Extension/ conversion with no Building regulations. Help needed!

rainbowqry

We are in the process of completing the purchase of a house. Early on the surveyor pointed out in the structural survey, that the garage conversion is of two layers of brick with no cavity, and the utility area and the downstairs shower room next to it were both single bricks and with no damp proof course, which doesn't even comply with morden building standards. He doubted either of the work has building regulations. I checked on council planning portal, and can not find planning permission or building regulations on the work that were carried out. The surveyor think the work should have been done at least 10 years ago.

My solicitor has asked for the building regulations for the work, amongst other queries. It has been a month and we haven't heard anything yet. Everything else is ready and as our landlord is selling the house we need to move our in 2 weeks time.

So my question is, after we hear from the vendor, is it reasonable to negotiate the price, given the work is of poor standard, and also with no building regulations? How much do you think it would cost to put it right? Would we have problems when it comes to sell? The valuation survey didn't pick up anything so don't know how big a deal it is.

It is 1940 semi detached, and the single garage is converted to a downstairs bedroom, and the utility and shower room is probably 6 sqm in total.

Thanks so much. I'm very much confused and stressed as you can imagine

lincroft1710

In 1940, solid brick walls (no cavity) was probably the norm. If there is room inside the single brick wall part, it is possible to build an internal wall which will improve insulation.

In my humble opinion (opinion not definitive knowledge) this house is worth no more than if it was just a house and garage.

Hoploz

The work could have been done longer than 10 years ago ... If it was done before the 1980's then it was done before modern building regs existed.

Building regs would not require the whole garage to be rebuilt with cavity walls - it would be internally insulated. Are you sure this hasn't been done? The lack of building regs evidence doesn't necessarily mean the work is not done to a good standard or unsafe.

rainbowqry

The surveyor checked the thickness of the wall and reached that conclusion. And I think it was done somewhere between 1992 and 2001, as a sitting room extension was done in 1992, and before current owner moved in in 2001. The sitting room shares a wall with the utility and shower room.

Would the fact that it doesn't have building regulations cause problem when it comes to sell?

The surveyor suggested we can insulate the wall internally, so that means strip everything out. Any idea how much that is going to cost?

Thanks a lot

Thrugelmir

rainbowqry wrote: »

It is 1940 semi detached, and the single garage is converted to a downstairs bedroom, and the utility and shower room is probably 6 sqm in total.

Unlikely the property was built with a garage back then. Probably a later addition originally as a garage. That someone has done a cheap conversion on.

Doozergirl

Your valuation survey said nothing, so you're unlikely to have trouble selling yourself. An indemnity policy would satisfy a lender). This sort of thing is incredibly common.

It sounds like the utility and shower room are converted from outbuildings. If there is still a door between them and the main house, there is no real requirement for them to meet building regulations. They could still qualify as outbuildings.

Insulating the garage will really depend on how much needs to change if the room is too cold for you. Door frames, skirting and window frames would need to change or need some work, along with bringing forward plug sockets and radiators. The insulation itself and plastering would take two or three days, perhaps.

The house itself could be without insulation, don't forget! The house won't meet building regs either in many respects. This sounds like one of those houses that has gradually evolved.

rainbowqry

Thanks, that's really helpful. You are absolutely right there are extension to both the kitchen and sitting room over the years.

Do you think we should renegotiate the price? To be honest I really want to just exchange contract and move in asap, but if money needs to be spent to put things right, then I think we deserve some compensation?

rtho782

Ok, so the garage and the toilet room probably are not up to building regs.

Do you still want the house? The seller might be reluctant to negotiate much - the next offer he gets, the buyer might not bother with a survey.

The issue is that as you've told your solicitor about the survey, he is obliged to tell the mortgage lender, and now they might insist on rectification work...

rainbowqry

Yes we do want the house and if it is not a huge problem we are happy to let it go.

As for the bank, are they bothered if the valuation surgery is fine?