Buying a house without building control sign off for loft conversion

housepurchasehelp

Hi all,

I have read some other interesting threads on this subject but thought I would post my own thread.

Have had an offer accepted on a house. There has been a loft conversion done in the last few years making it into a 4 bed instead of a 3 bed house. There is also a garage conversion.

The EA mentioned after our offer was accepted that there was some issue with the loft conversion. I spoke to Building Control myself and they have said the garage is fine but there is an outstanding issue with the loft conversion which needs to be fixed before they will sign it off. They were very helpful and have since been out to the property and given the vendors different options on what needs to be done.

The issue is due to the height of the stairs being too low going up to the loft and the only suitable option according to the building control person is to weld a beam higher than the existing beam to support it.

The vendor is getting structural designs for this and is the work (paid for by vendor) is to be done in the next couple of weeks.

I have already applied for my mortgage online and they emailed me today to say the valuation survey (and I assume homebuyers report) is being done this week.

I have informed my Solicitor of all of this so we can put in the contract that the work needs to be done (and building sign off given) before we exchange.

My questions are:

Will the survey pick up the fact the loft does not have building control sign off?
What is likely to happen next could they decline the mortgage application?
Should I have contacted them myself and let them know the work is going to be done in the next 2 weeks or do I wait for them to mention it?

Thanks

princeofpounds

If the EAs were marketing it as a 4 bed without building regs then I believe they were breaking the law.

The survey is to do with structural integrity, not the finer points of building control, but they might point it out.

The mortgage survey will just be a valuation and unlikely to point it out. The mortgage lender could however pull their offer or otherwise get upset if they later realise there is a problem you did not diclose.

I would be honest with them about it and even if you are not your lawyer may well also be acting for them and should be honest about it, so speak to them.

Or stall until the problem is no longer there.

That's not an answer with much expertise, just an opinion.

jc808

i wouldnt progress or pay any fees until the vendor got sign off

or buy it as it is at a reduced price

Richard_Webster

Surveyor may require solicitors to check whether loft has a building regulation sign off but this is a fairly standard kind of point they would raise for any loft conversion - very unlikely in itself to deter lender from issuing offer.

Mortgage lenders admin people don't get involved with this level of detail so no need to contact them because they won't know what you are on about!

However, solicitor will have to certify that he has checked everything before he can get the money from lender. If seller can provide Building Regulation Completion Certificate before you exchange then solicitor can sign certificate of title to get funds from lender. lender won't be interested in the fine detail, but will rely on solicitor to check all this.

housepurchasehelp

Thanks for the advice. I will post an update when I get one.

housepurchasehelp

Hi all,

Quick update....Survey is next week and I have had a letter today from the Chartered Surveyors who will be doing the Home Buyers Report. In their terms and conditions it states that "the Surveyor assumes that all necessary planning and building regulations have been obtained" and that their report will contain "legal issues that need to be addressed before completion". It also says that "you will tell the Surveyor of any particular concerns".

I wondered should I send them a letter when I return their letter of acceptance to state that I am aware of the outstanding Building Control Issue and the plans to resolve it (the structural drawings have been sent to Building Control and the work is due to start in a couple of weeks).

Thanks

poppysarah

I wouldn't be paying a surveyor until they'd rectified the problems and got it sorted.
Else you're paying for someone to tell you what you already know

BitterAndTwisted

It might be quicker all round if you just tell the Surveyor while they're in the house with any documentation you may have to hand. Their report will have a long list of caveats and warnings, the structural integrity of the conversion will be one of them. Few Surveyors are qualified structural engineers and will often recommend to the buyer and the lender than one might need to be consulted. On the other hand they may be quite content.

This is only a layperson's opinion, not someone who has experience of your particular circumstance.

JQ.

BitterAndTwisted wrote: »

It might be quicker all round if you just tell the Surveyor while they're in the house with any documentation you may have to hand. Their report will have a long list of caveats and warnings, the structural integrity of the conversion will be one of them. Few Surveyors are qualified structural engineers and will often recommend to the buyer and the lender than one might need to be consulted. On the other hand they may be quite content.

This is only a layperson's opinion, not someone who has experience of your particular circumstance.

I very much doubt the surveyor will be inviting the OP to join him at the inspection and as such it's very unlikely they'll ever meet.

Firing off a letter with all the relevant info along with your acceptance letter is a very good idea OP.