Conservatory & rear single storey extension

leespot

Hi guys,

We've put an offer in on a house and have come up against an issue at the moment. The property has a conservatory built c1998, and a single storey kitchen extension built between 1998-2000 (current owners added both).

When our solicitor checked for the presence of the correct paperwork for the building work, the sellers response was that paperwork is not needed as they were added as permitted developments. Our solicitor says that the response from the seller is neither factually correct, or acceptable and that they will be looking into it further.

We're at a bit of a loss - it is looking more like the extension was built in a DIY fashion - RSJ installed too low because the builder raised the floor in the extension to match the rest of the house, but 'forgot' to raise the height of the RSJ (said RSJ was installed by the owner and his builder.... )The builder also 'forgot' to add two steps from the back kitchen door to the back garden, which the current owner said he ended up building himself.

We kind of feel in limbo, partly glad that the checks have highlighted this issue now, and also before the structural surveyor went out! The surveyor has said his findings (based on the info he has) would possibly have concluded that the extension was built incorrectly / illegally and we should be expecting to have it replaced - which from our perspective rules out the purchase.

Anyone else experienced problems like this? I don't suppose we're looking for advice really, just other peoples experiences.

G_M

1) Planning Permission may, or may not, have been required. Either

a) get your solicitor to check
b) ring the council and ask
c) read:
http://www.planningportal.gov.uk/permission/responsibilities/planningpermission/permitted


2) more importantly (in my view) is the quality of the work. Building Regulations certification was certainly required. this is different and ensures the quality of the work (as opposed to the right to do the work)

So again: ask about the BR certificate. If none, you may be offered an indemnity insurance. This will protect you against the (almost non-existant) risk of the council checking, finding th quality is sub-standard/dangerous, and forcing you as the current owner to knock down/rectify/re-build etc. It will NOT protect you from the extension collapsing (structurally unsound) , or subsidence (foundations inadequate), or eing cold (inadequate insulation) etc

lincroft1710

Even if planning permission was required, it is far too late for the council to act. As GM says, a BR cert is far more important.

leespot

Thanks for your responses, appreciated.

It is the building regs cert (or rather the lack of) that the solicitor and structural surveyor have more of an issue with. They have said if they cannot prove that the work was done to the correct standards then we have a problem.

Freecall

leespot wrote: »

They have said if they cannot prove that the work was done to the correct standards then we have a problem.

No, the current owner has the problem and from the way you describe things, I would be very much tempted to leave it that way.

leespot

Well, to be correct, yes. The current owner has the problem, and to be honest not one I would like to be faced with. Walking away may well be the best thing we could do.