Should the vendor reduce the price?

pararct

Has the bank offering your mortgage seen the report? Has sufficient time elapsed between the report being written and time for them to consider it?

I was in the process of buying a property some years ago which had an extension, the surveyor identified a structural problem with it and the mortgage offer was withdrawn.

WhiteHorse

You can ask for a reduction in the price without any reason other than you want one, although it helps if you can show why the asking price is overstated. The seller can only say No.

The value of something is only what someone is prepared to pay for it.

PJD

Voyager2002 wrote: »

I agree with the above, except to say that I would not involve your solicitor (whose time is very expensive). Either discuss the problem directly with the vendor, or talk to the agent.

I would have expected that you got a fixed priced agreed with your solicitor? ...and definitely discuss the issue with him/her.

antrobus

lincroft1710 wrote: »

Single brick extensions don't cause any problems as they're just outbuildings and should be valued as such.

However, if you want to convert this "outbuilding" into living accommodation, then you may well need building regs approval, which will mean insulation for walls and roof, Fensa certificated double glazed windows, loss of internal space because of thickness of insulation and new internal block walls. Plus new electrics. Depending on its construction, you may need a new roof, you may also need some form of heating.

So you have to decide if a) you can live with existing extension or b) you would want to rebuild it c) whether current agreed price reflects the extension's construction and d) if you want option b), how would you finance it or e) walk away as it isn't what you expected or if they won't reduce price to make it an attractive proposition.

Broadly speaking I think the above is correct.

From reading what the OP has to say I'd guess that the extension is question is something like what used to be called a 'sun room' - they were fashionable during the 60s-70s before conservatories were 'invented' - and which are now often called 'family' or 'utility' rooms. Yes, estate agents will talk about the "prospective uses" for such things, but then estate agents will generally spout all kinds of waffle about any property's potential, none of which amounts to much.

I suspect that the vendor will take the attitude that if the OP wants to spend £X,000 on converting this 'family room' into a kitchen then that's entirely their affair.

leedom

antrobus wrote: »

Broadly speaking I think the above is correct.

From reading what the OP has to say I'd guess that the extension is question is something like what used to be called a 'sun room' - they were fashionable during the 60s-70s before conservatories were 'invented' - and which are now often called 'family' or 'utility' rooms. Yes, estate agents will talk about the "prospective uses" for such things, but then estate agents will generally spout all kinds of waffle about any property's potential, none of which amounts to much.

I suspect that the vendor will take the attitude that if the OP wants to spend £X,000 on converting this 'family room' into a kitchen then that's entirely their affair.

Nothing like a sun room/conservatory.

I understand what you are saying with regards to what I want to spend to get it to what I want it to be (in this case a kitchen) but the house was up for sale which says nothing about it being an 'outbuilding' and it was marketed as a 'family room' and utility room/kitchen. I would therefore have expected it to be compliant with building regs.

I therefore have asked for a couple of quotes, one for what it would cost to have the extension made good to comply with building regs (as it should be) and the other for what we want to get done from this 'base' ie convert to kitchen.

After all said and done, I will ask for some reduction from the vendor in light of the extension not complying with regs but it is up to them if they wish to reduce the price. As has been said previously though, we will not be the only prospective buyers who commission a building survey and therefore come across this problem so maybe the vendor should think about this?

Thanks to all

sunshinetours

Hold on - was the extension compliant to building regs at the time it was done ie was planning permission needed, any paperwork etc?

The vendor certainly has no obligation whatsoever to ensure his extension done presumably sometime ago complies with current building regs (think about consequence of that being true!)

I think without further details of what is actually described and what you actually potentially have and what actual work is required - difficult for anyone to say and bottom line is vendor can say yes or no as they wish.
This doesn't sound like something structural has been found which needs sorting before mortgage is released for example

lincroft1710

Whatever the extension is currently used for, it will be cold in winter. Building regulations now only allow single brick construction for outbuildings such as garages or stores, so in effect what you would be buying is a house with an attached outbuilding. If you use it as a kitchen and do not bring it up to current building regs standards, you will have even worse problems when you come to sell than you are having as a buyer.

sunshinetours

lincroft1710 wrote: »

Whatever the extension is currently used for, it will be cold in winter. Building regulations now only allow single brick construction for outbuildings such as garages or stores, so in effect what you would be buying is a house with an attached outbuilding. If you use it as a kitchen and do not bring it up to current building regs standards, you will have even worse problems when you come to sell than you are having as a buyer.

Yes but that doesn't mean its not a valid legal extension as described though does it. Plenty of people live in older single skinned buildings built pre cavity wall construction and yes as you say they are almost certainly harder and more expensive to heat and keep warm.
None of that changes my point however and the extension certainly does not have to be construed as an "outbuilding" just because someone wants to change its use under more modern rules.

Hope OP updates after his negotiations and gets a deal done that he is happy with

lincroft1710

sunshinetours wrote: »

Yes but that doesn't mean its not a valid legal extension as described though does it. Plenty of people live in older single skinned buildings built pre cavity wall construction and yes as you say they are almost certainly harder and more expensive to heat and keep warm.
None of that changes my point however and the extension certainly does not have to be construed as an "outbuilding" just because someone wants to change its use under more modern rules.

Hope OP updates after his negotiations and gets a deal done that he is happy with

I agree it is not "illegal" and have never suggested it was.

If I was the intending purchaser I would be arguing with the vendor that the extension was of "outbuilding" construction and so should be valued at a much lower price per sq metre than the "main part" of the house. I'm hoping OP can get this house for a much more reasonable price than was previously agreed.

My standpoint comes from being ex Valuation Office Agency and when valuing for Council Tax (or its predecessor, Domestic Rates) I would not include those parts which were of inferior construction in with the main house.

If OP did want to bring the extension up to current building regs, depending on size and eventual purchase price, this may not be an economic proposition.

I heartily agree with your final sentence.

sunshinetours

lincroft1710 wrote: »

I agree it is not "illegal" and have never suggested it was.

If I was the intending purchaser I would be arguing with the vendor that the extension was of "outbuilding" construction and so should be valued at a much lower price per sq metre than the "main part" of the house. I'm hoping OP can get this house for a much more reasonable price than was previously agreed.

My standpoint comes from being ex Valuation Office Agency and when valuing for Council Tax (or its predecessor, Domestic Rates) I would not include those parts which were of inferior construction in with the main house.

If OP did want to bring the extension up to current building regs, depending on size and eventual purchase price, this may not be an economic proposition.

I heartily agree with your final sentence.

Yes wasn't rally aimed as far as "legality" at you but I got impression OP has either got hold of the impression that the extension is a structure that has to meet current building regs which is obviously nonsense.
Ultimately it will come down to whether the OP and vendor can agree a suitable price between them whatever any of us may discuss!! It could be a knock down price already of course!