Loft room classed as a bedroom with no building regulations

Help1234

Hi,

I've wrote a couple of threads relating to various things to do with this house but I have now received official confirmation - the house I am interested in buying has been listed as a 3 bedroom house, with the third bedroom a loft conversion. However, the loft conversion does not have building regulation.

The estate agents have said they are going to need to change their advertisement to reflect this is in fact a 2 bedroom with additional loft storage space. The estate agent was rude to me and stated I had been told this during the viewing - but the estate agent during the viewing actually said that they did have BR sign off.

My issues are now should we proceed with this house.

1. Would it be a mistake to proceed with a house that has a loft conversion that potentially is not structurally sound?
2. What price would be appropriate for this house?

Here is the house: http://www.rightmove.co.uk/property-for-sale/property-60930844.html

Here is the house next door (end of terrace) that sold in March: https://www.zoopla.co.uk/property-history/5-vicarage-lane/elworth/sandbach/cw11-3bw/42503387

Here are other houses that have sold: http://www.rightmove.co.uk/house-prices/CW11-3BW.html?backListLink=%2Fproperty-for-sale%2Ffind.html%3FlocationIdentifier%3DPOSTCODE%255E1458900%26minPrice%3D175000%26maxPrice%3D220000%26minBedrooms%3D3%26radius%3D0.5

davidmcn

It's easier for the rest of us if you just continue your previous threads rather than starting new ones.

When was the conversion carried out?

If it is structurally sound, and the only issue is the lack of paperwork to say that building control were happy with it at the time, it makes precious little difference to the valuation.


And of course you should really be checking that the rest of the house is also structurally sound!

Help1234

I have read dozens of threads from people in the same situation, where the advice has been consistent that it does make a great deal of difference to the valuation.

Surrey_EA

davidmcn wrote: »

When was the conversion carried out?

This is the key question.

If it was done last year and has now paperwork that is a bigger issue than if it's been there 25 years.

davidmcn

Help1234 wrote: »

I have read dozens of threads from people in the same situation, where the advice has been consistent that it does make a great deal of difference to the valuation.

Nope, I'm not alone in considering that people tend to get over-excited about the mere mention of a loft conversion. If it's an historic alteration then any breach of building regulations isn't going to be enforceable, and structurally it's going to be obvious whether it's stood the test of time - so why would there be any effect on value? If on the other hand it requires strengthening or insulation work or is a firetrap, or has been done recently enough that in theory the council could knock on the door, then there will be an effect on the price.

Help1234

I am going to find out when it was constructed.
In terms of valuation - it's the difference between having a two or three bedrooms that brings in the extra value.

davidmcn

Help1234 wrote: »

In terms of valuation - it's the difference between having a two or three bedrooms that brings in the extra value.

But at some point it's going to be safe to call it a bedroom.

If, say, the kitchen were in a 1970s rear extension which nobody can find consents for, you wouldn't be obliged to pretend that the house doesn't really have a kitchen.

Help1234

Sure, unless of course "at some point" never comes and it's simply never safe to call it a bedroom and someone dies during a fire or when the roof caves in. A kitchen extension doesn't share quite the same risks as people aren't asleep in the kitchen and can exit a kitchen in an emergency a little easier.

Furthermore the council could always order us to rip it out and reinstate it at our own expense.

Cakeguts

You might want to check chancel repair if this is in Vicarage Lane.

BlessedNotStressed

That's a really nice house. It's been beautifully decorated and I'm in love with the period features!

exiled_red

If you are interested in the property make an offer on the basis of it being a 3 bedroom house with a condition for a survey, if you get to that point get the surveyor to determine the loft conversion is structurally sound, if it is everyone is happy, if not go back to the seller and renegotiate the price on the basis of what it would cost to make it structurally sound.