FTB - Brand new extension no building regs - please help!

Mollydog112

Hi,

We’re FTB and purchasing a lovely house (7k over asking price). At the stage of enquiries etc and yesterday it came to light that the small extension (small enough to not need planning permission) does not have building regs the seller has said.

Obviously we aren’t happy about this but unsure as to what it really means. He has offered to buy indemnity insurance but from my understanding and research this doesn’t cover any issues with the building should it collapse, crack etc.

Just looking for any advice or info really - the seller is adamant it’s been done to a good standard and he is extremely house proud so I’m inclined to believe him but at the same
time at the end of the day, it’s just his word ???

I am thinking of emailing our solicitor asking if the seller has any building invoices or building plans to at least somewhat back up his claims. We LOVE the house and really want it but obviously can’t be fools.

In an ideal world I suppose I would like post build building regs but I believe this can take a long time but also primarily, don’t they need to see the foundations?? I am almost certain the seller wont agree to that. But then again, if he doesn’t doesn’t that prove their is something dodgy??! 

Disjoint

What type of building work it is? Building reg will need to strip the floors to see the joint to make sure everything is fire proof if it's a top floor extension. What about electrics? They haven't been approved have they? How many years ago was the extension done? If over 10 years I wouldn't worry if it's a small extension.
Otherwise imagine you want to sell in two years and someone will have the exact same issue. Indemnity insurance could be a solution. How big is the build - you should be able to get any good surveyor/builder friend to survey and see if it's been built alright. 

Mollydog112

EDIT - to add, the extension has been done in the last year specifically to add value to the property. It didn’t exist before the seller decided to sell, he has ripped the house up and put in brand new kitchen, flooring, windows etc so done the extension as part of that. It’s a rear single story extension less than 3m, going no further than the original boundaries of the building. Most other properties on the road have done the same.

AdrianC

If you're suspicious of the quality of the work on the extension, I presume you're similarly suspicious of the rest of the tart-for-profit?

So find a different property.

Mollydog112

Disjoint said:

What type of building work it is? Building reg will need to strip the floors to see the joint to make sure everything is fire proof if it's a top floor extension. What about electrics? They haven't been approved have they? How many years ago was the extension done? If over 10 years I wouldn't worry if it's a small extension.
Otherwise imagine you want to sell in two years and someone will have the exact same issue. Indemnity insurance could be a solution. How big is the build - you should be able to get any good surveyor/builder friend to survey and see if it's been built alright. 

 Thanks for your response! It’s a ground floor rear extension, only done in the last 12 months! We are less fussed about reselling as we’re planning to be in it for a long time. MOre concerned about whether it’s safe??? I really don’t want to lose the property but we’re also a bit like...we’re paying 332k (7k above asking price) for a house that you can’t even prove has adequate building work? 

Would a structural surveyor be able to take a look at it without needing to see foundations etc? Do you think he could learn enough to give us peace of mind?

Mollydog112

AdrianC said:

If you're suspicious of the quality of the work on the extension, I presume you're similarly suspicious of the rest of the tart-for-profit?

So find a different property.

Hello! Thanks for your response. We aren’t suspicious of anything else - the house survey came back pretty good, he’s fitted high quality fixtures etc kitchen to a high standard new flooring way being basic minimum. The extension looks immaculate with bi fold doors etc (he has
receipts of purchase, cover etc) I’m more just wanting peace of mind that it’s been safely built, which naturally building regs would have given. 

UnderOffer

Mollydog112 said:

EDIT - to add, the extension has been done in the last year specifically to add value to the property. It didn’t exist before the seller decided to sell, he has ripped the house up and put in brand new kitchen, flooring, windows etc so done the extension as part of that. It’s a rear single story extension less than 3m, going no further than the original boundaries of the building. Most other properties on the road have done the same.

