Opinions sought, garage conversion but no building regs :-(

Miss_Ratty

Hey all,

To cut a very long story short, we have found an almost perfect house, and are almost ready to exchange, but our solicitor has informed us that the owners didn't get building regs approval for the garage conversion. The garage is attached to the house, and is where my hubby will hopefully put his piano. The conversion looked fine when we had our viewings, and is a simple carpeted room with a small cloakroom. We didn't see any signs of damp etc., and the room hadn't been decorated in some time.

We really don't know what to do. We haven't found anywhere else even close to how nice this property is. We're concerned we might not get home insurance, as indemnity obviously will only protect in the very unlikely event that the council get involved.

We're also worried about resale, even though right now we have no intention of moving for a very long time.

Of the 20 houses on the street, exactly half have garage conversions, and 8 of these look so similar o ours that they were probably done by the same company.

Essentially I'm looking for opinions, advice etc., as we're really in a bit in a bit of a quandry. Is there any additional safeguard we can take for reassurance?

Please help!! What would you do? X

Ivana_Tinkle

If you're really worried about it, ask the seller to get the council round to inspect it. They'll either sign it off or tell you what needs to be done to make it compliant.

phill99

If it has not got BR, then it can't be valued as a property with a garage conversion. It can only be valued as a property with a garage. I would be renegotiating the price!!

sarahg1969

This might provide some answers:

http://www.homemove.co.uk/forums/buying-a-house-with-no-planning-permission-or-building-regs-for-extension-3028.html

Has the conversion been advertised as a garage or a room? As phill99 says, this may affect the value.

jbainbridge

Did your surveyor comment on it? Ring them and see if they have a view?

Eksmom

Hi
Just sold a house where we had done exactly the same - converted a garage but my ex-husband didn't get building reglulations. We have had to pay for an insurance policy (£35) to cover our buyers against any potential problems....and strangely enough the house we are buying is similar but with no building regs at all so the buyer is having to provide the same policy to us!!!! I believe that the key thing is that planning permission was granted (if needed).
Hope that helps and good luck!!

nazjon

your solicitor should ask the owner to get a idemnity policy to cover you. I have same on house I am buying...although for a conservatory. If 50% of the other houses down road have same done I wouldn't worry!

Skinto_7

nazjon wrote: »

your solicitor should ask the owner to get a idemnity policy to cover you. I have same on house I am buying...although for a conservatory. If 50% of the other houses down road have same done I wouldn't worry!

OP just be aware the indemnity policy will only cover any issues in relation to council action for not complying with Building regs, it wont cover any defects caused by works not complying with the correct standards.

That said, anyone in a house older than 10 years old, is probably living in house that would not satisfy current Building regs.

If you wanted to be extra safe you could get a structural engineer to inspect the works to be sure that no serious defects are likely.

Overall i wouldnt be overly worried about it, however as has already been said, make sure the price reflects the fact that the garage conversion is not legit.

Miss_Ratty

Thanks so much everyone for your advice. We're still going for it, but have just asked for an indemnity in case (to satisfy lenders more than anything else). Fingers crossed! Thanks again, it is really useful to see all the different opinions etc., and brings up things you might never have thought of.

Lavendyr

As an alternative - given so many people have done them, are you in doubt that if you approached the council you couldn't get a completion (regularisation) certificate over the work done with hindsight?

We had this at the top of our chain - we were at the bottom, those buying at the top found out that a loft conversion (I think) had not got building regs sign-off on the work done. Rather than getting indemnity, they decided they wanted it signed off by the council. This held up our transaction but I guess it was a better result for them!

martinsurrey

Skinto_7 wrote: »

That said, anyone in a house older than 10 years old, is probably living in house that would not satisfy current Building regs.

If a fire starts in the garage conversion and spreads to the rest of the house the insurance company would try and void the cover, as they would claim you have been negligent, you know the works have not passed inspection, so you cannot know that they are safe, having the indemnity insurance would make it pretty easy for them.

Council enforcement is not the major concern for most work done without building regs sign off, its why is it missing, if they’ve cut corners here, where else have they?