Completion Certificate

fly_half83

Hi,

Been a long time since I have posted on here; but it appears I may need some assistance.

We are in the process of selling our property and I should point out that when we bought the property (2011 to be precise) the house was in a bit of despair and needed a lot of work. We obviously took this on and completely ripped out most of it and did all of the necessary work.

Jump forward 2 years and we have an offer on our place; as well as having an offer accepted on a new place - our dream home if you will.

Our solicitors have been far from competent to say the least; and after 5 or so weeks, our buyers solicitor has requested a Certificate of Completion for the work. Our house when we bought it, had planning permission for a side extension and a rear extension as well. I should point out that all of these were in place and built before we bought the place - its just that the walls were still breeze blocks and the kitchen was a complete tip.

We have completed all of these, but obviously have not got a Certificate of Completion.

I have been notified that apparently our buyers are not prepared to accept an Indemnity Insurance on the work or property and are insistent on the Completion Certificate. I understand this, and have no qualms sorting it. I have several issues with my solicitors around what has transpired leading up to this and their dealing of this situation but that's a different topic entirely.

Does anyone have any experiences of this? How long does it take on average for the Council to come out and grant the certificate? I do not envisage there being any other work to be sorted so am hopeful that they will sign it off fairly quickly. Am I being naive with this?

Any help I would be most appreciative of; its a bit of a stressful situation at the moment, with my partner stressed naturally at the idea we may lose our dream home. So I am all ears.

G_M

I don'tblame your buyers!

An indemnity policy wouldprotect themfrom the highly unlikely possibility if the council forcing them toget a Building RegsCompletion cert, or to carry out works to comply with BRs.

But it will NOT protect them from the extension falling down, or being inadequately insulated etc.

That is what Building Regs are there for. To ensure standards, and safety, are guaranteed.

For all your buyers know, the extension was knocked up on the cheap by some cowboy builders!

fly_half83

I completely understand their concerns; and that is why I am trying to be as practical and proactive as possible.

Our survey showed that there were no structural issues etc and the HPC came back all positive. The work that we had done, was all done by a reputable firm so I have no concerns there.

What I am looking for is some idea around how long it will take to get the Council out to sign off the work and get the Certificate of Completion. I am not looking to pull the wool over anyones eyes; I am just looking to manage my own expectations etc.

G_M

Ah!

Only the council can tellyou how long their back-log is and when they'd come out.

But that is only the start... You do realise they will need todig down to inspect the foundations? How else will they know they meet the required standards?

And pull plaster off the wall to inspect the structure, and depth of insulation?

Andgoodness knows what else!

And then, if they find something that does not meet the standards, you will need to get it fixed. Re-do the foundations........?? :eek:

That is why when having work done, you are supposed to get each stage inspected as thework progresses.

If your builders were really that 'reputable', they would have known this, and either arranged it, or brought it to your attention for you to arrange.

fly_half83

Hmm...that is a little worrying.

As mentioned, I have no real idea of what to expect so will be the first to admit that I am a little naive about the whole thing.

fly_half83

EDIT: Forgot to say that the work we had done was not structural; it was primarily plastering and a new kitchen and a host of other smallish things really.

The only real building work that went on was the changing of what was originally a 4th bedroom into a walk in wardrobe.

The foundations and what have you would have been done by the previous owners.

lincroft1710

If there have been intermediate inspections by Building Control, then there may be less disruption to the fabric of the work.

The only surefire way to get answers to your questions is to actually contact Building Control and find out what inspections need to be made. From experience some councils are quite happy if works have been longstanding to grant a certificate if major conditions have been adhered to and are not so worried about minor issues.

phoebe1989seb

Did the previous owners have the work inspected along the way by a building inspector? If so, was it just the *signing off* when the work was complete - perhaps because they sold to you before it was finished - that never took place?

Edited to add - lincroft beat me to it!

fly_half83

Thanks phoebe & lincroft :T

As you may have already guessed; I am in a bit of situation where I do not know the ins & outs of the the building control. A letter I had through from the solicitors stating:

With regard to the Completion Certificate from Building Control at ****** in respect of the extensions, I confirm that, at the time of your purchase, the Building Regulation Consent was revealed under reference 06/*****/***** and these works had been in place for five years. However, the buyers’ solicitors have specifically raised the question of the Completion Certificates for the extensions which I have taken up with Building Control although I currently await their response together with the Certificate.

It may be that Building Control will wish to carry out a re-inspection before issuing the Certificate. If however the Building Control Department do not respond, then we can apply for Indemnity Insurance on the basis that Building Control has not indicated any intention to undertake further investigation or action. I will advise you as soon as I have a response from Building Control.

So it appears - at least from my young eyes that things were checked - just not signed off for completion. Or am I being a complete idiot?

G_M

It may be that the work you did was not BRs certifiable.

You'll need to compare the work done against BRs.

lincroft1710

Consent means that the plans for the extensions submitted by the owner to BC were approved by them, regarding methods of construction, foundation depth, electrical/plumbing installation etc. BC then make periodic inspections at certain stages of construction.