Removal of internal wall without building regs - buying

leespot

Dird wrote: »

Have the vendors said they'll let a builder to damage the wall (removing plaster/decoration etc)?

This is what I thought when I read it. We were in a similar position relating to a conservatory and a single storey extension. After a week of waiting the sellers produced the correct paperwork, and the solicitor also found the planning permission and building regs for the work.

But...even after we got that we had concerns due to them taking so long, so we instructed our own structural engineer who gave us the heads up that all the work we had concerns about was safe. Well worth the £425 just for the peace of mind.

hollycall

Dird wrote: »

Have the vendors said they'll let a builder to damage the wall (removing plaster/decoration etc)?

No, we haven't broached it yet, and of course she can refuse. It would be fixed, obviously. We're just not really happy to move forward without some assurances that the work is sound.

leespot

hollycall wrote: »

No, we haven't broached it yet, and of course she can refuse. It would be fixed, obviously. We're just not really happy to move forward without some assurances that the work is sound.

You should be prepared for them to say no. I understand it is a reasonable request on your part, and also their own fault for not having the work signed off, but you are still asking to basically go in and start knocking walls apart. It could end up costing you quite a bit in terms of the actual restoration, which you will have to pay for even if you don't buy the house.

Rodders53

https://www.gov.uk/building-regulations-approval/how-to-apply

You want the seller to obtain retrospective approval... 'regularisation'. (Check your local council website)

Any other course, after purchase, leaves you open to paying for any corrective works further down the line rather than the seller.

Doozergirl

Ern, If this is a non-load bearing wall, then of course no building regs are required and you wouldn't exactly need a 'report' from a structural engineer. Even I would take a verbal on that.

Are you trying to argue that it is a load bearing wall or are you actually asking for a building regs indemnity for something that she didn't need building regs for?

Baffling.

leespot

Doozergirl wrote: »

Ern, If this is a non-load bearing wall, then of course no building regs are required and you wouldn't exactly need a 'report' from a structural engineer. Even I would take a verbal on that.

Are you trying to argue that it is a load bearing wall or are you actually asking for a building regs indemnity for something that she didn't need building regs for?

Baffling.

I think that is the OP's issue. They don't know if it is a load bearing wall or not - they only have the word of the vendor for that.

hollycall

leespot wrote: »

I think that is the OP's issue. They don't know if it is a load bearing wall or not - they only have the word of the vendor for that.

Yes, exactly. We don't know that it was a non-load bearing wall. And the seller is offering indemnity, we didn't ask for it. We just want confirmation/a guarantee that it was a non-load bearing wall as she says... or that the work was carried out properly and everything is structurally sound now. I'm not really willing to take her word for it on such a big purchase!

Dan-Dan

any decent builder will be able to tell very quickly if it was load bearing or not OP , if your unsure , not something you need to spend ££££ on

macca1974

no idea about a load bearing wall, but regarding the FENSA certificates, when I sold my last house a few years ago, I didn't have a FENSA certificate for a patio door as my mate (who is a window fitter), fitted it "out of hours". I needed the certificate for the sale and contacted the council who for £140 sent a nice man round who looked at it for about 2 minutes and then wrote out the certificate. I'd ask the seller to organise such a visit at their cost personally. If they can't get a certificate then it sounds like they are bodgers and I'd probably move on.

vanilla_twist

Having previously spent many years in the window industry there are a hell of a lot of houses without a Fensa certificate. It is not a sign of a bad job or a cheap product. Just get council round like op says.
Having watched every episode of property ladder made I am sure a non load bearing wall does not need any permission to be removed.
If you had a decent survey surely the survey would have pointed out it was non load bearing wall. If not just get a builder or structural engineer round to confirm.

V x