Just found out the 2 bed house I am buying is registered as a 1 bed

Mellik_Clarke

Hi

I am a first time buyer currently in the process of buying a two bed flat in London. The flat is split level with one bedroom and living space on the ground floor and another bedroom in the cellar, the cellar was converted into living space about 10 years ago (tanked etc) but planning permission or building regs weren't obtained ( it didn't involve lowering the floor at all).

Our solicitors have identified the flat is actually only registered as a one bed flat.

The sellers solicitors are arguing that this shouldn't be a concern because the plan shows one bedroom in the ground floor and the basement with the basement now being used as the second bedroom.

My question is whether how it is registered should be a concern?, it wouldn't actually impact on how we live in the house but I am guessing it would have an impact on its sell on value. Should we be considering it as a one bed with additional living space and renegotiating based on that basis?.

Does anyone know what process you would have to go through to get the property registered as a 2 bed property?. Would it involve having an architect draw up new plans?, our survey report indicated that it doesn't currently meet building regs which would cost around £3-5 k to rectify. Would it need to meet building regs before being reclassified.

Any advice on this would be much appreciated particularly as my solicitors aren't particularly responsive. This issue along with a raft of others uncovered by the condition survey is causing me to have doubts about the flat.

One other query I have is that the survey report indicates that the tanking work done to the basement of the flat when this was converted in to a bedroom wasn't done very well and as a result there is significant levels of damp in the basement and ground fkoor (the company that did this work have now gone bust rendering the warranty invalid). He recommended a further damp survey which I have got quotes of £250 for. Would it be reasonable to ask the vendor to pay for this?

Thanks

Matt

walwyn1978

It will have an impact on the sell on because as and when you sell it your prospective buyer will be in the same situation.

Looking at prices in the area, is it priced as a two bed or a one bed? If the former, I’d hazard a guess you’ll not see any kind of return on your money when you sell if you carry on and buy it.

lincroft1710

Where is it registered as a 1 bed?

worried_jim

lincroft1710 wrote: »

Where is it registered as a 1 bed?

You don't want to be on the register!

jonnygee2

Should we be considering it as a one bed with additional living space

In a word, yes.

The sellers solicitors are arguing that this shouldn't be a concern

Bit late for that. They converted a basement into a bedroom without getting the appropriate permission. It will be a concern, for you and other potential buyers.

Cakeguts

It is a one bed and should be sold as a 1bed. Is it priced as a 2 bed?

Mellik_Clarke

Hi

Thanks for the helpful responses yes it was advertised and priced as a two bed. Our solicitors have just identified it's registered as a one bed we have just idneitifed it is registered as a one (I think from the land registry or local authority search).

Thanks

Mellik

walwyn1978

Mellik_Clarke wrote: »

Hi

Thanks for the helpful responses yes it was advertised and priced as a two bed. Our solicitors have just identified it's registered as a one bed we have just idneitifed it is registered as a one (I think from the land registry or local authority search).

Thanks

Mellik

Then the sensible thing to do is leave it and look at other properties. You are paying for something you won’t see any resale on.

macman

Why are you even contemplating buying a property with a cellar bedroom that is damp, badly tanked, and has not got building regs approval, and so could collapse at any time?
Are you hoping to get a mortgage on the property?

MysteryMe

It's sounds like one to walk away from.

However, for info it depends whether the guarantee was underwritten, if it was and assuming it is still within the original warranty period it would be valid regardless of whether the installer has ceased to trade or not. You'd contact the underwriters to make a claim.

If it is just a bit of paper produced by the installer themselves then yes it is worthless now.

D_M_E

It should have been marketed and sold as a 1-bed so you are paying over the odds for it.

Not only that but significant damp to the ground floor because of poor work done during the tanking means it's definately one to walk away from.

There's also all the points raised by sunny intervals which add up to a LOT of money and should be addressed by the seller - more queries for your solicitor to raise.

I would stop wasteing any more money on it and walk away.