seller has no building regs advice please

Annen_2

I work for a local authority in building control in Scotland the regs are that if the buiilding work was carried out before 1May 2005 then usually the current owner has to pay for a "letter of comfort" prices vary from local authorities usually around £250 the building control inspector will carry out inspection and providing it meets with current regs a letter will be issued saying no further action will be taken or a letter asking for various points to be attended to then another inspection - worst case scenario is that it has to be made back to the original spec (doesnt happen very often) but loft conversions are the problematic areas because of headroom etc , if work was complete after 1 may 2005 then a retropsective application has to made providing drawings.

TallGirl

Just to add my bit to this. We got an architech to draw up the plans for our single storey extension (on top of existing garage). They did the structural drawings and calculations for the new steels and my builder used this to apply for planning & building regs. When he came to do the work the architech had got most of it wrong. The steel was 45cm too long so my builder got a structural engineer to redo the plans, resubmit it and it eventually passed building regs etc.
I just wanted to say it is important that things are done properly or it can affect the whole house. Not saying all architechs are good or bad but having a certificat and work has passed building regs give reassurance.
Not sure if I would buy the house without the building regs in order so hopefully the seller can come up with the paperwork.

marybishop

Wouldn't rely on an architect to work out structural calcs, that's what Structural Engineers are for!

cat79_2

annen has addressed building regs, I work as a planner in scotland (local auth) and work that is carried out without planning permission (if needed) while still not lawful, if enforcement action not taken within 4 years of the development bein carried out, no action can be taken. however if the building is listed there is no time barrring and we can take action. This is how it works in scotland cant say for sure if its the same in england/wales. When it comes to selling the property we can send a letter informing solictor of the situation.

cat79_2

Just to add another note, dont advise anyone to carry out any work without planning permission should it be needed. Especially dont think that carrying out the work then applying retrospectively is a good idea, I hope when they change the planning legislation here in scotland they increase the price of retrospective planning applications to stop this kind of thing happening. Everyone thinks it is a hassle and costs too much to apply for permission but its the only way to ensure everything is done as it should be. Planners arent there to make your life difficult they are trying to consider the impact of the development and by going down the proper routes you save yourself a lot of worry especially when it comes to selling your house. When we investiagte breaches in planning control within 4 years of the work taking place we do have the authority to ask for the development to be taken down or amended and this can be quite costly to the person in breach.