New build differs to brochure

jonnym1985

mi-key said:

jonnym1985 said:

Hi all, appreciate all the comments re plannings regs. We are a row of 4 detached houses (the plot we picked had the most space around it with a double driveway, meaning side by side with our neighbours, to the LHS, and single driveway to RHS. The other houses are closer than this with just a walkway for bins). This was another reason we picked this plot.

The houses across the street are also detached, albeit a different house style, and all have only the walkways, as their parking is to the front of the properties. These houses all have windows directly facing each other and a lot closer than we are to our neighbours. Potentially, yes it could be a planning issue, but we would have appreciated being told.

We couldn’t get a walk around prior to this week for “health & safety reasons” which will be something I won’t accept in the future if we ever decide to move, I will have learned from this mistake.

Re drawings, we definitely seen them at some point (potentially with the solicitor) and the fact we didn’t raise the issue then makes me think there wasn’t a problem. However, I can’t find any copies in our paperwork or emails, only land registry maps showing our boundary. We do have the selections map for the positioning of sockets/lights etc and it shows the windows that I keep referring to. I will be asking our solicitor for the planning application number in order to check online.

We will wait until Monday to see what happens, thanks all who commented offering advice. Now the dust has settled a little we are not over the moon but ultimately we can’t foresee pulling out of the purchase. Hopefully there can be an agreement made between all parties on Monday for a fair resolution.

Thank you all again.

I'm sure if you move in after a few weeks you won't notice they aren't there. You could even make a feature by putting up two window sized pictures of outdoor scenes

It is hopeful that we can revert the room to the plans if the windows are an issue so the fireplace will return to that wall, but if not then this as a great idea

mi-key

I'm sure if you move in after a few weeks you won't notice they aren't there. You could even make a feature by putting up two window sized pictures of outdoor scenes

It is hopeful that we can revert the room to the plans if the windows are an issue so the fireplace will return to that wall, but if not then this as a great idea

Or even take photos of what the view would have been, and get some picture frames that look like windows made up Would make a good conversation piece

jonnym1985

eddddy said:

jonnym1985 said:

He is going to check and speak to us on Monday as his view is removing windows would constitute a substantial change that we would legally need to be made aware of.

I suspect that the contract says that if significant changes are made, you have the option of canceling the purchase and getting your deposit back.

But it sounds like you don't want to cancel the purchase - you'd prefer to get some money off. So you'll still have some negotiating to do.


I guess it depends how confident the developer is about selling the house to somebody else. If they think they can quickly and easily sell the house to somebody else for the same price (or more), they might not negotiate on price,

But if they think you really will walk away, and it will be difficult to find another buyer - they might negotiate.

The development sales have slowed dramatically since the fluctuation in recent mortgages, only yesterday did the plot next to us get booked, we booked in April last year ( there are 2 remaining in our house type, plus multiples others in this phase) plus we have spent almost £7000 on upgrades including flooring, kitchen island, built in wardrobes and electric cabling for a garden room. So selling it may pose difficult for them unless someone really likes our stamp on the place.

Our solicitor did say with house prices increasing, plus them having to refund our options if the house sells for a higher value, he did not think it would go this far. As do we, we have our 8 week old son now and have outgrown our 2 bed apartment rental so pulling out this late would not be ideal for anyone…and maybe a little OTT.

There will be a solution I’m sure of it, our panic just set in thinking the developer may say like it or leave, but it appears they are willing to discuss this on Monday so hopefully it all works out ok.

We do love the plot -  a little more space than our neighbours, relatively large S facing back garden plus all our chosen upgrades. The windows were a lovely feature that stood out from the other house types but will they hugely impact our life, probably not. But it’s still not quite the house we fell in love with.

Thanks for taking the time to reply

jonnym1985

For reference, we are No.74, driveways to either side and no windows on No.73 facing us.

The small walkways between  37/38 & 39/40 have lounge windows directly facing each other, and believe me that is not a large gap. One factor that put us off this house type.

