Completion Certificate

pixiegirl_pink

Hello,

I wonder if anyone can help?

We are trying to buy a property which had a load bearing wall removed in 2015. However, the vendors do not have a completion certificate from building control.

Do the vendors by law have to provide a completion certificate?

They are offering indemity insurance only, and refuse to get the council in because it will cause delays.

We are not happy with this, but they are not willing to do anything else. They are suggesting we rely on our own searches/surveys.

I would be very grateful if someone 'in the know' would share their opinoin regarding this situation.

Thanks in advance!

davidmcn

pixiegirl_pink wrote: »

Do the vendors by law have to provide a completion certificate?

No.

They are offering indemity insurance only

Then take it.

and refuse to get the council in because it will cause delays.

True, and doing so also precludes them (or you) from then getting indemnity insurance.

They are suggesting we rely on our own searches/surveys.

And does your own survey suggest there's anything wrong with the alteration other than the lack of paperwork?

I would be very grateful if someone 'in the know' would share their opinoin regarding this situation.

Aren't you already paying good money to people who are "in the know" in order to advise you about this? What do they say?

eddddy

pixiegirl_pink wrote: »

We are not happy with this, but they are not willing to do anything else.

So you have to decide whether to proceed, or whether to walk away (or whether you reduce your offer to allow for the risk that remedial work will be required in the future).

You can ask a surveyor or structural engineer to inspect the work. But unless they hack off the plaster, all they would look for is cracking and/or bowing. If the area has been recently decorated, any cracks etc may have been hidden.

You also need to check whether your mortgage lender will accept indemnity insurance for this. If they won't, you're stuffed.

eddddy

.... in your position, I would also ask the vendor why didn't get a completion certificate - and judge how much I believed them, and how happy I was with their response.

One possible answer might be:

• They got a reputable structural engineer to specify the requirements for a joist

• They got a reputable builder to put the joist in

• They wanted to save a few hundred pounds by not getting a building certificate for the work

Another possible answer might be

• They saved a few hundred pounds by not getting a structural engineer

• They used a dodgy builder who doesn't like their work being checked by building control.

• The builder saved some more money by putting in an undersized (inadequate) joist

The first answer might be ok, the second answer might be a bit worrying.

Davesnave

Just to add that your solicitor has a duty to your mortgage lender as well as to you, so if there's no sign-off cert, they will be informed.

pixiegirl_pink

Thank you for such a quick responses!

All very helpful.

We have decided to insist the vendors get the relevant documentaion from building regs, or will pull out of the sale.

Fingers crossed!

G_M

The indemnity insurance will protect you should the local authority come round and insist on additional work.

The indemnity insurance will not protect you should thechimney above collapse, or the walls start cracking. And probably nor will your standard buildings insurance.

Given the work is relatively recent, problems might not yet have become evident.

As edddy says, the work may have been done to a high standard. There again, it may not.

And as he also says, a surveyor/structural engineer won't know without exposing everything behind plaster etc.

As an alternative to getting the certification, ask the seller if he's willing to have the plaster hacked off to expose the supporting beams o be inspected by a surveyor.........

pixiegirl_pink

G_M wrote: »

And as he also says, a surveyor/structural engineer won't know without exposing everything behind plaster etc.

As an alternative to getting the certification, ask the seller if he's willing to have the plaster hacked off to expose the supporting beams o be inspected by a surveyor.........

Agreed. We'd be happy with this, however, we would want the vendor to fund it, which they are refusing.

n217970

pixiegirl_pink wrote: »

Agreed. We'd be happy with this, however, we would want the vendor to fund it, which they are refusing.

You have 2 choices then, you pay for it to be done or walk away.

pixiegirl_pink

n217970 wrote: »

You have 2 choices then, you pay for it to be done or walk away.

Aye.

I have contacted their estate agent. A last bid attempt to try and get the paperwork needed. He is going to call the vendors. He seems to think that the council can be out in 48 hours, and can issue the completion certificate on the day of inspection. Providing there are no issues. Simples (you would hope!)

So watch this space!

I am grateful for all the input, it's helped see the wood for the trees. Thank you!

teneighty

It is worth clarifying whether it is just the Building Regulations Completion Certificate that is is missing or whether the vendor failed to submit any form of Building Regulations Application.

Failure to get a completion certificate is not that serious provided an application has been submitted, the structural engineers calculations have been checked and a site visit to inspect the new beam has been made. Lots of perfectly acceptable projects just don't bother or forget to get the completion certificate.

The fact that the vendor is refusing to get the completion certificate for a relatively recent job suggests that they did the work without Building Regulations approval. Your conveyancer needs to ask the right questions.