House Buying and Survey

pink_pirlie

Has anyone else had issues with buildings work that has not been done with consent / regularisation etc when buying a house? Am I making a fuss over nothing asking for the work to be certified? Situation below:

I had a survey done on the house I am in the process of buying and it came back to say that there had been two load brearing walls removed and a chimney breast removed up to 1st floor ceiling level, but that it remained in the loft. There was also some damage to the roof, which is also original and unlined and coming towards the end of its life.

We got quotes for fixing the roof which ranged from £400 to £1000 (depending on how well fixed I wanted the roof - but a patch job would be nearer the bottom end). I also sought advice from a structural engineer regarding the chimney and walls as neither had been removed with building regs consent.

He said the walls appeared OK but this was only from a visual check but couldn't confirm this 100% without taking bits out of the walls to check the supports, however the chimney was unsupported and showing signs of movement.

I have spoken with someone from building control who has said that it is possible to get the work "regularised" and that they will require small holes opened in the walls to check the support and will need to see the designs for the support to the chimney and check the work has been done satifactorily.

The costs of all the works varied significantly. Adding up the lowest quotes it came to £1,000 up to a maximum of £4,000 taking the highest (excluding VAT).

One quote came back for £250 (+vat) to fix the roof and to support the chimney, yet another quote for the chimney alone was for £1,500 +VAT.

I have therefore asked for £4,000 to be knocked off the asking price to take account of the variablity in cost, contingency and the fact that I will have to do the work etc.

The estate agent is making me feel like I'm making a big deal out of nothing and that apart from fixing the chimney which he agrees needs doing, I can take out indemnity insurance to cover the walls.

As far as I am aware all that does it cover me if Building Control took action against me for the work not being done with consent (which as it was done over 9 years ago I don't think they can do anyway).

Has anyone any experience or thoughts about this?

aqueoushumour01

correct they can't enforce the work if done that much time ago.

indemnity insurance justs covers the cost of putting it back. It doesn't cover the cost of any damages caused by the work and having that fixed.


I'm in a similar situation but the works date back a couple of decades. My view is (and perhaps i'm foolish?) that if it's stood there for that long then there can't be too much of an issue with the work.

EA will make it sound like you're being silly. I found this with the last house I tried to buy. If you feel you need 4k off , stand your ground and don't let the EA's remarks put you off - ultimately they're out for themselves as they want that commission, then they're thinking about the seller but they're not thinking about you.

staceyalison2114

I'm having the same problem re the chimney breast with a house I'm buying. The vendors were hoping that a letter from their builder explaining what work was carried out to support the chimney in the loft (removed at ground and 1st floor level) would be enough but obviously we don't want to have to deal with this when we come to sell.

We have spoken to their agent today (who actually told me that he advised the vendors to call the council) and told them that we will not exchange until building control are informed and a certificate issued OR they arrange for an engineer to take a look and inform them if it's safe or what work is required to bring it up to building regs (we want it in writing).

I'm worried this is holding things up, how long did building control take to come out to the house you are buying?? I never thought of calling them myself. This is so stressful!!!!

GuidoT

Take no notice of the EA, they are interested in the sale only.

The chimney breast removal problem is common, usually solved by fixing some gallows brackets (L shaped pieces of steel) it should cost around £700.

The roof issue does not seem to be too serious, hold old is the property and has the roof even been replaced.

If you really want the house I would not be too concerned about these matters, surveyors are cautious beasts.

GuidoT

I have just re-read and noticed that load bearing walls have been removed, this is potentially more serious if no steels or support have been put in to take the load. I have no idea about the difficulties this may cause.

pink_pirlie

Thanks for all your messages and support that I'm not going crazy!

staceyalison2114 wrote: »

I'm worried this is holding things up, how long did building control take to come out to the house you are buying?? I never thought of calling them myself. This is so stressful!!!!

They haven't been to see it yet, I just spoke with them on the phone to discuss the problems and went through the options for how it can be resolved. I don't think it was necessarily my responsibility to sort this out but figured that if I didn't do it properly / in a timely manner they may not be as thorough and I always like to check the facts for myself!!

Building control can usually come out quite quickly to check the work. Basically they will probably want to see the designs in advance and then once the work is completed they will need to see it before it is boxed in or covered up. I think if you call them they will come a day or two later.

Since posting the message I've had a call from the EA stating that they're prepared to negotiate on the purchase price, I just need to get it to a level I'm happy with. Obviously they want to base it on all the lowest quotes which I'm concerned may not cut it with the Regularisation approval - I don't see how someone can properly support the chimney breast for £250 on its own, never mind throwing the fixing of the roof into that equation also!!

Those having similar issues hope you also get it sorted and I'll keep you all posted on how I get on with building control when I look at the application process in more detail / have agreed on a new sale price.

G_M

The estate agent is making me feel like I'm making a big deal out of nothing and that apart from fixing the chimney which he agrees needs doing, I can take out indemnity insurance to cover the walls.

The EA gets commission when the sale goes through. So his job is to reassure you and ensure you buy. His commission is based on the price, so a reduced price = a reduced commission.

Your indemnity insurance would be invalid as you have alerted Building Control to the problem.

Ypur main concern should be the quality/safety of the work don.

staceyalison2114

Sorry I re read your post afterwards! I spoke to the agent today who said the vendors have called the council and they are coming out on Monday to look at the support (or lack of it!) and if all ok they will issue a regularisation certificate or advise what needs to be done. Fingers crossed, all is ok as vendors want to exchange next week.

Hope all goes well with your purchase.