Should I purchase a brick built, non clad building under 18m with no EWS1 form?

FTBLondonHelp2022

As a FTB I have put an offer in on a 2 bed flat in London. When I went to view the flat I was explicitly told that the block of flats do not require an EWS1 form. The flats are less than 18m and brick built no cladding present. I am still very much in the early days of the process and will be engaging my solicitor to gather more details.

However, I'm still confused about how they can prove that there is no cladding present without an EWS1. The management company confirmed that they do Fire Risk Assessments and the last one was done in July but I haven't yet seen a copy of it to determine what is assessed.

My mortgage application is still being processed with NatWest, however they stated that their valuer would assess the flat and will determine if it requires an EWS1. If it does require an EWS1 I would not be able to get a mortgage.

I'm worried that even if NatWest decide to give me a mortgage I may have issues down the line... I plan to keep the flat that I eventually buy long-term >10 years.

In your opinion, is it ridiculous for me to even be considering this purchase without an EWS1 form?

user1977

If it's under 18m and has no cladding that you know of, what makes you think it might require an EWS1?

FTBLondonHelp2022

I've been doing some research and I read that there doesn’t need to be cladding as such. 1000’s of buildings, have been found after exploratory work to have insulation under the external rendering (which covers the concrete structure) which is not sufficiently fireproof. There’s many different cavity issues which could be there with fire barriers that may have followed regulations at the time but now don’t hence need remedial work. 

FTBLondonHelp2022

user1977 said:

If it's under 18m and has no cladding that you know of, what makes you think it might require an EWS1?

I've been doing some research and I read that there doesn’t need to be cladding as such. 1000’s of buildings, have been found after exploratory work to have insulation under the external rendering (which covers the concrete structure) which is not sufficiently fireproof. There’s many different cavity issues which could be there with fire barriers that may have followed regulations at the time but now don’t hence need remedial work. 

propertyhunter

The estate agent may tell you it doesn't need an EWS1 but that's not always the case - it depends on what the lender's surveyors says - and you hear of stories whereby EWS1s are being requested even when there is no exterior cladding. Just because there is no exterior cladding doesn't mean it will receive a rating that means no remedial work is needed, as the EWS1 may identify a need for internal cavity barriers to be fixed etc, or balconies to be reconstructed from non-flammable materials. 

My old block didn't need an EWS1 according to RICS own guidance, but the leaseholders were forced to get one done because none of them could remortgage without one. Now they are in the process of getting it done, and they're praying nothing shows up. Granted, the government pays the costs for them despite it being under 18m, but the initial investigations are leaseholder costs and not reimbursed. I don't know what the exact costs are. 

bouicca21

How recently was it built?  Possibly the local council have records that detail the construction.