Walls and chimney stack removed WITHOUT building and planning permission

karloponti

I need urgent help and advice please

We are first time buyers and have just had a Structural survey done.

The report highlights and quote as below:

Internal alterations include the removal of the wall between the entrance and hall and the front living room. Verify whether all relevant Planning and Building regulation approvals have been gained and whether a completion certificate has been provided.

We have asked the seller and their solicitor has replied quote as below:

Our client is not aware of any alterations to the chimney stack and the alterations.

We are being pushed by the seller to exchange contract on Monday the 2nd of Nov 2015.

My questions are as follows:
1. If the seller is unaware of the alterations to the property, and we buy the property knowing there was a lack of building regulations consent, then what is the risks?

2. Can the seller get a retrospective Building regulations Certificate for the unauthroised work and how long would that take?

3. If I make an application for building regulation consent for other works in the future would this affect me and how....?

Thanks a ton........:A

agrinnall

4. Walk away would be my choice.

thorsoak

Of course the seller is wanting exchange by Monday - he's afraid that you might back out.

You need to know that the property is still structurally sound - and without a building regs certificate, you cannot be certain. Tell the seller that you will not exchange until you are satisfied that this is in place.

Thrugelmir

karloponti wrote: »

We are being pushed by the seller to exchange contract on Monday the 2nd of Nov 2015.

Sounds as if they're trying to bully you.

On the basis of this response I'd walk.

"Our client is not aware of any alterations to the chimney stack and the alterations."

As the structural engineer will certainly know.

ciderboy2009

Did the surveyor give any indication when the alterations were done?

Is it possible that the vendor bought the house after they were done?

If it has been done recently then I agree with the previous posters - walk away.

However, if it was done 10 or more years ago then I wouldn't worry about it - if the house was going to fall down because of the alterations then it would probably have done so before now.

Bear in mind that, because of the claim culture we now have in this country, any experts have to cover there backs when producing written reports.

fed_up_and_stressed

I'd be tempted to ask for a copy of the survey the vendors had done when they bought to see if they were mentioned then - assuming they had a home buyers survey not just a valuation.

Doozergirl

A structural engineer could assess it and advise on structural stability regardless of the presence of building regs paperwork.

Vendor's expense, I suggest, or a price reduction. And them purchasing an indemnity policy.

wheelz

Your solicitor should be able to advise you. You have to think of when you come to sell on the property and the permissions / certificates are missing. If you go ahead without them now, then you'll be in the same situation when you want to sell.

Typhoon2000

How old is the property? Did building regulations exist when it was build and converted?

Rambosmum

We had this, we got a structural engineers survey and a indemnity policy, both paid for by vendor. Planning permission wasn't needed. The vendors certainly weren't pushy though! So that would worry me more.

knightstyle

On the questionnaire did the sellers admit to having and building work done? If so they should have building regs. signed off.