Single Skin Extension

vectistim

This is a few years out of date, so policies (or strictness of surveyors may have changed) but I used to find (mid-90s to mid-2000s) that Halifax would say no and Abbey would say yes.

This sort of thing is quite common, is it just a single storey extension? If it is two storey then it is likely to be more problematic.
Have a look at the brick pattern outside - they will either be all long, or a mixture or long and short. Then find an open window/door and measure the wall thickness, if its single skin (or in surveyor-speak half brick) it will be 4.5-7 inches thick (depending on whether its been dry lined or anything) and all the bricks on the outside will be long, if its a solid brick wall (one brick thick) it will be around 9-10 inches thick and there will be a good mixture of long and short bricks.

With a single skin kitchen you'd need to make sure it gets properly ventilated - ie: open windows turn on extractor when cooking/washing.

Ciderarmy1987

vectistim wrote: »

This sort of thing is quite common, is it just a single storey extension? If it is two storey then it is likely to be more problematic.
Its single storey
Have a look at the brick pattern outside
Can't see the brick pattern as it is rendered - they will either be all long, or a mixture or long and short. Then find an open window/door and measure the wall thickness, if its single skin (or in surveyor-speak half brick) it will be 4.5-7 inches thick (depending on whether its been dry lined or anything) and all the bricks on the outside will be long, if its a solid brick wall (one brick thick) it will be around 9-10 inches thick and there will be a good mixture of long and short bricks.

Builder said that it is one brick thick

With a single skin kitchen you'd need to make sure it gets properly ventilated - ie: open windows turn on extractor when cooking/washing.

Any advice on what we should do?

Mozzanov

Buying any property is a risk.

My father, in his job, has dealt with properties that seemed impossible to get a mortgage for at first (due to the build type - "system built" and perhaps the worst type, with a steel frame), but in the end mortgages were obtained, houses sold.

So, an odd build isn't always difficult to sell.

On the other hand, a house he owns personally is difficult to sell (a Victorian end terrace, spacious, but needs some work, which he has started to do in the hopes of increasing the chances of a sale).

Ciderarmy1987

Mozzanov wrote: »

Buying any property is a risk.

My father, in his job, has dealt with properties that seemed impossible to get a mortgage for at first (due to the build type - "system built" and perhaps the worst type, with a steel frame), but in the end mortgages were obtained, houses sold.

So, an odd build isn't always difficult to sell.

On the other hand, a house he owns personally is difficult to sell (a Victorian end terrace, spacious, but needs some work, which he has started to do in the hopes of increasing the chances of a sale).

That seems very positive! but how much does it affect the price that we should be paying? I suppose that is something a valuation will flag up for us isnt it!

Ulfar

If in doubt run away and find somewhere else.

I would be more concerned that they didn't get planning permission and the building inspector didn't pass it. This would depend on when the extension was built, this may have been much later than the house.

Ciderarmy1987

Ulfar wrote: »

If in doubt run away and find somewhere else.

I would be more concerned that they didn't get planning permission and the building inspector didn't pass it. This would depend on when the extension was built, this may have been much later than the house.

I would imagine (but dont know) that the extension was probably built pre 1930s, but that is pretty much a guess to be honest

If anybody wants to have a look at the property I can PM you a link,

I doubt that it would help that much

Old_Git

surely the property has been mortgaged before ,so should be mortgageable again

Ciderarmy1987

Old_Git wrote: »

surely the property has been mortgaged before ,so should be mortgageable again

That is very true! But do mortgage companies not change their lending requirements etc quite a lot?

We do have a copy of a valuation that was done 1 year ago, but was at a LTV of about 40% and raised no problems. How much does the LTV effect what the mortgage company say/think.

Mozzanov

Ciderarmy1987 wrote: »

That seems very positive! but how much does it affect the price that we should be paying? I suppose that is something a valuation will flag up for us isnt it!

Yes, your offer will of course be subject to valuation and whatever else, so you can always renegotiate then if they (the lender) comes back with a lower amount they are willing to lend. Whoever the vendor sells to, they are probably going to be faced with having to renegotiate anyway after a valuation (unless they come across a cash buyer or someone with a big deposit).

I think this is a minor issue (the kitchen) if you can get a mortgage now. Cold call some mortgage providers and explain (obviously not quite true) that it's single brick, but has been adapted to have an insulated cavity of x inches/mm, has an extractor fan, and whatever other modifications the builder has recommended. Ask them if this would be an issue for a mortgage. Don't give up if you don't get a result at first, try a few, stress that it has been improved. Their answer now can give you an idea of what will be in the future (obviously not a certainty).

Out of weird builds, this is not all that odd, especially if you put effort in after to protect against damp, insulate, etc.

Well, good luck, mate. Glad you finally found the one you like. I hope it all turns out well for you. I'm still hunting, going from one disaster house to another.

Mozzanov

Ciderarmy1987 wrote: »

That is very true! But do mortgage companies not change their lending requirements etc quite a lot?

What is the most concern to them is if you can't repay the mortgage, can they get their money back by selling it?

They might change how much they are willing to lend depending upon what % deposit it is (notice you can borrow much more on a 10% than a 5%, etc).

Some won't lend on properties above a takeaway, restaurant and similar.

In comparison, this is a minor issue.