Lenders that accept Architect certificate after build

indy.gill

Hi

Sorry for dual post, I think my issue is best placed in this forum.

I in the process of getting a mortgage for a property but it is a very oddsituation:

1) The property is a new build and was built in 2008 and has never beenlived in

2) The original Architect and Builders unfortunately dissolved due toeconomic crisis. Thus the building does not have a NHBC certificate

3) The property has then been issued an Architect Certificate by anotherArchitect 18 months after the build is completed

4) The property have been fully finished and are lovely, they have passedall Council regs and has been certified by local council


I have applied for mortgage with Barclays for the property and the MortgageAdvisor said that the Architects Certificate was suffice for Barclays. Howeverafter the valuation has been done by eSurv the Surveyor has advised that the ArchitectsCertificate is not valid as it was done after the build and according toBarclays this is not allowed. The underwriterdoes not approve the property.

I have purchased this property at auction and I am due to loose £20k depositafter Barclays have refused the mortgage.

So my question is

1) Will every lender not accept the certificate due it notbeing from original architect. Does anybody know of any lenders that will acacpet this Architect Certificate

2) Can I take action against Barclays for first saying they would offermortgage and then backing out at 11th hour.

Many thanks in advance

DannyboyMidlands

I imagine that most mainstream lenders would not accept the certificate since they are worried about the house as security for the loan. The fact that it is nicely decorated doesn't mean that it wasn't built shoddily.

You have no claim against Barclays who have quite rightly made their decision on the back of the survey. They haven't offered you a mortgage at any point let alone backed out.

Maybe you should sue yourself for "buying" a house that you don't have the money for?

Furts

An Architects Certificate is an unorthodox and risky way to "warrant" a house has been built correctly. It is probably not worth the paper it is written on. Avoid them like the plague.

When an Architect has issued a Certificate for a property he has not overseen...this reinforces my point...or suggests fraud.

A friendly warning to all mse users!

indy.gill

Hi Furst

Thanks for the response. yes I think I am finding out the hard way with regards to an Architects Cert. As the builder went bust, can I still get an NHBC cert from another builder or is this not allowed.

Taking into account that the Architect and Builder went bust in my scenario, what document would you suggest being suitable in getting banks to lend

many thanks in advance

teneighty

Tricky one this and I do not have a simple solution.

I do not think you would get an NHBC warranty but as it has been signed off by the local council for building regs it might be worth asking about a retrospective LABC warranty. I dont know whether they will accept it but its worth a try. It might need some opening up of the structure as warranty inspections are usually more thorough than regular building regulations inspections.

I've never come across an architects certificate or professional consultants certificate which was issued after the build was complete and no inspections were made during the build. I fail to see what the certificate is providing unless the architect was feeling very generous or had x-ray vision and is prepared to accept liability. I am not surprised the lender did not like it.

Furts

indy.gill wrote: »

Hi Furst

Thanks for the response. yes I think I am finding out the hard way with regards to an Architects Cert. As the builder went bust, can I still get an NHBC cert from another builder or is this not allowed.

Taking into account that the Architect and Builder went bust in my scenario, what document would you suggest being suitable in getting banks to lend

many thanks in advance

Hi indy.gill

First find who did the building control inspections. That is assuming any were done - have you checked on this? The inspections could have been undertaken by a private practice, or NHBC , or the local authority.

Go back to the responsible body and inquire.

My instinct is you are unlikely to get any cover under the circumstances.

Typically when there is no warranty or audit trail, new builds become cash purchases.

denstone

We are able to help.

We are able to issue either retrospective certification or warranty depending upon the lenders' requirements. In every case we liaise directly with the lender and/or legal team to ensure that our insurance covers the problem and that they are totally happy with our involvement. The process works in a similar way to the method of inspecting and providing assurances for a dwelling of long-standing. We have £2,000,000 insurance to cover most properties. Multiple properties are done on an individual basis.

Contact us: ArchitectsCertificate.co.uk

We have a 100% success rate on this type of problem and have been established since 1989.

Trevor Bartlett MRICS MCIOB.