First time buyer - loft conversions not built to regulations

Section62

jimbog said:

BarleyN19 said:

ProDave said:

You need to find out how recent.  If it is within the time period that it could be enforced by planning or building control, then I would walk away.

If it is longer and it has not fallen down, you have to make your own decision to accept it as is, or walk away.  It will never be valued as a proper loft conversion, and will likely give problems when you come to sell it some time in the future.

According to the estate agents. 
The vendors haven’t applied for building regulations or planning permission. They have had a builder carry out the work though.

The agents have said: "during the conveyancing process, the vendor’s solicitor would provide an indemnity insurance policy for the conversion, which covers you from any comeback from the council."

But it doesn't mean that it is safe (structurally or fire wise)

...and could be impossible to keep warm or plagued by damp/condensation.

Assuming the electrical work also lacks signoff there's the potential for further risks with that.

Section62

BarleyN19 said:

The agents have said: "during the conveyancing process, the vendor’s solicitor would provide an indemnity insurance policy for the conversion, which covers you from any comeback from the council."

You'll need to see the exact wording of the policy to know what is covered.

The use of "any" before "comeback" is potentially misleading if the work is still within the enforcement timescale - no insurance policy can stop the council requiring you to remove the conversion and revert to a standard loft (albeit with some boarding for storage).

Brie

and would building insurance be possible?  Can't recall ever seeing a question about loft conversions or planning permission just how old is the building.  But if it would make any insurance invalid and if there was a problem with the electrics or whatever it may not be covered.

Noneforit999

Did it require PP? If not, I am not sure what indemnity insurance will achieve.

The lack of PP would only bother me if it was in fact required and its within the timeframe the council take take enforcement action.

The lack of building regs would bother me though for something done recently. 

They say its been done by a builder and likely a cost of tends of thousands of pounds so why skimp on a few hundred quid for a building regs cert if its going to comply anyway? Unless it doesn't comply.

If I were planning on using it as a bedroom, I would want to ensure it has been done properly. 

user1977

Brie said:

and would building insurance be possible?  Can't recall ever seeing a question about loft conversions or planning permission just how old is the building. 

So no, it isn't relevant, because insurers don't ask the question. But bear in mind that the insured risks aren't going to include sorting out problems with the previous works.

Section62

Noneforit999 said:

The lack of PP would only bother me if it was in fact required and its within the timeframe the council take take enforcement action.

As the concealment rule might apply in a case like this, the enforcement timeframe can be very long.

Noneforit999 said:

The lack of building regs would bother me though for something done recently. 

They say its been done by a builder and likely a cost of tends of thousands of pounds so why skimp on a few hundred quid for a building regs cert if its going to comply anyway? Unless it doesn't comply.

Typically because the builder is somewhat dodgy and either advises that BC isn't needed, or actively discourages the correct BC process.

Which in turn raises questions about the quality and safety of the work they have done.  If they are ignorant of the regs then what else don't they know about?  If they know about the regs but opt not to follow the correct process then what other shortcuts are they taking with the work?

People shouldn't fear the enforcement action, they should fear the dodgy building.

macman

Since the vendor has been upfront with you, why not ask them in what way it does not meet 'regulations'? Did they knowingly proceed with the build without either?
I'd be far more concerned about the lack of BC approval than lack of PP.  Lack of PP means a (small) risk of the LA coming down on you. It could just be that the roof is not high enough to qualify, or the stairs are an inch too narrow. OTOH,, the lack of BC means a higher risk of the entire loft floor coming down on you...

Ksw3

I'd say it is common because either it was cheaper not to build it to regs or there was never the space to build it properly. 

I would avoid personally but each to their own. 

secla

Id say there was a good reason they didnt get building regs as on the cost of a loft conversion its a pretty small percentage cost wise.

housebuyer143

I'm not sure you need PP for a loft conversion unless it's over a certain size or has dormers etc. It comes under permitted development. It would just need building reg sign off. 

Ask them why they didn't get building regs sign off. Is it because the head height was too low to get it or the stairs too steep?