What is "Completion Certificate" exactly?

april82

Hi,

My husband and I are in the process of buying a house, and we're about to exchange contract this week. We're not from the UK, so unfamiliar with regulations, procedures etc. I'd appreciate your help!!

Both mortgage valuation report and the survey report say "The property has been altered and extended by the erection of a single storey extension and a loft conversion and structural alterations undertaken internally such as removal of walls within the open kitchen/reception room and checks should be made to confirm whether all necessary permissions and consents were obtained."

Our conveyancer wrote, "The sellers have stated that to the best of their knowledge, these structures did not require planning permission [...] I recommend that you speak with your surveyor"

But our surveyor said she cannot confirm whether planning permission had been required or not, and we'd better speak to the local authority. [From here I got really confused because I thought surveyor was supposed to know this stuff]

Our conveyancer sent us copies of "Completion Certificate" by council regarding loft conversion and rear extension. What is "Completion Certificate" exactly? Does it guarantee the lawfulness of the extensions?

Thank you in advance!

kingstreet

Some works require planning permission, others require adherence with building regulations, some require both.

AFAIK a completion certificate would show adherence with building regulations, but not necessarily with planning consent.

You need to establish what works were done and what was required for them, planning, building regs or both.

Fire_Fox

The rules change over time, your surveyor cannot be expected to know the fine detail of planning legislation. Speak to the council's Planning department about whether permission should have been sought.

sirmosh

We had a similar thing but our solicitor did all the digging around for info and found out the works in question were carried out before building regulations were needed but she made the vendors get indemnity insurance any way.

april82

kingstreet wrote: »

Some works require planning permission, others require adherence with building regulations, some require both.

AFAIK a completion certificate would show adherence with building regulations, but not necessarily with planning consent.

You need to establish what works were done and what was required for them, planning, building regs or both.

Thanks for the clarification.

The vendor claims that permission wasn't required; the surveyor cannot confirm anything; the conveyancer suggest to speak to the surveyor

So I guess the only way to find out the truth is through the council? But then we are concerned because approaching the local authority would be to potentially open a can of worms if planning permission was required but was not obtained.

angrypirate

Completion certificate means the build conforms to regulations (ie supports, head room clearance electrics installaiton, windows installation etc). Planning permission is permission from the local council that you are allowed to build a certain structure

april82

sirmosh wrote: »

We had a similar thing but our solicitor did all the digging around for info and found out the works in question were carried out before building regulations were needed but she made the vendors get indemnity insurance any way.

You were blessed! We're just so confused as no one gives us a definite answer. I feel like they are all shifting responsibility on each other just to save their !!!!!!

kingstreet

You don't have to give the council an address, or any other details. Simply make a list of the work which has been carried out and ask the council if such works, carried out in such a year, would have needed planning permission.

kingstreet

TBH these issues should be summarised in a letter from your solicitor to the vendor's solicitor and a written response expected. These are part of the usual pre-sale enquiries. The vendor should be giving answers to the questions to his solicitor, for his solicitor to reply to yours.

G_M

A critical question is when was the work done/extension built?

Planning laws change over time, and so do Building Regulations.

In order to check whether PP was needed, or Building Regs certification needed AT THE TIME, you need the date.

Then you can ask the council if an extension of AAA size/shape was needed in 1987 (or whenever) on a house of BBB size.

And the same for Building Regs.

Have the vendors confirmed PP was required IN WRITING to your solicitor, or just said it in passing verbally to you?

Freecall

Was the work done more than 4 years ago?

If so then it is exempt from action under planning law (assuming that this has not already started).