No building control certificates but I still bought..

Rs667

Thank you for all your comments. I've realised the issue is alot bigger than I initially thought in the sense that the whole house was renovated and it seems everything needs a certificate or planning permission which I don't really have. There isn't anything on the FENSA website unfortunately. I guess I've done it now and need to learn and maybe hope this house is good enough for me for a good 10-15 years by which point I can do some extensions myself with appropriate permissions and hope the other stuff has been there long enough that people are okay with it not being documented. Anyone able to back up that thought process as the best way forward? 

jonnydeppiwish!

If I was in you shoes, I wouldn’t be worrying about either the wall or the windows/doors.
If you are, get A structural engineer to look at it, and if needs be, either get retrospective BC or redo it to current standard.
Windows can be slightly more tricky, especially if they were load bearing but are not now.

FreeBear

Rs667 said: There isn't anything on the FENSA website unfortunately.

There are other bodies that self certify the installation of doors & windows, CERTASS being just one.

If you suspect a certificate may have been issued, your local council would have a record of it - Give them a call and ask what records they have regards notifiable works and certificates issued. Keep the query generic and vague without giving any specific details or dates.

ic

Most councils will allow you to search for everything related to your property - just google the councils name and building regulations search.  If appropriate you'll see any registered building work and other notifiable works like rewire, gas, and windows.  If listed, you should be able to go to the relevant places to order copies of certificates for a fee.

Section62

ic said:

Most councils will allow you to search for everything related to your property - just google the councils name and building regulations search.  If appropriate you'll see any registered building work and other notifiable works like rewire, gas, and windows.  If listed, you should be able to go to the relevant places to order copies of certificates for a fee.

Although most councils now have online access to relatively recent planning consents, the situation with building regulations is far more hit and miss.  Although it is still worth checking what your own council does, people shouldn't be surprised if BC information is missing as we aren't yet to a stage where 'most' councils have this online. And some of those that do only have very limited information which may make it impossible to confirm exactly what work was included.

random321

The last house we bought had an extension / wall removal / garage conversion all that were done years before even the previous owner purchased so no certification etc. We sold a couple years ago with no issues, we just passed on the indemnity insurance document we received when we purchased.

badger09

Were you a cash buyer?

What did your solicitor say when you instructed him/her to exchange contracts without the necessary certificates or an acceptable indemnity policy?

Rs667

No I bought with a mortgage. I was in a contract race vs a cash buyer. The solicitor pointed out certificates were missing, I asked him how much of a big deal this was, and his explanation was well if its been standing for a while and the council hasn't been in there yet, they are unlikely to go in, so I should just take a view on it. I also pointed out changes in the bedroom, skylights etc that didn't come up the the search, I.e. no planning permission. We didn't ask for an indemnity policy. I'm confused how I even got the mortgage in this case. Surely the solicitor would've had to say to the mortgage company alot is missing. I'm overwhelmed by the sheer amount of certificates and planning permission I'm missing. Feeling like a complete idiot. Would someone ever accept an indemnity policy from me if I go to sell given it's basically a whole house renovation where there is very little planning permission or certificates available?

Thanks 

jonnydeppiwish!

Rs667 said:

No I bought with a mortgage. I was in a contract race vs a cash buyer. The solicitor pointed out certificates were missing, I asked him how much of a big deal this was, and his explanation was well if its been standing for a while and the council hasn't been in there yet, they are unlikely to go in, so I should just take a view on it. I also pointed out changes in the bedroom, skylights etc that didn't come up the the search, I.e. no planning permission. We didn't ask for an indemnity policy. I'm confused how I even got the mortgage in this case. Surely the solicitor would've had to say to the mortgage company alot is missing. I'm overwhelmed by the sheer amount of certificates and planning permission I'm missing. Feeling like a complete idiot. Would someone ever accept an indemnity policy from me if I go to sell given it's basically a whole house renovation where there is very little planning permission or certificates available?

Thanks 

You’re worry over very small things that are not insurmountable if and when you may sell.

As I pointed out previously, pay for building control to look at the steel where the wall has been removed. If they’re not happy, replace it and get BC sign off.

Changes to the bedrooms - I’ve lost a bedroom to a changing room but I didn’t need planning permission.

Windows in the roof? Why would you need planning permission for this if it’s not listed and/or in a conservation area?

If and when you sell, get an indemnity policy (though what use that will do).

In all seriousness, give yourself a break. You’re worrying about nothing, possibly with some regret about buying the property. You’re in it now so get on with life and enjoy your new home 😉 

tizerbelle

You need to chill your beans, okay!

It's scary as hell buying your first place and then when its yours, you panic "have I done the right thing", "this is a huge mistake", "what about this, that and the other".  It is all standard buyers remorse / terror!  It will pass.

Stop thinking about what will happen when you try to sell, start living in and enjoying your new home.  

When I bought mine, there were a couple of windows that had been replaced by the previous owners but there was no certificates for them.  Guess what, I replaced all the windows in the property after about 8 years anyway - every window now has a certificate and no one would give a damn that the windows before didn't.  I am not saying you need to spend money now replacing windows but if I should sell, no-one is going to care or even check whether the old windows were certified.

I also had part of a wall knocked down when I bought to open up the kitchen and dining room, I did not get BC sign off. Its been 13 years, my house is still standing, there are no cracks in walls, no-one has been round to check for unauthorised works. 
When I decide to sell, I won't be going for a regularisation certificate.  I may if pushed pay for indemnity insurance but my stance will likely be, the work was done XX years ago, the house is sound, it is very unlikely that the council would be interested in taking any enforcement action after all this time so they either buy or they don't.  Someone else will buy it without a regularisation certificate if that buyer won't.  If it turns out that I am wrong when I come to sell and people/mortgage companies are really insistent that only a piece of paper can protect them from the house falling down the I may review my position but I certainly ain't going to worry about it until it happens!