Buying a house, extension has no building regs

LGlover92

I’ve read similar on a different thread but have been unable to find a relevant answer. I’ve offered on a house, it’s been accepted and the paperwork of it has been progressing nicely.
Now, the property has had a ground floor extension in 2007 which had planning permission all passed, and would’ve required building regs. Documents are available to view online and all looks above board. Our solicitor has gone back to the vendors requesting planning consent and/or building regs certificates for the extension and removal of walls as part of the work.
This has now been 4 weeks and still no update. However the vendors (on a previous viewing) mentioned that they were just chasing a completion certificate from when they had the work done (approached the council) and that everything was done properly and won’t be an issue.
This would be fine if it wasn’t taking so long to sort, I’m starting to doubt them now, as it has been this long.

We’ve had the mortgage offer, and still wish to proceed. Our intention is to further extend the property (build a second storey extension on top of the ground floor extension) in the next 4 years.

I know the ‘indemnity insurance’ will be out of the question as the council have already been approached. Would the mortgage offer be withdrawn now this has come to light?

Would we be able to get retrospective building regs as part of a new extension. Or should I cut my losses if they can’t provide the certificates? I’ve seen some other info suggesting regularising or structural surveys. Would this have to happen to proceed with the current mortgage offer or just get this done prior to extending further. Any advice would be much appreciated

davidmcn

The mortgage offer isn't "withdrawn", it stays on the table, you just won't be able to complete without satisfying the lender that the consents are in order (or in practice, without your solicitor feeling they can sign it off on behalf of the lender).

The delay may simply be because the council are being slow to deal with, building control departments aren't typically well-funded and there's nothing in it for them to act as swiftly as you or the vendor would like.

RedFraggle

Don't assume you can build on top of the existing extension as the foundation requirements differ between single and two storey.
Our extension has planning but no building reg sign off. The important thing to check is whether it is appropriately constructed and structurally sound.

Davesnave

RedFraggle wrote: »

Don't assume you can build on top of the existing extension as the foundation requirements differ between single and two storey.
Our extension has planning but no building reg sign off. The important thing to check is whether it is appropriately constructed and structurally sound.

Constructed in 2007, one should be able to assume foundations 1m deep, but without sign-off of those, the only way to be really sure is to dig!

Doozergirl

RedFraggle wrote: »

Don't assume you can build on top of the existing extension as the foundation requirements differ between single and two storey.

That isn't true.

The ground beneath us moves all of the time. The purpose of the foundations of a regular house is to find solid ground that doesn't move. The requirement for a one storey extension is the same as that for two as the loading isn't that different. Any variation in depth from the assumed 1 metre is because of specific ground conditions.

Whether foundations meet current regulations is a different question. Those of a signed off extension in 2007 will.


OP, nothing has come to light yet. It's pretty common for people to forget their final inspection.

You just need to ask where they are in that process. Have they contacted Building Control yet? Is a certificate forthcoming or are there some alterations to be made? Alterations for a final inspection won't be structural, they'll be things like gas, electrics, smoke alarms, extractor fans etc.

No need to panic yet, just get a proper update on where they are. They're going to have to get it signed off one way or another if they've been in contact. Whether that's a completion certificate or regularisation doesn't particularly matter.

GDB2222

You can dig one or two inspection pits to check the depth of the foundations. Obviously, only with the consent of the sellers. If a second storey on the extension is important for you, it would be reasonable to do that now, before exchanging contracts.

Davesnave

GDB2222 wrote: »

You can dig one or two inspection pits to check the depth of the foundations. Obviously, only with the consent of the sellers. If a second storey on the extension is important for you, it would be reasonable to do that now, before exchanging contracts.

But having done this, I'd recommend waiting to see if the inspection at footings level was completed and approved.

At this time of year, the hole may fill with water faster than one can dig!

GDB2222

Wear wellies!

LGlover92

Morning, thanks for the above information. The plans can be found online for the depth of the footings and the structural steel alterations.

The extension being built ‘on top’ is an ideal scenario. We are prepared to dig new footings and we need to make structural steel alterations anyway. However, this won’t be happening until we remortgage once we’ve been there 3+ years. So getting building regs when we do the extension hopefully won’t be an issue.
Just wondering how it might affect me in the interim if it doesn’t come through.

[Deleted User]

LGlover92 wrote: »

Morning, thanks for the above information. The plans can be found online for the depth of the footings and the structural steel alterations.

The extension being built ‘on top’ is an ideal scenario. We are prepared to dig new footings and we need to make structural steel alterations anyway. However, this won’t be happening until we remortgage once we’ve been there 3+ years. So getting building regs when we do the extension hopefully won’t be an issue.
Just wondering how it might affect me in the interim if it doesn’t come through.

It will be up to the solicitor to contact the lender to see if they will proceed without building regulations. You wont be able to get indemnity now since the council are aware. Lenders worry about issues on resale so it may be that they wont lend on it.
Would have been infinitely easier if the vendor had just done an indemnity

LGlover92

Is there a way of finding out if the stage by stage inspections during building work were carried out?