House with Static Lodge - now with RM link

The_Palmist

Hello Folks,

I am keen on a property which is 3 bed semi and has got a rather nice lodge in the garden. The lodge is fully fitted and has a master bedroom, 2 small rooms an open plan kitchen and lounge and a washroom.

Vendor's son has been living in it with his wife and 2 kids for 12 months.

They want to sell the lodge and house as a package.

As nice as it is, I think I will benefit more from a purpose built annexe.

The grounds this property sits in are larger than average.

I was also thinking than not buying the lodge may help me save on SDLT. In the event that I do end up buying both, is it advisable to purchase lodge separately.

Any other thoughts welcome.

http://www.rightmove.co.uk/s6p/62289520

WibblyGirly

If you didn't buy the lodge, would you be happy for the son and his family to still live in it? Or for them to rent it out to others?

teddysmum

Most lodges are only static caravans with higher spec. (in fact some holiday home sites interchange the name for high spec caravans as it sounds better), so there should be no more of a problem moving a large caravan (transporter needed).


Do the people have permission to site and reside in the lodge and are they registered for council tax and fuel or do they share with the main house?


It is a separate residence so if it's not official, they should be happy to remove it and leave the land to use as you please.

The_Palmist

WibblyGirly wrote: »

If you didn't buy the lodge, would you be happy for the son and his family to still live in it? Or for them to rent it out to others?

Thanks Wibbly. If I didn't buy the lodge, I will be asking them to sell it separately to someone else or take it with them.

It is a static lodge but one which you can get moved.

I will not be allowing for the lodge to remain on grounds if I am not owning it.

I have been looking online and searching on static lodges but I haven't got the foggiest on their worth, depreciation etc.

It does make a lovely guest house.

Mgman1965

If you don't want, or to buy the lodge, tell them that it is up to them to leave it, or remove it at their own expense (a lot), but you will not be paying anything either way.

It highly unlikely their son is living in it legally, sound more like a bed in a posh shed to me type of arrangement.

G_M

Are you getting a mortgage? If so, you may find few lenders willing to lend if the lodge remains. As with annexes, the separate nature of the accommodation would put them off as you might let it out making repossession difficult.

You might also find it needs separate council tax.

But assuming you can get a mortgage or don't need one, just buy whatever the owner is including in the sale and then do as you wish once you own. Knock it down, replace it, let it out (see here), or put your own son in it.

SDLT might be an issue, see

To be liable for the higher rate, annexes must also:

• Be capable of being sold separately from the main house
• Have their own entrance
• Have their own water and electricity supply
• Receive their own Council Tax bill
• Be worth more than £40,000 on their own.

teddysmum

You can't get a mortgage on a static caravan, probably as it is so easy to move and hide away.


Probably like static caravans, buying prices are high but dealers give very little if traded back.


People on holiday sites can be offered as little as £17000 on a home they bought for £4000,which is then sold on at near the original price. People selling to private dealers get very little more,but avoid having to pay seller's commission to the site (can be around 15% of the selling price).

davidmcn

teddysmum wrote: »

You can't get a mortgage on a static caravan, probably as it is so easy to move and hide away.

Not sure that's the correct logic, as you can get mortgages on boats and planes...

teddysmum

davidmcn wrote: »

Not sure that's the correct logic, as you can get mortgages on boats and planes...

I was unaware that you could, but unless it is an investment, a boat or plane is of no use if it has to be hidden away, but like the 'man with a barn' you could hide and still use a caravan.

moneyistooshorttomention

Personally I'd interpret that as = house has a posh caravan in the garden that the vendors need to shift out of it. They are saying they'll "sell them as a package" as a way to try to get out of having the hassle/expense of moving the caravan out of the garden.

To which I'd respond "I'll offer you £x for the house - with the caravan removed from the garden. If I have to remove that caravan - then I'll deduct £y from my offer price for doing it for you".

Sounds like they've picked up on the fact you want an annexe and are trying to flog that caravan to you as an annexe. It isnt - its a caravan and is devaluing the place imo.

I'd be groaning at the thought of the hassle of removing it myself if they left it there - hence I wouldnt offer them so much for the house if they didnt take it with them.

If it genuinely is a lodge - ie proper purpose-built (not from metal) - then we might be talking differently. A genuine lodge can be pretty posh thank you.

On the other hand - I can think of a noticeable number of houses around here that have a large mobile caravan hidden (or not so hidden - and they seem to get away with it somehow) in the garden - and that definitely is "I'll take money off my offer if you don't remove it" territory.

EDIT; See, for instance, www.executivegardenrooms.co.uk/gallery/

to see what I mean by "genuine lodge".

So your response does boil down to whether it's one of those "hidden caravan in garden" scenarios (in which case the authorities "might" be interested..."might") for extra Council Tax (maybe at a punitive 2nd home rate?) or on issuing an order for it to be removed on the one hand - or a genuine lodge as above and all legit on the other hand.

Davesnave

The_Palmist wrote: »

Any other thoughts welcome.

Find out what permissions it has first.

If it's recent, details should be on the council's web site.

The chances are, it's going to be ancilliary to the main property and not divisible from it.