Seller has no building regulations and informed the authority

maisie_cat

Davesnave wrote: »

Yes, but the exposure will involve a fair amount of damage to decoration and I'd expect both ends of the support to be checked by an engineer, who'd otherwise be putting their stamp of approval on something unseen.

However, the seller's willingness to allow invasive investigation might be better than it often is, due to the fact that their own actions may have made it necessary.

Depends on your definition of damage, I had to expose the end of a beam last year because although the builder insisted they'd inspected BC couldn't find a record! It took me a few hours to remove the plaster and clean up, take pictures and then wait a couple of days while the engineer decided it was okay after all. replastered and redecorated in a couple of days, job done!
Regardless of whether the seller was responsible for lack of paperwork, it makes sense for them to make it easier to sell the house. If the house is already discounted because of the lack of certification expect the price to rise if they are forced to get it anyway. They may decide that having gone through the exercise and having all the i's dotted and t's crossed they may as well remarket.

Section106

TSGate wrote: »

@Section106: We may get such a survey done. Are these often used to satisfy the mortgage company as well? The concern is that even if this is obtained, they may still say no and that's further money spent.

A structural engineer's report should satisfy the mortgage company, but only the mortgage company will know for sure what they would be willing to accept. It is probably a case where they need to be asked whether such a report (with a positive assessment) would be sufficient.

unforeseen wrote: »

I would expect the buyer to pay all the costs for this including making good.

If buyer carries on with purchase after the inspection then negotiate a reduction in price to cover part of the cost. If buyer pulls out then tough.

As a buyer I would walk away if you (as the vendor) were unwilling to unconditionally share part of the cost of demonstrating the property you are trying to sell me is structurally sound following a modification carried out without building control involvement.

The vendor might of course feel that they have a good chance of finding a buyer/solicitor/mortgagee combination who won't notice the structural alteration, but that is a risk they will have to take.

As Davesnave notes, the seller has put themselves in this position. Firstly by doing the work, then by contacting the LA, thereby ruling out the possibilty of indemnity insurance. If the seller isn't willing to dig into their own pocket to help resolve this issue then I wouldn't buy from them. YMMV.

TSGate

Thanks all. It seems the best way to proceed will be to speak to the lender first and see where they stand. If a structural survey is needed then so be it, but it's unlikely we'll be willing to contribute to it. I'm inclined to follow the approach that the seller has made this mess and she can sort it out.