Renovation Work - No Regulations - Advice Please

cwcw

Our searches came back today, and one of the matters we asked our solicitor to look into was to obtain all the relevant regulations/certificates since the flat that we're buying has been gutted and completely renovated by the current owner (who bought it as a dump to do up and sell at profit).

Work done has included the removal of an interior wall to create an open plan kitchen, a new boiler, new uPVC windows, as well as a whole host of other things which are less important from a regs point of view (new flooring, new bathroom, new fitted kitchen with integrated appliances, etc).

The solicitor has informed us that the owners did not obtain the necessary consents to do the work but have agreed to pay a one off indeminity policy to cover for any future costs we/ future owners may incur as a result. The solicitor seems to think this is satisfactory, but what if the new boiler explodes or the roof collapses on us as a result of bad, unregulated work? What good is financial compensation if shoddy work leaves us injured or dead? At the very least, it would mean a lot of inconvenience and disruption if we had to have an interior wall rebuilt. And what about FENSA certs for the windows, freeholder permissions, etc etc, as well as the building regs certificates?

Also, in the "Seller's Property Information Form", the seller has indicated that they are not aware of any alterations having been made to the property since the lease began in 1988! How can they do this when they did the alterations themselves? And how can our solicitor miss this? They've done something similiar with the uPVC window question too.

To us this seems completely unacceptable - not at all "satisfactory". We certainly won't be signing any contracts yet. What does everyone think? We would be very grateful of any advice/views/etc. We're nearly 3 months down the line since the accepted offer and there's no chain at either end. Really starting to get fed up of the whole thing now. :mad:

Doozergirl

As a seasoned buyer of dumps, I'm not impressed by your vendor's set up at all.

I would not be happy with an indemnity policy. This work has just been carried out and it needs to comply. There should be no question of just indemnifying you it doesn't.

They need to call out Building Regs for the windows and the removal of the wall. If it's been done properly then they have nothing to hide.

We don't provide guarantees with the plumbing or electrical work, as such, but our fitters are CORGI and NICEIC registered, provide certificates proving the safety of the installation, and as regular contractors we have an informal agreement that they will rectify any problems caused by their work within a year of installation.

Gas fires come with HEATAS certificates and depending on the value of the property, we might supply extended warranties with appliances.

Doozergirl

It isn't a new build, so don't expect the same guarantees (believe me, you pay for those in with the asking price!) but it shouldn't be rocket science for a developer to work out that buyers need peace of mind! :wall:

cwcw

Thanks Doozergirl. We don't expect guarantees of the work, just regulation certificates (e.g. CORGI approved) and any warranties that the equipment came with. We want to know it has been done to the right standard, and the building regs issue is a big one too.

Keep the views coming. :beer:

silvercar

phone the council, ask if they have given approval for works at the address; they should be round there like a shot and it would mean the seller couldn't hide behind indemnity policies.

Doozergirl

silvercar wrote:

phone the council, ask if they have given approval for works at the address; they should be round there like a shot and it would mean the seller couldn't hide behind indemnity policies.

pmsl :rotfl:

Classic!

JennyW_2

don't touch it unless you can get some sort of compliance certificates. I only say this because we're in the process of renovating our flat and a couple of months ago we removed an internal supporting wall to provide an open plan lounge/kitchen. HOwever we HAVE building regs and the inspector has been around at various stages. Having seen first had what's involved with the work and correct materials required to do this work properly and safely I wouldn't buy a property without a completion certificate for this type of work. For example, has the correct size of supporting beam been inserted????

The building regs for our property also includes our new kitchen, new bathroom and new french doors and a new consumer unit.

cwcw

Thanks for the advice. Our solicitor was on holiday today so we're writing a letter instead and posting it directly so they open it first thing Monday morning.

I should also point out that the seller has breached the lease (it's a leasehold flat as most are) by making alterations without getting written permission. It would seem that they've also, accidentally or otherwise, indicated that they know of no alterations to the property in the Seller's Information Form - hence if we signed and moved in, it would look as though we were responsible for the alterations ourselves. It is breath taking that they have done the renovation work and then seemingly denied it, and that our solicitor has missed this too.

It's looking like it's all going to fall through.

Ian_W

Sorry to hear that - but much better for the sale to fall through now, than for the flat above to do so once you'd moved in!!

cwcw

Ian_W wrote:

Sorry to hear that - but much better for the sale to fall through now, than for the flat above to do so once you'd moved in!!

It's top floor.

Doozergirl

Can you go for a viewing with the vendor, cwcw? They sound like amateurs to me. If they are, I would use this to your advantage!

It isn't impossible to fix. If they are novices it is entirely possible that they have done things properly but they need the education in the important part of selling houses; the bit AFTER offer is accepted! This is their learning curve.

They are going to have to pay out for these things for any buyer, not just you, so I would write something stating what permissions etc you need for the sale to occur *go through the EA* as it will appear more friendly this way (but do inform your solicitor of what you are asking)

If you really do feel like pulling out, then go for broke and ask for a reduction for the delay that *will* be caused by cutting through the red tape. You could even ask your solicitor about a £1000 retention based on there being no problems in the first year, perhaps? Never done it myself but have heard of it?

I really doubt they are cowboys. These are "schoolboy errors" - I think they're wet behind the ears :rolleyes: If I could be let loose on them for ten minutes, I'd have them offering the earth!