Advice on Non Traditional Construction

NinaSwiss

Is anyone able to advise on this please.

When I made the original mortgage application for the property I’m buying, I stated I wasn’t aware of the property being of non standard construction (I wasn’t).
http://www.rightmove.co.uk/property-for-sale/property-25337802.html


Following the valuation, my mortgage offer was approved but on reading the building survey report, I have seen this.

It would appear that the property is originally of what is sometimes called a non traditional construction.
As a consequence, houses including this one have been upgrade with a new external brick skin having been added. We have been informed this was undertaken in 1990 and details should be verified via your legal advisers that all necessary consents etc were obtained for the works.

· Do I need to inform Nationwide or will they already be aware of this. ?
I like the house but it isn’t a forever home so I don’t want any issues that could make it impossible to sell in the future. There was nothing mentioned about it been of non traditional build but a nearby property seems to indicate this on the advert (http://www.rightmove.co.uk/property-for-sale/property-37368184.html?premiumA=true ) .

· I have read somewhere that in some cases, the external brick work was for aesthetic purposes only and did not address the issue with the original concrete panels. In addition to checking the right consents were obtained, does my conveyancer also need to check that the brick work was done to address the issue with the concrete panels ?

· Does the construction type also affect building insurance premiums ?

kingstreet

Nationwide will be aware and may have inserted something in the instructions to the solicitor.

You need to ask your solicitor to ask the vendor's solicitor for the repair certification as this effectively acts as a "passport" when you sell.

In my Nationwide guide, "Stent" is described thus;-

"PRC properties designated defective under the 1984 Housing Defects Acts. Unacceptable in original condition. Acceptable on completion of approved repair scheme to whole structure/block. Limited terms may be applied."

You need to check insurability with your potential choice of insurer.

You may have future sale limitations, as some people may be put-off by the restricted nature of mortgage lending in the future.

kingstreet

The approved repair schemes for Stent properties were designed by;-

Swan Developments (Ongar)
Curtis Consulting (King's Cross)

and repairs were carried out by;-

Beazer Group Members
Robert J Watson (Chigwell)
Newmark Building Services (Llanhilleth, Gwent).

So, the certification should carry the names of one, or more, of the above.

NinaSwiss

Thanks Kingstreet. this gives me something to work with /look out for from my solicitor (who's also acting for Nationwide).

Houses of simialr type (I'm assuming they are also NSC) in the area seem to be exchanging hands which is somewhat positive. I now wonder if this is the real reason the previous sale fell through.

NinaSwiss

kingstreet wrote: »

The approved repair schemes for Stent properties were designed by;-

Swan Developments (Ongar)
Curtis Consulting (King's Cross)

and repairs were carried out by;-

Beazer Group Members
Robert J Watson (Chigwell)
Newmark Building Services (Llanhilleth, Gwent).

So, the certification should carry the names of one, or more, of the above.

Kingstreet,
An update.
Vendor has provided me with a 'retrospective certificate of completion' issued by Alan Cairns Associates LTD (Chepstow) which states:

Repairer: Swan Developments 271/277 high street ongar, essex
Works: Reinstatement of stent type property using PRC Homes Ltd. Licensed Repair system.

Is this acceptable even though it is retrospective?
How would they know repair was done by Swan Developments ?
Also is there a way to check that the company issuing the certificate is licensed/approved to do so?

I also have proof of planning permission issued in 1989 to 'rebuild external walls' which indicates that the work was to happen some point after that.

kingstreet

You're getting outside my experience now. You need to discuss this with your solicitor and Nationwide to ensure the certification is acceptable and likely to assist with any future sale.

NinaSwiss

kingstreet wrote: »

You're getting outside my experience now. You need to discuss this with your solicitor and Nationwide to ensure the certification is acceptable and likely to assist with any future sale.

No worries, I did think so but I was thinking aloud and thought I’d throw in all the questions that came to mind.
You've been great help though. Thanks