Removal of Wall

LazyWhippet

Hi all, long time reader, first-time poster!

My wife and I are currently going through the process of buying our first house and have seen something come up in the building survey that I would like some advice on.

There is a wall that was removed in between the living room and dining room that the vendor didn't get Building Regulation Consent for and instead are supplying an indemnity policy for the lack of regulations. Is this something that is normal and/or recommended?

RedFraggle

If you are confident it is structurally sound it's fine.
What sort of survey have you had and what did the surveyor say?

LazyWhippet

We got the full structural report, this is what they said:

"It appears that previously the room area was divided into two. Removal of the wall would normally require Building Regulation Consent. The Vendor indicated that, on their enquiries, there was no evidence of Building Regulation Consent, but that the property has been owned previously by the Local Authority. There was no evidence of movement within the beam particularly at the bearing ends. The type of beam is unknown because it is enclosed."

And on enquiry through our solicitors, they have said they would get the indemnity policy in place.

stator

The indemnity policy would provide financial safety if there is an issue in the future, but it won't provide physical safety if the beam isn't adequate.
If you want to be completely sure then you have to pay a surveyor to do an intrusive inspection. This means removing the plaster or whatever is hiding the beam and looking at what is under there. The vendors of the house might not agree to this.

AnotherJoe

Agree with stator, what’s more important is to be certain that the removal was done properly and there is an adequate beam in place. That will cause some superficial damage.

You can insist and see what happens, if the vendor declines you have to decide whether to walk or take a chance that the house doesn’t fall down. And even in the latter case, you’ll need this when you sell so you’d have to pay to have it done. So you could offer to pay for the inspection, and the vendor will neeed to agree to the damage (though it would be in their interests)

Main point though, you cannot hold up a ceiling with an indemnity report, so I’d want a resolution on how safe it is.

RedFraggle

Agree, until you are certain of structural integrity there is a risk.

Jaglad111

The house we just bought had a garage conversion but no regs. We instructed the solicitors that no regs, no purchase. The vendor rang building control on thursday, they came out friday and signed it off. Cost to vendor £100.

Tom99

How long has the gap been there?

-taff

Had that in the house we bought. Pointed out to tte vendors it wouldn't only be us querying it, it would be everyone who wanted to purchase. Beam sorted, brought up to standard, house bought.

BudgettingQueen

Would the vendors be prepared to apply for retrospective building regs?

RedFraggle

BudgettingQueen wrote: »

Would the vendors be prepared to apply for retrospective building regs?

Bear in mind that once that enquiry is made you can no longer take out an indemnity.