Garage conversion with no building regs certificate

Kyrae

The house we are buying has a garage conversion, hard flooring put down and walls painted etc, done over 12 years ago, and originally we were told the seller had lost the paperwork but after trying to get copies of the certificate from building control we found out there is no paperwork, and that building regulations were never applied for. No problems with it were flagged on the survey, but the surveyor couldn't check to see if the floor had been damp proofed and walls insulated etc so we don't know if regulations were followed and if the conversion was done properly or not.

Just wondered if anyone can reassure us if this is anything to worry about or not, and if there are any risks we should be aware of? We did wonder if it could affect our home insurance if there were any problems later in the room like burst pipes etc, the boiler is also kept in a cupboard in the room. There are also no gas or electric certificates or service paperwork.

We asked our conveyancer but they seem to be brushing off our concerns and just say the council are unlikely to take action as the conversion was done so long ago, and that the seller would be unlikely to agree to apply for regularisation, which is what building control advised. 

Any advise gratefully received, I have no idea if I'm getting worried and stressed over nothing or if this is something that might cause problems in the future    

gwynlas

The council will not be interested as done so long ago. It is similar to anyone buying a property with an extension without paperwork. What is the space being used for and is it fir for purpose? Is it an integral garage in which it is likely to share a damp proof course with the house? Get your surveyor to check for obvious defects. If none apparent then it is what it is, another room.
Inform your insurance company of circumstances but all kinds of buildings can be insured.

user1977

No, it's nothing to do with your buildings insurance (and it's pretty common for boilers to live in (unconverted) garages anyway).

I expect it is possible to find out about insulation etc, but it might involve making some holes...you'd probably be best just to assume it's going to feel a bit like a garage.

Thrugelmir

With no buildings regs then the conversion was mostly likely done on the cheap. Poor insulation will result in higher energy bills. A topic on everyones minds at the moment. 

Kyrae

Thanks!! We were hoping to use it as a dining room and put up some bookshelves etc so would definitely need to be damp proof and reasonably warm. Seller currently seems to be using it as a utility room with washing machine in, and somewhere to hang coats and store a few bits. It is joined on to the house on one end with a door through into the house. Have asked the surveyor but he admitted he wasn't sure if the wall where the garage door was bricked up had a damp proof course or not but said he could go back and check, so thinking it might be worth us asking him to do a thorough inspection of the garage conversion and do further damp checks etc.

Thrugelmir

Odds on that the floor hasn't been dug up and insulated. 

Doozergirl

Kyrae said:

Thanks!! We were hoping to use it as a dining room and put up some bookshelves etc so would definitely need to be damp proof and reasonably warm. Seller currently seems to be using it as a utility room with washing machine in, and somewhere to hang coats and store a few bits. It is joined on to the house on one end with a door through into the house. Have asked the surveyor but he admitted he wasn't sure if the wall where the garage door was bricked up had a damp proof course or not but said he could go back and check, so thinking it might be worth us asking him to do a thorough inspection of the garage conversion and do further damp checks etc.

I'd say that the bare minimum was done if it's just a utility and they didn't apply for regs.  Caveat emptor!

Kyrae

Thanks everyone, glad to see we're not overreacting and are right to have concerns. Just spoke to our insurance company and they said they will still insure the house but if anything happens in that room, burst pipes and leaks etc they wouldn't pay out, which is obviously a concern with the washing machine etc in there. Starting to wonder if our conveyancer has our best interests at heart or just wants to be paid, as they've flagged no concerns at all over there being no certificates even when we've asked if there's any risks, and they're wanting to exchange. 

user1977

Kyrae said:

Just spoke to our insurance company and they said they will still insure the house but if anything happens in that room, burst pipes and leaks etc they wouldn't pay out

On what basis? I've never seen an insurance proposal form asking for detail about insulation etc. I suspect you were talking to somebody who doesn't really understand how these things work. The insurers take on the risk of your pipes freezing - that's the whole point!

user1977

Edenbridge said:

Are you buying with a mortgage?

If so,what is your lenders view on the lack of building regulations approval given that indemnity insurance is no longer a viable option?

Don't, whatever you do, contact your lender and start rocking the boat though! They rely on the conveyancer's advice (which appears to be that they can take a view on this.

Thrugelmir

Kyrae said:

Starting to wonder if our conveyancer has our best interests at heart 

Not their role to advise. The conveyancers are simply handling the "paperwork". They will never visit the property. You are the ones buying it. You need to weigh matters up for yourselves. Now that the facts have come to light.