Is the owner a developer/builder flipping the property? ie buying, renovating then reselling. Even as a home owner why would they not get the proper paperwork in place, almost all potential buyers will ask for it. I never understand this, we’ve built extensions and always have the relevant paperwork from council and sign off etc., yes it adds to cost but not as much as not being able to sell the property or take thousands less. 

Mollydog112

UnderOffer said:

Mollydog112 said:

EDIT - to add, the extension has been done in the last year specifically to add value to the property. It didn’t exist before the seller decided to sell, he has ripped the house up and put in brand new kitchen, flooring, windows etc so done the extension as part of that. It’s a rear single story extension less than 3m, going no further than the original boundaries of the building. Most other properties on the road have done the same.

Is the owner a developer/builder flipping the property? ie buying, renovating then reselling. Even as a home owner why would they not get the proper paperwork in place, almost all potential buyers will ask for it. I never understand this, we’ve built extensions and always have the relevant paperwork from council and sign off etc., yes it adds to cost but not as much as not being able to sell the property or take thousands less. 

Hello! He isn’t no, he’s lived in the house for over 30 years but has done it up to make a profit - he said with the money from this purchase he is wanting to start flipping houses as a living so it seems we are the very first in this process for him. 

This obviously means he isn’t an expert, but he hasn’t done the work himself but like you, i can’t understand why the builders wouldn’t stress the importance of building regs. He has proof of pretty much all other work and has put together a booklet for us with info on everything else ie who fitted the kitchen, where the kitchen was purchased from, flooring etc it’s all very comprehensive and above board BUT obviously the extension is the bit we would really want reassurance on.

We absolutely adore the house and it’s in the perfect area for us...Jusy trying to understand are we crazy for even considering purchasing it or actually with indemnity, a structural survey etc is it fine?

user1977

Indemnity insurers aren't going to cover anything less than a year old, he'll either need retrospective consent, or to find a buyer willing to take a view (and even if you are, it's unlikely your lender will be).

Section62

Mollydog112 said:

Hello! Thanks for your response. We aren’t suspicious of anything else - the house survey came back pretty good, he’s fitted high quality fixtures etc kitchen to a high standard new flooring way being basic minimum. The extension looks immaculate with bi fold doors etc (he has
receipts of purchase, cover etc) I’m more just wanting peace of mind that it’s been safely built, which naturally building regs would have given. 

As implied by AdrianC's post, anyone who builds an extension without getting BR approval immediately before selling is not someone to trust to have done a good job.

It might look great, but that doesn't mean things have been done to a high standard. The aim of the game is to do something that looks so great the buyer is distracted from looking at it with a critical eye.

How have you confirmed that planning consent wasn't required?

Mollydog112

Section62 said:

Mollydog112 said:

Hello! Thanks for your response. We aren’t suspicious of anything else - the house survey came back pretty good, he’s fitted high quality fixtures etc kitchen to a high standard new flooring way being basic minimum. The extension looks immaculate with bi fold doors etc (he has
receipts of purchase, cover etc) I’m more just wanting peace of mind that it’s been safely built, which naturally building regs would have given. 

As implied by AdrianC's post, anyone who builds an extension without getting BR approval immediately before selling is not someone to trust to have done a good job.

It might look great, but that doesn't mean things have been done to a high standard. The aim of the game is to do something that looks so great the buyer is distracted from looking at it with a critical eye.

How have you confirmed that planning consent wasn't required?

Hello,

Thanks - it’s a valid point you make and definitely something that’s raising a red flag for me because like you, if it’s BRAND NEW, why wouldn’t they do this !?

It’s to do with not needing it because it’s less than 3m from the original border - after (briefly) speaking to our solicitor yesterday she seems to also agree (pending a bit more digging to confirm) that this is the case. 

We actually know the seller personally (complete co-incidence and didn’t realise until after we had our offer accepted). We aren’t close with him but he is the father of my boyfriends friend. My boyfriend wants to have more of a dialogue with him directly whereas I want us to speak through solicitor..he is always going to tell us it’s been done to a great standard but as you say - why wouldn’t you get building regs if this isn’t the case!?