No planning permission or building regs on loft conversion

Woodywood87

Hello,

Just wondering if anyone had any advice or experience of a problem I've got with a new house I'm buying.

I'm a first time buyer in the process of purchasing a 2 bed semi-detached bungalow. However the loft was converted by the vendor himself (he's a builder) about 12 years ago and he didn't get planning permission and I don't believe there are any building regs. They used it as a bedroom since it was built and it seems to be done well.

I know that a previous sale fell through because of the lack of paperwork for the loft and it was being advertised as a 3 bedroom and priced as such. Since then the vendor has removed the staircase going to the loft, so it is now classed as just a loft and advertised as a 2 bed (no mention of the loft in the advert) However it's a very fancy loft with an en'suite bathroom and various lights and electrical points.

After doing a bit of research it seems as though planning permission may not be required as he hasn't fitted dormer windows just a couple of Velux sky lights. Other bungalows down the road have had loft conversions so I don't think getting planning permission would be an issue. The main issue I think is with building regulations.

The price I'm paying for the property reflects the bungalow as a standard 2 bed with no loft conversion, however my main concern is weather I'm going to have issues later on if I decide I want to reconvert the loft into a bedroom. Will it be a case of getting a loft conversion company in, building a staircase, doing some checks and signing off the previous work done or would I have to start from scratch? Or maybe something worse!!!!

I'm having a homebuyers survey carried out next week so if there's any major structural problems that should highlight them.

Any help is greatly appreciated!

Halle71

Lofts usually come under 'permitted development' and as such don't require planning permission, just building regs sign off.
If you are happy with the price and the rest of the property it and you are not really paying for the loft anyway, you could take a risk and try and get retrospective building regs approval. Talk the council and get a heads up from them.

We have just found out that an extension built in 2006 on a house we bought in 2009 does not have a building regs certificate because the electrical check is outstanding (how this got through our solicitor at the time I don't know). Building regs have been really helpful with us - I imagined they would be 'jobsworth' about it but I have been surprised by their co-operation.

lincroft1710

As there is existing plumbing and electrics which may or may not conform to building regs current at the time of installation, it is unlikely building control would sign them off when inspecting any work you may carry out at a later date.

I suggest you have a word with building control.

BTW. A builder who doesn't bother to get building regs approval could indicate the work isn't up to standard.

Annie1960

Have you asked the vendor whether he has tried to get building regs cert, and if so what did the council say?

Also, it seems very odd to me that the vendor has removed the staircase (having gone to the trouble of carrying out the conversion, en-suite etc). Ask why the staircase was removed.

Edit: Also ask about the previous attempt to sell which fell through because of lack of building regs certs. Was a structural survey done at this time, and if so what was the outcome?

DRP

BR could have been granted retrospectively (if the stairs had been left in!)

Any idea why exactly the vendor thought it wouldn't have met regulations?

This could give you an idea of how much of a death trap / structural problem the property could leave you with.

Woodywood87

Hi guys thanks for the response,

As I said I'm having a structural survey carried out so hopefully that should flag up any major structural issues. Providing that comes back ok I'm going to go there with a builder who specialises in loft conversions and get his opinion.

I suspect he got rid of the stairs as this didn't meet regs, there was a glass panel and no hallway or door. The big question has always been why he wouldn't of bothered getting building regs sorted himself.

Talking to him on the last viewing he was saying that he never bothered getting them as they weren't required in 2002. Which I know isn't true.

In the meantime I'll get on to the council and see what they say.

Thanks

pcgtron

To be honest, as long as the property and the conversion is structurally sound, (Which you should know more by getting a structural survey) then you stand to do very well out of this.

A full ensuite loft conversion will set you back about 30 grand, so if you can get a company in to sort the stairs, and get a building regs certificate, you get yourself a 3 bed property for the price of a 2 bed and a bit extra to sort.

If the whole house has structural problems because it hasn't been done properly then I would walk away, could cost thousands and thousands to fix

marlot

Especially as the vendor is in the trade, you need to assume that he know MUCH more than you about the legality of the conversion.

The fact that he's removed the stairs and is prepared to take less for the property, rather than get certification screams to me that it will not be trivial to obtain.

I might be wrong, of course

lincroft1710

I agree with marlot