Buying a House without a Building Certificate

theGrinch

My cousin and his wife are keen on a property that fits their criteria.

They has been told that the recently completed extension (in April) has not been issued with a Building Certificate.

He has spoken to the private firm inspecting (BC) the build and been told that it hasnt been issued for two reasons.

1. consumer unit wasn't changed from plastic to metal - vendor has supplied document that it was last checked in 2013 and previously in 2007 and all was signed off. He has also offered to get it redone and an electrical cert.


2. when last checked by BC, the ceiling insulation was 100mm by BC. The vendor has produced invoices for 50mm insulated backed plasterboard that his builder added on, but BC say as no photos supplied they wont sign off.

My cousin has looked into an indemnity but was initially told at least 12-months must pass first.

They are happy with the property, location and price and had a builder check it over.

What are his options now if he wants to proceed?

thesaint

Is there anything in writing as to why the cert wasn't issued?

theGrinch

An email from BC to vendor, an email from the vendor to EA and a call by the estate agent with my cousin present to the Inspector.

Foundations, DPC, floor etc all fine.

theGrinch

Update:

My cousin has taken a qualified electrician round and a minor certificate is all thats required at most.

Hoploz

THe ceiling insulation is the sticking point here. One way or another the seller needs to show the inspector that the correct level has been used.

I don't see another way around this as an indemnity is not able to be purchased so soon after the work is done.

The seller is foolish to have not complied. Or not to have had it inspected at the right time. They will need to rectify. They will need to communicate with the inspector to arrange a way to clarify. I imagine they will have to take up some flooring above, or if there is no access from above a lovely little hole in the ceiling.

theGrinch

I understand during the negotiation, the vendor offered a £5k reduction for the missing BC.

If its only 50mm insulation to be added then is thermal back plasterboard an option?

They would have some builders there to make some changes anyway.

Hoploz

The seller needs to get the original builder to confirm whether the correct insulation was used or not. If it was, inspector can just have a look and sign it off, certificate issued, bosh, job done forever and forgotten about. If the correct depth was not used it'll be a big job to sort.

If the buyer AND their lender are happy to proceed without a building regs certificate they can do so, the world won't end. Whether your friend proceeds or not will hinge on whether their lender is willing to go ahead.

But when they come to sell it will rear its head again, and they will need to sort the indemnity for the next buyer.