Old loft conversion, before regs, no paperwork.

Fire_Fox

Sr81 wrote: »

Hello ,
I will be grateful for some advice. We are in the process of buying a bungalow which has had a dormer conversion ...

My main concern is that we have had a full building survey which identified settlements cracks to the ground floor extension and a structural engineer survey and cctv drains survey was advised. Structural engineer was rather alarmed that someone would do such a big dormer conversion with no regulations and he has confirmed in writing that he cannot confirm the structural integrity without intrusive investigation!

I have read that insurance company may refuse to pay out under a Buildings Insurance Policy if there is inadequate Building Regulation Consent for alterations to the property ?? And in our case the structural engineer has not been able to confirm the the dormer is structurally sound. Where does it leave us from an insurance point of view? My mortgage provider doesn’t know anything about the lack of regulations and my solicitor does not appear to be concerned about it .
I’m really confused and concerned, we like the house but not if I could potentially have problems with selling it in the future for lack of building regulations

Welcome to MSE.

Please take my comments as blunt and questions as thought-provoking not rude (apologies in advance). This is a serious situation, and my ancient phone eats posts when I reformat or rephrase too much!

What, for you, was the purpose of the structural engineer's report? If you do not - or cannot - take professional advice, you may be limited on insurers that will work with you.

Do you love this house enough to risk part of it falling in and your insurers not paying out? What if someone was injured? Do you love this house enough to have the dormer professionally dismantled?

Now with my :happylove head on ... a house that has alarmed a structural engineer AND is difficult to insure is worth less than you initially offered isn't it? Renegotiate hard based on a builder's quote, then use the money to make your dream home structurally sound. You may have to be patient depending who the executors and beneficiaries are: there is a responsibility to get the best price so they may readvertise for a fixed period.

sevenhills

Sr81 wrote: »

Hello ,
I will be grateful for some advice. We are in the process of buying a bungalow which has had a dormer conversion. This was done in the 1970’s as there is a planning application from 1975 however no proof of building regulations. The previous owner has also done a ground floor kitchen and porch extension but with no planning permission or building regulation and I don’t know when this was done and the house is being sold by a third party as the owner passed away recently so we are unable to verify anything.

I am not sure whether 1975 is before there were any building regulations, but a full survey of the add-ons may be needed.

Sr81

Thanks for your reply. Main issue is no one can establish if this is structurally sound but logic would dictate that its been standing for more than 40 years so it can't be that bad but I'm nervous about it anyway and wonder if it will be a problem when it comes to selling it in the future . Any advice regarding problems with home insurance if historic work done on the property had no building regulations?

Fire_Fox wrote: »

Welcome to MSE.




Please take my comments as blunt and questions as thought-provoking not rude (apologies in advance). This is a serious situation, and my ancient phone eats posts when I reformat or rephrase too much!

What, for you, was the purpose of the structural engineer's report? If you do not - or cannot - take professional advice, you may be limited on insurers that will work with you.

Do you love this house enough to risk part of it falling in and your insurers not paying out? What if someone was injured? Do you love this house enough to have the dormer professionally dismantled?

Now with my :happylove head on ... a house that has alarmed a structural engineer AND is difficult to insure is worth less than you initially offered isn't it? Renegotiate hard based on a builder's quote, then use the money to make your dream home structurally sound. You may have to be patient depending who the executors and beneficiaries are: there is a responsibility to get the best price so they may readvertise for a fixed period.

troffasky

Sr81 wrote: »

Main issue is no one can establish if this is structurally sound but logic would dictate that its been standing for more than 40 years so it can't be that bad

You said your structural engineer said what needed to happen to establish this. Is the seller unwilling to submit to an intrusive survey?

Sr81 wrote: »

wonder if it will be a problem when it comes to selling it in the future .

If you're willing to buy it in the state it's in, then someone is willing to buy it. If you aren't willing to buy it in the state it's in, then you won't ever need to sell it.

Fire_Fox

Sr81 wrote: »

Thanks for your reply. Main issue is no one can establish if this is structurally sound but logic would dictate that its been standing for more than 40 years so it can't be that bad but I'm nervous about it anyway and wonder if it will be a problem when it comes to selling it in the future . Any advice regarding problems with home insurance if historic work done on the property had no building regulations?

You have driven me to drink!

Sections of buildings much older and younger than this bungalow crack, crumble or collapse regularly. Other buildings look like they are held together by "the woodworm holding hands" (credit Drew Pritchard) and a mermaid's false eyelashes but remain intact for years.

I disagree. Logic would dictate you pay heed to your structural surveyor's alarm. if you want/ need/ love/ belong to this house ... Be happy but be safe. You are clearly smart: love is not logic. And neither should it be! :A

So says this alcoholic.

Back on topic ... Building Regs then and now are different animals. Even if you had evidence of compliance, there has also been many years of maintenance or neglect, many years of British weather and so on. Insurers and lenders should be far more concerned about the current condition and risks, the best available evidence being the reports you have commissioned.

I hope Doozergirl finds her way back to this thread. in this area she is more open minded, less bogged down by the irrelevant detail, braver than most.

Based on a VAST wealth of knowledge and experience. If you have time you might search her history for information relevant to your situation. Or just cool and interesting stuff ...

BTW I would love to read your 'happy ever after'. Your very own thread maybe?