Bungalow converted to house - Building Regs completion certificate

robbiejustice

Hi all - another house buyer where the seller has had work done but no building regs info...

I am trying to buy a house where the seller has taken a bungalow and put an additional storey on and new roof. Work completed 10 years ago. Planning approved.

I have been advised that there is no building control completion certificate. The seller has advised that they think inspections were performed during the build but no evidence of it. I believe it would not be granted a completion cert now as the surveyor has raised some issues - soil pipe height and an issue with the staircase (neither of which would be a big deal to resolve) and perhaps lof insulation thickness.

I have been offered an indemnity but I can't really see much value in this given the work is 10 years old but I understand it will be required by the mortgage lender.

Can I contact building control to ask about which inspections have taken place or does this jeopardise the indemnity? I can't see anything on the LA website other than it was applied for and no approval date.

My concerns are really regards the quality of the work - if all the inspections were carried out and approved minus the final one that doesn't seem like a big issue and although it's not a problem I particularly want to take on I should be able to resolve and may negotiate the price accordingly. If there were no inspections/approvals performed then I am suspicious to why for such a significant piece of work.

lincroft1710

Contacting Building Control would jeopardise an indemnity, but I agree with you that the quality of the work is paramount. I am a suspicious sort and the fact the surveyor has highlighted 2 issues, would lead me to wonder what is lurking unseen.

robbiejustice

The survey was somewhat damning but then again they always are! The big ticket item was the "new" gable ends verge pointing that is poor/crumbling and the guttering where scaffolding costs will be high. Anyway, frustrating the sellers haven't already sorted this, it's not like they just knocked a wall down.

I am hoping the seller has records of the required drawings and the staged BC approvals but it was 10 years ago. I have asked the seller if they are prepared to do what is required and get a completion certificate/regularisation. If they refuse then I will look into getting this done myself post purchase - I have asked for all documentation, are there specialist surveyors who could review the documentation and advise costs/risks associated with attaining a completion cert?

lincroft1710

robbiejustice said:

The survey was somewhat damning but then again they always are! The big ticket item was the "new" gable ends verge pointing that is poor/crumbling and the guttering where scaffolding costs will be high. Anyway, frustrating the sellers haven't already sorted this, it's not like they just knocked a wall down.

I am hoping the seller has records of the required drawings and the staged BC approvals but it was 10 years ago. I have asked the seller if they are prepared to do what is required and get a completion certificate/regularisation. If they refuse then I will look into getting this done myself post purchase - I have asked for all documentation, are there specialist surveyors who could review the documentation and advise costs/risks associated with attaining a completion cert?

10 year old masonry needing pointing?


I wouldn't dismiss your surveyor's report as "somewhat damning but then again they always are!" Study it very carefully, every item which is a definite "needs attention".should throw up a red flag. If the vendors refuse to get completion or regularisation certificate, it may be because they know they can't. 


It seems to me the people who did the extensions rode horses, wore stetsons and packed six-guns! 

robbiejustice

I thought I would post an update for those who are in a similar position. The seller contacted building control and after a visit from building control will be given a "regularisation" certificate since they have records of all the interim inspections so it has all worked out ok in the end.

Doozergirl

Awesome.  Hope everything goes well for you from here!

TripleH

Sorry, posted the comment in wrong topic.

Boy do I feel stupid.

RAS

robbie, thanks for reporting back. Really helps other people facing the same issue.