No evidence of building regulations or certificate of completion

Burt101

Hi.

I am looking to purchase a house which as built in the 1920s. It has a side extension which was done 12 years ago. A few issues have ben noted which are causing some concern.

1. Re. the extension, the documentation states "building works commenced" but should say "building works complete". It seems that they did not get this, meaning the sellers did not have the council inspectors to come round and ensure the building is done to building regulations and standards. While this is no longer enforceable, I am concerned that the extension will not have been built according to the regulations, meaning it could have safety issues or would cause issues with future sales.
2. The sellers may not have had planning permission for the extension and some other work completed in the property. This all occurred 12 years ago, so is outside the window of being enforceable. However, again I am concerned about the safety aspect and future sale.

We had a survey (full structural) and this did not reveal any issues that concerned us. 

I would appreciate any advice on what others would do in this situation. Should I stop now and not purchase the property, or is this a case of me overthinking and really it is nothing to worry about?
What is the worst case scenario for us here?

Cheers,
Jack

dimbo61

Well done on paying for a full structural survey 👏 
I take it the surveyor looked at the extension as well as the rest of the house ?
Could the side extension have been done under permitted development ?
What has the mortgage company said ?
Does it look a good extension ? Upvc windows ? Slate/tile roof and not a flat roof ? 
Downstairs WC and basin ? Bigger kitchen / dinning area ? 

Burt101

Thanks for your reply.
The information from the surveyor was that he would not consider this a dangerous structure, and did not get the impression this was poor build quality.
He mentioned getting indemnity insurance from the sellers. However, this would not cover any issues with future sales (it just covers if there are issues with the build as far as I am aware).
The extension roof is flat, not tiled. UPVC windows. It includes an extended kitchen and dining area.
The mortgage company has not commented on this.

Jack

TheJP

Burt101 said:

Thanks for your reply.
The information from the surveyor was that he would not consider this a dangerous structure, and did not get the impression this was poor build quality.
He mentioned getting indemnity insurance from the sellers. However, this would not cover any issues with future sales (it just covers if there are issues with the build as far as I am aware).
The extension roof is flat, not tiled. UPVC windows. It includes an extended kitchen and dining area.
The mortgage company has not commented on this.

Jack

Indemnity insurance is pointless as the window of action has passed, the local authority wont come after you as the 7 year window of enforcement has gone. Its been 12 years and the structure is standing, the surveyor says its not dangerous nor does he feel its a bad build quality. That would be good enough for me to proceed. You could ask the sellers to get retrospective building permission/sign off. 

LegallyLandlord

I think I’d be more concerned if this were a basement conversion, where you need to make sure it’s property tanked. 

Did you check the council website - sometimes the information is there. You could also ask the sellers to contact the building company that did it. 

But as the others say, it seems pretty low risk. It wouldn’t put me off buying it. 

Burt101

Thank you for your replies.
Based on what I am reading, there does not seem to be a legal issue (outside any enforcement period) and no structural concerns (surveyor says it is ok).
Should I be concerned about any future sales at this property - i.e. if we come to sell the property will this put off other buyers and come around to haunt us? I am concerned not having the approvals and sign off will put any future buyer off and we will struggle to sell the property. 
Again, could be overthinking this and perhaps it is not that big of a deal.

Thank you,
Jack