but with a roof vent and circulation of air into the lounge, this is mitigated.

My Neighbour on the other hand has an unusable conservatory during the summer as his is sealed off with doors, and has no blinds, and it's unbearable to be in the room. He also doesn't use it as much as he could as it is closed as such.

To make a comment that an open conservatory will automatically mean high fuel bills is very generalistic, and each installation should be viewed on it's merits. Ask questions about the installation, what type of glass used, are blinds installed - these make a huge difference. A cheap job will mean either perspex roof or non-K glass.

sunshinetours

charles_b wrote: »

The temperature and heatloss of the room will depend on a number of factors.

Our conservatory is not separated from the main lounge area, but it has Pilkington K Glass (building Regs requirement for an open conservatory) in all the windows and roof glass. One wall is a Wall, not glass and we had blinds fitted which also retain the heat. and we have curtains which 'separate' the lounge from the conservatory.

It can be initially cold first thing in the morning during the winter, but soon warms up when the sun hits it, you don't need heating all day long. We do have an electric heater in the room on a timer for 1 hour in the morning during winter. My Electricity bill for the whole house (3 bed Semi with 4 kids) for the whole of last year was around £400, gas approximately the same and we have gas cooker and central heating. I don't think that's excessive

Direction of the room also plays a part. If South facing, it gets a lot more sun during the day.
During the summer, the room is hotter of course, but with a roof vent and circulation of air into the lounge, this is mitigated.

My Neighbour on the other hand has an unusable conservatory during the summer as his is sealed off with doors, and has no blinds, and it's unbearable to be in the room. He also doesn't use it as much as he could as it is closed as such.

To make a comment that an open conservatory will automatically mean high fuel bills is very generalistic, and each installation should be viewed on it's merits. Ask questions about the installation, what type of glass used, are blinds installed - these make a huge difference. A cheap job will mean either perspex roof or non-K glass.

The OP said it was pre 2000 and did not comply with regs so that is rather different to yours.
I do agree orientation of the conservatory plays a big factor especially in summer with excessive heat build up in south or west facers

Bottom line is we will get ours replaced with a proper extension when time comes, as a conservatory trying to be a proper extension can end up costing more than a proper extension

janbabe

It does depend on what kind of conservatory it is. Does it have radiators? Ours suits us, but is a simple one with a perspex roof and glass on all sides. we have to put a heater in there in the winter to sit there as it is freezing otherwise and its hot in the summer, but we have put blinds up, which help to keep warm in winter and cool in summer and we have big sliding door to the outside to open.

Would planning been needed? All depends what other extensions had been done.

As to being 'open' a lot of places make their kitchen or lounge bigger and open by building a consevatory on and not putting door on to create a nice large living area.

Being built pre 2000 it wont have the same glass which would be fitted now, but as it was built back then wouldnt have thought it would matter as it was a while ago.

You could of course, as has been mentioned, put a heavy curtain up there to pull across in the winter and a lighter weight one for the summer, so can alternate between having it open or closed off.

Think if it seems to be more work than first thought, maybe buy another house which has proper extension or conservatory which is more recent.

newtoitall

Not to deviate from the discussion but, don't some councils class conservatories with radiators (plumbed into house central heating system) as an extension to the house?

Richard_Webster

Not to deviate from the discussion but, don't some councils class conservatories with radiators (plumbed into house central heating system) as an extension to the house?

Under the building regs a conservatory would not be exempt from compliance if it had such radiators. An indemnity policy would cover this issue to the satisfaction of most people, I would suspect.