Garden extension

ozdemirozgur

Hi,


I have a 3 bed house in North London, and an extension of 3 meters done 30 years ago and used as a dining room. I am planning to extend it for further 3 meters under permitted development, and maybe use it as a big dining room, or as an additional bedroom. So my question is:


1-Does additional space add value ? who can really advice on this ?


2- Can I apply for a certificate of lawfulness and get it registered as an additional bedroom, and then can sell my house as 4 bed house ?


thanks

G_M

ozdemirozgur wrote: »

Hi,

1-Does additional space add value ? who can really advice on this ?
marginally. But probably not as much as the construction work as you are not even adding a new room.

2- Can I apply for a certificate of lawfulness and get it registered as an additional bedroom, and then can sell my house as 4 bed house ?
Yes

thanks

Don't ignore Building Regs......................................

Hoploz

I think you should check with the council that you can do this without planning. My understanding is you are allowed to build so far out from the original house. Will you still be within this?

ozdemirozgur

I am allowed to extend up to 6 meters under permitted developments. I already applied for prior notification.


In that case, I believe I might be able to split the extension into 2 parts, and use the old part as a dining room, and new one as a bedroom, so making house 4 bed without actually compromising the dining room. Does this look reasonable ?

ozdemirozgur

Hi,


This basically brings another 2 questions to my mind:


1- How houses are priced? by meter square or by additional room ?
2- who decides how many rooms a house has ? Is this registered somewhere in local council or land registry etc?


thanks

lincroft1710

A house with 2 ground floor extensions, one purporting to be a 4th bedroom, will not be worth as much as a same size purpose built 4 bed house with all 4 beds on the first floor.

There is no system of registration for the number of rooms in a house. If you want to further extend your house, design the extension so that it suits your current/expected needs rather than what someone else may or may not want?

eddddy

ozdemirozgur wrote: »

1- How houses are priced? by meter square or by additional room ?

They are priced according to what people are prepared to pay
(i.e. if you ask an EA for a valuation, he/she will try to assess what people will be prepared to pay - based on his/her knowledge of the local market)

ozdemirozgur wrote: »

2- who decides how many rooms a house has ?

If you mean when a house is sold... the estate agent usually writes a description of the house, including number of bedrooms etc. By law, the description must not be misleading.

ozdemirozgur wrote: »

...Is this registered somewhere in local council or land registry etc?

No.

Slinky

You'll have to be very clever with the layout as there aren't going to be lots of people looking for a four bedroom house that a 4th bedroom off the dining room is going to appeal to them.

Wouldn't going up rather than out be a better option, assuming the original extension was single storey as you didn't mention an upstairs.

princeofpounds

Merhaba.

1- How houses are priced? by meter square or by additional room ?

The UK is rather unusual in that per sqm or per sqft prices are rarely used. The convention is # of bedrooms, with the assumption that there is at least one sitting room and one kitchen, unless a studio flat. For the rest, you just have to look at the details We all think this is perfectly normal, even though it is silly.

2- who decides how many rooms a house has ? Is this registered somewhere in local council or land registry etc?

The vendor and the EA can claim what they like, although if they knowlingly make false advertisements they may commit a criminal offence.

There is no registry of house rooms.

However, the most normal situation where this system falls down is where there is a room, but it is not legally permitted/habitable (no planning permission and/or building regulations approval). We are basically talking loft conversions, and sometimes basements.

These can be marketed as lofts, but not as a bedroom, even if there is a bed in there.

fairy_lights

I wouldn't have thought a three meter long, ground floor bedroom tacked on to the end of a dining room would make the property more attractive to buyers to be honest. Plus the loss of that space in the garden might put people off.

Richard_Webster

A 6m extension is only OK if the neighbours don't object - if they do Council has to look at planning merits. Even though done 30 years ago the existing 3m extension is still excluded in that the PD limits look at the extent of the original house.