Lack of building reg approval

sarah69696pink

We're buying a house, pretty much ready to exchange apart from one thing.
Our buyers have done a fair bit of work to the house, and have building regs for most of this, but not for some work done upstairs.  They say that builders said it was not a load bearing wall and therefore not needed.  Our surveyor flagged it we should ask to see that works to the wall met building regs.  They are going back to their builder to check/get it confirmed that it wasn't load bearing.  I'm by no means any sort of building expert but where the wall was removed two posts and a beam have been left, which looked to me like it may have been load bearing too, as surely a clear finish would have been left (its certainly not been left like this for aesthetic as it actually disrupts the use of the room a lot!) The work was carried out about 2 years ago so I wouldn't be surprised if builder can't even remember the property now.
What are our options now?  I assume 1) we pay for a builder to go in and check if it was load bearing or now - and then can building regs be got retrospectively? 2) we continue with purchase without this info and take the risk ourselves?
is there any other option?  Such as an indemnity policy or something?  and if so do these take a long time to arrange?

macman

So you'd be happy to sit under an unsupported load-bearing wall, as long as you have an indemnity policy?
Why can your surveyor not establish if the wall is load-bearing or not? It should be perfectly obvious. 
The builder is not going to tell you anything that would show him to be incompetent if he did not support the wall if needed.

FreeBear

sarah69696pink said:  They are going back to their builder to check/get it confirmed that it wasn't load bearing.

Never, ever accept the opinion of a builder - You need to consult a structural engineer. Only he/she can give you a qualified opinion as to whether the wall is load bearing or not and advise on suitable support.

In many buildings, especially modern ones, what may appear to be a non-load bearing stud wall could in fact be supporting the floor or roof above.

Petriix

If it hasn't fallen down in two years then it's unlikely to suddenly do so now. I'm not sure what risk you think there is but I wouldn't let the lack of regs put you off buying a house you otherwise like.

FinallyStoppedLurking

Petriix said:

If it hasn't fallen down in two years then it's unlikely to suddenly do so now. I'm not sure what risk you think there is but I wouldn't let the lack of regs put you off buying a house you otherwise like.

This is not the advice I'd be following.

If it is a load bearing wall it needs to be supported correctly. If you can;t establish this yourself, get a proper report done. 

macman

A surveyor should be perfectly capable of telling you whether it's a load-bearing wall or not. If it is, then a structural engineer would be needed to establish whether the support used is adequate, and that means accessing the RSJ, if it's not visible.

sarah69696pink

Thanks all - I did pay for a full structural building survey but it doesn't say either way if that wall is load bearing.  It simply advises my legal advisors to ensure they confirm whether the removal of the wall has been granted statutory approval and that completion certificates are available as appropriate.
I will go back to the surveyor and ask for more info.

pretamang

I'd go for a specialist structural engineer to do a report on it.
Yes the survey was 'full structural' but that doesn't mean they are an expert in everything, they can spot areas where a specialist will need to look further.
Speak to the surveyor and see if he can recommend a local engineer.

sarah69696pink

Thanks pretamang