Missing building regulations on house I'm buying

specialhat

I am in the process of buying a mid-terrace house.

The current owners moved in in 2015. There are a few building regulations missing (ie never applied for) for changes made by the previous owners, who it seems had lived there since before Rightmove sales records began.

1. No building regs for the lean-to.
NB: I was planning to have the lean-to removed when I can afford to.

2. The boiler was installed by the current owners in 2015, but it was not registered with the local authority. It has not been serviced since installation (!). The plumber who installed it has since retired and is not contactable. The sellers are refusing to have it serviced.
NB: The boiler is in the lean-to, so I would eventually move it anyway. When I last visited the heating was on and working.

3. The wall between the living room and dining room has been knocked through. The sellers say this was done before they moved in. There are no building regs for this either.

I was planning to eventually reconfigure the ground floor, knocking through from the kitchen to the dining room as well as removing the lean-to. I would go through all the proper channels before doing this. I'm guessing the non-building reg wall could be addressed then?

Or would you just run a mile?

SmashedAvacado

your solicitor needs to point out to them via their's that a number of things have been done to the property improperly. This causes concern. The requirement for them to get a service for the boiler and show you the certificate is a reasonable one - if they have nothing to hide, then the cost of a service could be paid for by you if it gets a clean bill of health (unless you are planning to get a new boiler when you do your works - although even if you are, having a boiler that works properly and is not dangerous when you move in is probably a good thing)

If you are going to remove the lean to, then the lack of consent is not a big deal.

I would want a surveyor to look at the opening between the living room and dining room to ensure that stress was not being unduly placed on the structure that remains

specialhat

Thank you!

Do building regulation issues affect my mortgage?

G_M

specialhat wrote: »

I am in the process of buying a mid-terrace house.

The current owners moved in in 2015. There are a few building regulations missing (ie never applied for) for changes made by the previous owners, who it seems had lived there since before Rightmove sales records began.

1. No building regs for the lean-to.
NB: I was planning to have the lean-to removed when I can afford to. So this is not an issue then is it? Ignore.

2. The boiler was installed by the current owners in 2015, but it was not registered with the local authority. It has not been serviced since installation (!). The plumber who installed it has since retired and is not contactable. The sellers are refusing to have it serviced.
NB: The boiler is in the lean-to, so I would eventually move it anyway. When I last visited the heating was on and working.
So the boiler works. And you plan to replace it.What exactly are you worried about......?


3. The wall between the living room and dining room has been knocked through. The sellers say this was done before they moved in. There are no building regs for this either.
If it was not load-bearing, did not need BR.
If it did need BR, it's beyond the time when the local authority can enforce.
It's also beyond the time when it would have collapsed if poorly done.
So again.....What exactly are you worried about......?

I was planning to eventually reconfigure the ground floor, knocking through from the kitchen to the dining room as well as removing the lean-to. I would go through all the proper channels before doing this. I'm guessing the non-building reg wall could be addressed then?

Or would you just run a mile?

I would not run at all. Or even walk. I'd buy the property (assuming you like it and the price is right).

specialhat

G_M wrote: »

I would not run at all. Or even walk. I'd buy the property (assuming you like it and the price is right).

Thanks for your reply.

I'm worried that while the boiler works, it may be unsafe. I will not be in a position to do work on the house for a number of years.

I'm worried the property would be difficult to sell on without building regs, plus I have concerns about buildings insurance (I've read that it may be invalid without a certificate) and whether it would affect my mortgage. One condition says that I have to "comply with building regulation requirements".

I do love the house!

G_M

specialhat wrote: »

Thanks for your reply.

I'm worried that while the boiler works, it may be unsafe. I will not be in a position to do work on the house for a number of years.
Then either
a) pay a GasSafe engineer to inspect it, or
b) take a CO alarm (£15) with you on your next viewing. Leave it by the boiler while you tour the house. If it does not go off, you're safe.
c) Test the seller's CO alarm if they have one. Mine flashes a green light every minute or so.


I'm worried the property would be difficult to sell on without building regs,
Only if the buyer is as paranoid as you (no insult intended just saying!)

plus I have concerns about buildings insurance (I've read that it may be invalid without a certificate)
Rubbish! Show me a link.

and whether it would affect my mortgage.
Doubtful.

One condition says that I have to "comply with building regulation requirements".
Well, when you do your renovation work, you will comply, so that's OK.

I do love the house!

Your mortgage lender will be guided by their (and presumably your) solicitor. So if he's OK with it, so will the lender be.

AlexMac

None of this would deter me; in fact I might even regard a boiler that was only 4-5 years old as a bit of a potential bonus; assuming it's working.

As I've said in previous posts, maybe I'm jinxed, but I've had to replace the boiler in every one of the half-dozen or more houses and flats I've owned in the past 20 years. This was necessary, often immediately, all within a few months of buying. So now I just factor that 1.5k- £3k assumption into my plans; at most, a couple of % on the purchase price

specialhat

G_M wrote: »

Your mortgage lender will be guided by their (and presumably your) solicitor. So if he's OK with it, so will the lender be.

Here's the link:

https://www.labc.co.uk/homeowners/do-i-need-a-completion-certificate-for-building-work-in-my-house

I like to think of myself as cautious, rather than paranoid. ) My solicitor said she thought these issues were a concern.

AdrianC

Just because it didn't get signed off doesn't mean it's unsafe, and doesn't mean it's been done wrongly - just the same as having a piece of paper doesn't mean it's perfect.

It just means that the council might be able to take enforcement action for not getting BR signoff.

Except they can't, because too long's gone by.

That's it. End of.

G_M

I'm surprised to see that reference to insurance in the link. Never heard of it happening. I'd be interested to hear from others.


Do you think my insurance is invalid? There is no building Regs cerification for anything other than some replacement windows and the oil tank.

House was built in 1851 and seems solid enough......


Is your solicitor advising the lender not to lend without some other security (eg a pointless indemnity insurance :rotfl: )

AdrianC

G_M wrote: »

I'm surprised to see that reference to insurance in the link. Never heard of it happening. I'd be interested to hear from others.

Well, it does say "...may refuse to..." (or they may not). It doesn't mention relative chances of likelihood...

TBF, if an extension's BR-unsigned because it was lashed up with structural 2x1, 6mm ply and lots of choccyblocks in the wiring, then I can see insurers maybe being a tad reluctant to pay when the inevitable happens. But the paperwork wouldn't be what would be would be causing the chequebook to go back in the drawer in and of itself...

Do you think my insurance is invalid? There is no building Regs cerification for anything other than some replacement windows and the oil tank.

House was built in 1851 and seems solid enough......

Migawd. You must have died three times this morning before your first cuppa was even made.