Mystery garage found on valuation

VagueNamelessHorror

I've just had the mortgage valuation report come through on the house I'm buying and it's listed a garage and private parking that I wasn't aware of. The estate agent's listing and the conversation I had with them at the viewing both had the property as on-street parking only. There is a garage at the end of the garden, opening out onto the road at the back, which I assume is what the valuation is referring to. Given the current length of the garden plus the length of the garage and comparing them to the other gardens in the terrace then the land must have originally been associated with the house, but I have no idea if it still is.

How do I check if the garage is part of the property/ is being included in the sale, and if it isn't what effect will that have on the valuation report being wrong?

user1977

You ask your solicitor what it is you're buying, and they can clarify with the valuer so they can correct their valuation. What effect it will have is going to depend on local factors (how bad on-street parking is etc).

RAS

Check here Search for property information from HM Land Registry - GOV.UK (www.gov.uk)

Start with getting the documents for the property you are buying. Then come back here.

But be aware that the current owner may have in mind splitting the title.

theartfullodger

There should be a plan/plans which would help finding garage.

user1977

RAS said:

But be aware that the current owner may have in mind splitting the title.

Hence my recommendation that they talk to their solicitor. Not much point in them duplicating search costs.

theoretica

This site has the best search I have found for seeing boundaries online - but charge over the odds to buy the documents.

https://www.landregistry-uk.com/map-search

user1977

And conversely, as well as being possible that the title is being split upon this sale, it's also possible that the garage is included, but is registered on a separate title.

canaldumidi

Given it costs £6 (3+3) to download the Title and Plan, it's a good starting point. I always do this anyway before viewing a seriously interesting property, let alone when making an offer.

Yes, naturally need to confirm exactly what's being sold with conveyancer, but it's a good starting point.

Also means if told the garage is excluded, OP can raise the fact the garage is on the current title (if it is) and argue for inclusion.

user1977

canaldumidi said:

if told the garage is excluded, OP can raise the fact the garage is on the current title (if it is) and argue for inclusion.

It's not a very good argument, if it was never advertised as being included!

But in any event I strongly suspect all that has happened is the surveyor has made some reasonable (but faulty) assumptions.

p00hsticks

user1977 said:

You ask your solicitor what it is you're buying, and they can clarify with the valuer so they can correct their valuation. What effect it will have is going to depend on local factors (how bad on-street parking is etc).

The solicitor will need to ask the vendors solicitor - in general both solicitors never actually see the property in question in real life and will ask the vendor / buyer to confirm from the title plan what it is that they believe they are buying / selling.