Converted garage, no PP

catshark88

I'm considering buying a townhouse style house, with a garage that has been converted into a TV room, without any planning permission. Is is on a development and a number of other properties have done the same thing.

I realise that this is one for my solicitor, but wondered if anyone had any experience of houses like this? Did you get indemnity insurance against retrospective PP rejection?

Any thoughts appreciated. Thanks.

phoenix_w

Garage conversions generally don't need planning permission, just building regs signoff. It's worth ringing the local planning to ask if it's needed, but I wouldn't be too worried. Have a look on the planning portal website.

pmlindyloo

Planning permission is not usually required for converting a garage.

http://www.planningportal.gov.uk/permission/commonprojects/garageconversion/

However, if you read the link there are exceptions.

You need to contact your local council and talk about it in general terms. Do not mention the actual address as this would make any indemnity insurance invalid.

What most certainly would be needed is building regulations and there should be certificates for this and electrical installations.

Unfortunately many solicitors and mortgage lenders do not understand the rules and regulations.

Many will insist that an indemnity insurance is purchased (usually the vendor would pay) and often this is the easiest solution to avoid delays.

You need to do some research possibly speaking to neighbours if you do not wish to contact the council.

What is important is that you have a surveyor check that the conversion is a safe structure.

Thrugelmir

pmlindyloo wrote: »

What is important is that you have a surveyor check that the conversion is a safe structure.

I'd be less worried about it being safe. More that it's been done properly, i.e. insulation etc. A garage wasn't built to be a habitable room.

phill99

Thrugelmir wrote: »

I'd be less worried about it being safe. More that it's been done properly, i.e. insulation etc. A garage wasn't built to be a habitable room.

But if its a garage in a town house, its intrinsically safe as there is a whole house sitting on it.

Thrugelmir

phill99 wrote: »

But if its a garage in a town house, its intrinsically safe as there is a whole house sitting on it.

Who knows what might have been done to effect the conversion.

phill99

Thrugelmir wrote: »

Who knows what might have been done to effect the conversion.

You're not a builder are you?

phoenix_w

phil99 - there is a very good point in checking the conversion has been done properly. The first thing is insulation - garages typically have uninsulated floors and the walls/ceiling need to be properly insulated internally as well. The old garage door needs be infilled properly and a decent efficient window installed. Building control would ensure this work has been completed properly.

You also want to check that any new plumbing and electrical work is good, garages sometimes contain meters and unsightly pipework and these should be boxed in so they're not unsightly and protected from damage.

You are right that your potential property has a structurally sound conversion, but none that matters of it's too cold to use for half the year and has dodgy electrics...

Doozergirl

Garage conversions are usually permitted development, but on a new build estate, it is possible that permitted development rights have been removed as the integral garage can sometimes provide an essential parking space required to meet planning regulations for the original development. You or your solicitor should check that permitted development rights haven't been removed.

Building control approval is a separate thing and that would have been required (that covers the insulation etc being talked about) so that needs to be checked.