This may or not matter too much, but hoped it would illustrate the plots given all the comments about planning regs etc

Apologies for the poor resolution pictures, but hopefully you get the idea

Section62

jonnym1985 said:

There will be a solution I’m sure of it, our panic just set in thinking the developer may say like it or leave, but it appears they are willing to discuss this on Monday so hopefully it all works out ok.

We do love the plot -  a little more space than our neighbours, relatively large S facing back garden plus all our chosen upgrades. The windows were a lovely feature that stood out from the other house types but will they hugely impact our life, probably not. But it’s still not quite the house we fell in love with.

Even if the developer offers to retrofit the windows at no cost to you I would think carefully before accepting.

It would be impossible to do an 'invisible repair', especially with the exterior brickwork.  You could find yourself having to chase the builders to do further remedial work to make the brickwork look as good as it should, but it is unlikely to ever look the same as it would if the work was done in the original build.  You'd also want to ensure the work didn't cause other problems such as cold bridging or allow water penetration.

Assuming this isn't a forever home, you also need to think about what a future buyer's surveyor might say if (as is likely) they notice the two windows have been retrofitted.  You'd be able to explain it of course, but it may still cause you some difficulty when selling, and some buyers might be put off a property which was modified so late in the build.

p00hsticks

So basically the view from those missing side windows would be across your and the nieghbours driveway to the brick wall of the neignbours house ?

To be honest, you may be disappointed now, but in reality I think you may find that not having windows there will be a bonus - I'd certainly prefer it. It will give you far more options for arranging furniture, especially tall items like bookcases and other shelving,  and more wall space for pictures, tv etc....

diystarter7

jonnym1985 said:

After a bit of searching I have found the approved plans online. So, they don’t have the windows but do show a store cupboard off the hallway (which wasn’t built either)

We were never aware of this, would have been handy but we can live without. I thought surely houses have to be built exactly to planning permission?

If so, fair enough about the windows, there has still been a mistake somewhere, now we have the question about the missing storeroom.

The plot thickens  

PS I’d just like to say I know none of you can answer definitively or make any of this right but we do want to thank everyone for the advice and guidance. Even just pointing us in the right direction, and also listening to my rant.

Cheers all

Hi

Glad to hear that and as I said, you will get the few that try to wind you up, but on the whole, most are here to help as best as they can

Re windows - yours are not floor to ceiling but we have a south-facing wall of windows and even windows like your may restrict where the sofa etc goes. Also the site of rads and the size is another factor. One in the hallways if there is often one even in a wider hallway, it should be sited away from front door to allowit it not just fully open but the rad not be in the way of stuff moving in/out and same applies if rad is near the opposite wall of stairs as can reduce opening width  . Als rads in the bedroom, decide where you want the beds etc

Good luck

jonnym1985

p00hsticks said:

So basically the view from those missing side windows would be across your and the nieghbours driveway to the brick wall of the neignbours house ?

To be honest, you may be disappointed now, but in reality I think you may find that not having windows there will be a bonus - I'd certainly prefer it. It will give you far more options for arranging furniture, especially tall items like bookcases and other shelving,  and more wall space for pictures, tv etc....

To be honest, this was my initial thought…no windows facing their house therefore more privacy (plus less cleaning!) but my partner is more hung up on them. I’m sure she’ll come round to it eventually. I do see her point of “it’s not what we thought we were buying” but there’s also a lot worse that could have happened.

For me, it’s now the strange placement of the fireplace on the opposite wall, but given there is no chimney, flume, etc I think they can move this plus our electrical sockets before completion, and at no cost to us.

Our current suite of furniture actually fits the room better without the windows as you have pointed out. I guess there are some positives to the situation.

Apart from this issue, their workmanship looks very good and professional. 

jonnym1985

UnderOffer said:

@jonnym1985, no doubt you were very surprised to see the missing windows and probably a little shocked to process it all. Personally, I prefer the layout with the solid wall to outside, potential for more furniture and if the builders are able to relocate the fireplace to that outside long wall and your TV in corner (or again on wall), you’d have much more usable space available. 

Enjoy your new home. 

Agree

mi-key

Yeah I don't really think you have lost anything given how close the other house is. You may be able to get some money back, or even get them to give you some extras, so could work out quite well