No building regs, how nervous should I be

paradigm_2

Hi guys, I have a couple of questions regarding our house purchase if I may? It’s a long one so thank you for reading

We’re a fair way down the process for the purchase of the new house and sale of our property. Mortgage offer has been confirmed and the Building survey is happening on Monday. 

Obviously the stamp duty holiday deadline is a significant factor in when we’re aiming to move.

However last week I got a call from the vendors EA stating that the remodelling that has happened in the downstairs (2-3 wall removals, making it very open plan) has never been subject to building regs sign off!

They’ve offered indemnity etc but this really isn’t worth the paper it’s written on in my opinion.

The Vendor has also commissioned a structural engineer to go in and cut holes in the plaster to review the steels used which is great. However they aren’t looking at the underfloor (which has had underfloor heating installed as part of the works). The note from the engineer states:

“As per item 6, our inspections and report will be based on super-structure (above floor level only). Since we are only able to comment on above ground works, inspect, check and comment on the supporting the top beam and the two posts, but not below floor level and how the ground receives the load, will our report be adequate for the potential buyer?”

Another factor is I have paid for the Level 3 RICS Building Survey based on the house being 100 years old. How much confidence should this give me? 

Works were completed in 2017.

My options are:

1. Providing both the Engineer report and the building survey come back clean, go for it. Then when we move in apply for building regs (in case we ever sell)
2. Push back on the vendor; ask them to apply for building regs. We’ll miss the stamp duty holiday so may drop our offer by this amount
3. Pull out

I’m leaning towards option 1 however my wife is firm on option 2 saying even with both reports clean, because of the fact the floor structure won’t have been signed off, she won’t feel comfortable taking on that risk (both in terms of BR compliance and general safety).

Would we be stupid to go for Option 1?

Doodlebugs

You are very unlikely to get retrospective building regulations approval. They need to see the before, during and after. If the reports come back fine and you want the house then I wouldn’t overly worry. It may well raise questions for potential buyers if you decide to sell but if that’s many years down the line it will become less of an issue. 

FreeBear

paradigm_2 said: However last week I got a call from the vendors EA stating that the remodelling that has happened in the downstairs (2-3 wall removals, making it very open plan) has never been subject to building regs sign off!

Can you post a floor plan..

Some walls will provide support for the structure above, others, give lateral stability. Certain walls should never be removed as they provide a barrier to fire and ensure a (relatively) safe escape route.

jimbog

Any indemnity would be invalid if you were to contact the council and it doesn't make it any safer anyway.
Is there anything on the council planning portal? Odd that they didn't get building regs. what reason did they give?

paradigm_2

This is the downstairs, I don’t have a pre work version

paradigm_2

jimbog said:

Any indemnity would be invalid if you were to contact the council and it doesn't make it any safer anyway.
Is there anything on the council planning portal? Odd that they didn't get building regs. what reason did they give?

Nothing on the council site at all no...

their reasons were that the builder said he’d sort it and for them to not worry. Clearly a very big mistake (or indeed intended!)

ProDave

Assuming the bit that is now the kitchen is an extension? was that built at the same time?

paradigm_2

Yea I’m pretty sure it’s an extension but no idea when it was done

Mutton_Geoff

paradigm_2 said:

“As per item 6, our inspections and report will be based on super-structure (above floor level only). Since we are only able to comment on above ground works, inspect, check and comment on the supporting the top beam and the two posts, but not below floor level and how the ground receives the load, will our report be adequate for the potential buyer?”

If the outside walls are original, then the loads should be the same (ie the total house still weighs the same pushing down on the orginal foundations. This comment isn't really related to the other building control issue which is insulation under the new slab/ufh system. I'd ask to see some bills on how expensive the heating is to run.

I can't believe the vendors didn't take loads of pictures whilst their dream home was being created. I've been developing houses for decades and still have boxes of photos processed by Bonusprint. And that was the before the days of "look at me" on social media.

The pictures should be a clue to how it was all put together.

paradigm_2

Mutton_Geoff said:

paradigm_2 said:

“As per item 6, our inspections and report will be based on super-structure (above floor level only). Since we are only able to comment on above ground works, inspect, check and comment on the supporting the top beam and the two posts, but not below floor level and how the ground receives the load, will our report be adequate for the potential buyer?”

If the outside walls are original, then the loads should be the same (ie the total house still weighs the same pushing down on the orginal foundations. This comment isn't really related to the other building control issue which is insulation under the new slab/ufh system. I'd ask to see some bills on how expensive the heating is to run.

I can't believe the vendors didn't take loads of pictures whilst their dream home was being created. I've been developing houses for decades and still have boxes of photos processed by Bonusprint. And that was the before the days of "look at me" on social media.

The pictures should be a clue to how it was all put together.

Apparently it’s a letterbox design if this helps?

917700

When was this built?