New build without building regs

Oscartwiglet

Hi everyone,
I'm hoping maybe someone can help me!
I'm in the process of buying my first home, and it is looking increasingly likely there is no building reg completion certificate for the property.
Everything I find online relates to part of the house e.g. loft conversion, extension, garage not having the certificate, but my issue seems worse as it is lacking the certificate for the ENTIRE house.
How is this possible? It was only built 7 years ago. Have had survey done and no major issues revealed.

Thanks in advance!

Doozergirl

Does the house have a warranty?

Oscartwiglet

No, it does not have the 10 year NHBC

Doozergirl

NHBC isn't the only warranty company. But if it has no warranty, then it sounds more likely that there is no BR sign off. If the warranty is present, it must have been signed off.

The house is unmortgageable without either. Who lives there now? Presumably they are mortgage free?

Oscartwiglet

She had a 6-year architect policy which has expired now. I am assuming she bought the house on a mortgage.

Doozergirl

Who was the architect? To have the cert, the architect would have project managed it - and presumably have taken responsibility for building control. He may have used a private firm and it's somehow not registered with the local authority.

I'm sure it's a minimum of a 10 year warranty required for mortgages. Not 100%, but pretty sure.

Oscartwiglet

I have no idea of the details unfortunately. Just got an update from the solicitor on Friday saying there is no warranty and the vendor does not have a copy of the architect's policy. So you are saying the mortgage company will not lend us the money if the house does not have a warranty?

Doozergirl

Pretty much!

I think this is the list of which mortgage companies will accept what.

http://www.cml.org.uk/cml/handbook/englandandwales/question-list/527

Your vendor needs to pull her finger out - if she doesn't resolve this then she has a seriously devalued 'cash only' property on her hands.

Oscartwiglet

I am going to chase solicitor tomorrow and say it's imperative we know if there is completion cert...do you know how long this takes to come from the council?

rosyw

You will definitely struggle to get a mortgage. When I bought my current home I was in the fortunate position of being a cash buyer, there were others interested but no one could get a mortgage on it. It DID have building regs. sign off, but the vendor, a local builder, could not supply a warranty. There was supposed to be an Architect's Certificate, but the architect refused to provide this due to a few minor points, (I met him at the house to check it all), so I managed to buy the place for a VERY reasonable price, but with the knowledge that should I wish to sell it in the next 10 years I would also be looking for a cash buyer, who would also expect to get it cheap!

If you do manage to track down the completion cert. you may be able to get a mortgage if an indemnity policy is in place, I have a friend who did this, but I suspect you won't get the best mortgage deal. Good luck!

Oscartwiglet

why would we need an indemnity if there is a completion certificate?