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

AdrianC

Mollydog112 said:

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. 

There's two questions...

There's the quality of the work. You say you trust that.
There's the paperwork. It ceases to be relevant a year after the work is done, because the LA can't do anything about failure to get it.

BikingBud

Did you see this?
https://forums.moneysavingexpert.com/discussion/comment/78280714#Comment_78280714

Section62

Mollydog112 said:

 - why wouldn’t you get building regs if this isn’t the case!?

The answer almost always comes back to the builder wanting to take shortcuts, either in knowledge or in quality of work and materials.

An aspiring property developer really can't claim not to know about the requirements for BR approval, and if they do, then the adequacy of their knowledge regarding other basic requirements has to be questioned.

Buying from someone known to you also complicates things. If they are a friend they might be less likely to con you, but business and friendship don't always work out well. Ultimately, if you are getting a mortgage, the key issue is what the lender says - and for all your boyfriend's willingness to informally discuss things with the vendor, that won't work for a lender.

The planning situation is more complex than just the size of the extension and where it is relative to the boundaries. This is something you really need your solicitor to be on the top of their game for, and make absolutely certain consent wasn't required.

Also, if the vendor wasn't fussed about paperwork then you also need to check to make sure he hasn't built over the top of a sewer or where a build over agreement would be needed. Problems with inconvenient drains or sewers is a classic reason for giving the building inspectors a swerve. There was a thread on here the other day about the (expensive) consequences of that.

Edit: BikingBud has posted a link to it.

Mollydog112

AdrianC said:

Mollydog112 said:

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. 

There's two questions...

There's the quality of the work. You say you trust that.
There's the paperwork. It ceases to be relevant a year after the work is done, because the LA can't do anything about failure to get it.

That’s useful to know about the paperwork element, thanks. RE the quality yes- on the surface I think we do but like everyone on here is sensibly pointing out, it’s an awfully big gamble to take to trust someone we don’t really know who obviously benefits from gaining our trust.

In your opinion what would you do?
1) get a structural survey done abs go ahead as is
2) ask for post build reg sign off or walk away
3) walk away regardless

It’s so tough because it’s our dream house. I am so so annoyed that they haven’t got building regs and have put us in this position in the first place!

Mollydog112

BikingBud said:

Did you see this?
https://forums.moneysavingexpert.com/discussion/comment/78280714#Comment_78280714

I hadn’t no, thanks for sharing. That poor seller - I had no idea rats could get into extensions when done poorly!!!! 

It does seem like had the extension been old and up for 10 years or so it would be less of an issue. I agree that the concern is that it’s brand new and we have no idea whether it’s really been built to stand the test of time or if indeed the builders have cut corners. It definitely makes me wary knowing it has been done to sell, because it makes me question has the seller cares about the quality in the same way he would if he was living in it! 

What would you do next in this situation?

p00hsticks

Mollydog112 said:

BikingBud said:

Did you see this?
https://forums.moneysavingexpert.com/discussion/comment/78280714#Comment_78280714

I hadn’t no, thanks for sharing. That poor seller - I had no idea rats could get into extensions when done poorly!!!! 

Rats and mice can get into most properties quite easily - black rats in particular are very good climbers and frequently get into loft spaces.

FreeBear

Mollydog112 said: 2) ask for post build reg sign off or walk away

In your shoes, I'd be insisting on building regs sign off as a pre-condition of sale. The inspection may require intrusive works to make sure things like foundations, floor slab, and steel supports are up to spec. The damage caused in making holes would need to be patched up and made good.. If the vendor is not prepared to get a completion certificate, then seriously consider walking away.

lincroft1710

He is no expert except in conning you to make a £7K over asking price offer for a house which may not be building regs compliant.


So called "property developers" who do not even get BR cannot be trusted, i have come across some real cowboy installations like wiring which ran diagonally instead of vertically and horizontally. You do not know what is hiding beneath shiny paint and lovely plaster work. Just watch the last 5 minutes of the Fawlty Towers episode "The Builders".


Either he gets retrospective BR  and makes good any damage or walk away. Even if he does get BR, think about lowering your offer.

Mollydog112

lincroft1710 said:

Either he gets retrospective BR  and makes good any damage or walk away. Even if he does get BR, think about lowering your offer.

Thanks for your opinion. It’s not at all what we want to hear but sobering to see so many people
helpfully sharing their advice and experience.

In your opinion, if we got a full structural survey done on it and that came back implying it was safe, if we lowered our offer and he accepted would that satisfy you?

I have a feeling the seller will not want to get BR and will be a “like it or lump it” mindset. We love the house and really don’t want to lose it but at the same time, if he does refuse to get it I think it’s even more suspicious. He wants a quick sale which is likely why he won’t want it - but it could also be because he knows it won’t get BR, how are we too know?!

 

FreeBear

Mollydog112 said: He wants a quick sale which is likely why he won’t want it - but it could also be because he knows it won’t get BR, how are we too know?!
 

Even with a full building survey, the surveyor will not be able to make holes in the walls or dig holes to check that the extension is of satisfactory construction. So without that certificate of completion from Building Control, you have no assurances that it is well built and safe.

If you did buy with the current lack of paperwork, you will face difficulties when you come to sell the place.