Seeking Advice on Property Purchase: Various Concerns

Lets_fly

gazfocus said:

As above, if you contact the council about the extension, you won't be able to get an indemnity policy, so I'd strongly advise against contacting them (your solicitor will likely advise the same). 

In terms of planning permission, a lot of extensions fall under permitted development so don't need planning permission. Without knowing the details, it's hard to say whether this particular extension falls under that but either way, as it's been up for more than 4 years, planning permission is irrelevant now.

Have a look at the structure (or even consider getting a structural engineer to take a look) and see if there's been any movement with the extension and to see if it seems well enough built.

Boiler - depending on its age, I'd always budget for replacing it in a year or so anyway and you can get a new boiler fitted for as little as £1,000 where I am (ok, only a cheap Logic boiler but still), so not being serviced wouldn't necessarily concern me.

I don't really think anything you've mentioned would justify a price reduction, especially if a house two doors down is only £10k less without the extension, but ultimately, you need to be happy with the purchase and the price you're paying.

I am sure the extension does not fall under permitted development as the next door has got the permission and got it approved. Structure looks good , they spent a hell lot of money on kitchen units very expensive I must say. But when we went to view the property the garage roof was leaking and water was dripping inside the garage and the wall was damp. Seller have said that they have got it fixed and got the wall painted but not sure how good the work is . Should I get Level 2 survey and if they recommend then do a structure survey ?

Lets_fly

gwynlas said:

EA would have valued the house with the extension and conversion being compliant. Considering just five years old your lender might have an issue with lack of certification/

Lender visited the property and did the survey and it passed. But I am sure the solicitor will inform them about the lack of building certificate . not sure how they will reach either be happy with indemnity insurance or reject My worry is house insurance .. will I get it ?

user1977

Lets_fly said:

gwynlas said:

EA would have valued the house with the extension and conversion being compliant. Considering just five years old your lender might have an issue with lack of certification/

My worry is house insurance .. will I get it ?

What makes you think you won't? The insurers don't ask any relevant questions. What insurance doesn't do though is fix any shoddy workmanship.

Lets_fly

user1977 said:

Lets_fly said:

gwynlas said:

EA would have valued the house with the extension and conversion being compliant. Considering just five years old your lender might have an issue with lack of certification/

My worry is house insurance .. will I get it ?

What makes you think you won't? The insurers don't ask any relevant questions. What insurance doesn't do though is fix any shoddy workmanship.

Been reading in forums that without certificate its hard to get house insurance and when it comes to payout they might reject it bcos it does not have build cert

user1977

Lets_fly said:

user1977 said:

Lets_fly said:

gwynlas said:

EA would have valued the house with the extension and conversion being compliant. Considering just five years old your lender might have an issue with lack of certification/

My worry is house insurance .. will I get it ?

What makes you think you won't? The insurers don't ask any relevant questions. What insurance doesn't do though is fix any shoddy workmanship.

Been reading in forums that without certificate its hard to get house insurance and when it comes to payout they might reject it bcos it does not have build cert

Unfortunately you are reading a load of nonsense.

If you want to go through the comparison sites for insurance (which might be useful anyway to check the likely costs) you'll see the sort of questions asked. They don't include this.

Albermarle

For a house worth over half a million, I would not worry about the gas boiler. 
On the one hand you could pay for a service and gas safe certificate ( which you do not need for a normal home) and it could still break down the day after you move in.
Or you could do nothing and runs fine for years.
In the worst case scenario you will need a new boiler, costing < 0.5% of the price you are paying for the house,

housebuyer143

Did you find out if they built over the manhole or not? That would be the only thing that concerns me

Lets_fly

housebuyer143 said:

Did you find out if they built over the manhole or not? That would be the only thing that concerns me

Thats still not clear. The searches have come back with no public manhole on the property I am planning to get a drone survey done to find out . But not sure why the neighbour mentioned that the kitchen extension was done on the drainage . 2.1 – Does foul water from the property drain to a public sewer? Records indicate that foul water from the property drains to a public sewer. For your guidance: • Water companies are not responsible for any private drains that connect the property to the public sewerage system and do not hold details of these. The property owner will normally have sole responsibility for private drains serving the property. These may pass through land outside the control of the seller and the buyer may wish to investigate whether separate rights or easements are needed for their inspection, repair or renewal 2.2 – Does surface water from the property drain to a public sewer? Records indicate that surface water from the property drains to a public sewer. For your guidance: • Sewerage Undertakers are not responsible for any private drains that connect the property to the public sewerage system, and do not hold details of these. • The property owner will normally have sole responsibility for private drains serving the property. These private drains may pass through land outside of the control of the seller and the buyer may wish to investigate whether separate rights or easements are needed for their inspection, repair or renewal.

Lets_fly

Albermarle said:

For a house worth over half a million, I would not worry about the gas boiler. 
On the one hand you could pay for a service and gas safe certificate ( which you do not need for a normal home) and it could still break down the day after you move in.
Or you could do nothing and runs fine for years.
In the worst case scenario you will need a new boiler, costing < 0.5% of the price you are paying for the house,

Agree to some extent but after paying half a million the pockets will be very tight

housebuyer143

Lets_fly said:

housebuyer143 said:

Did you find out if they built over the manhole or not? That would be the only thing that concerns me

Thats still not clear. The searches have come back with no public manhole on the property I am planning to get a drone survey done to find out . But not sure why the neighbour mentioned that the kitchen extension was done on the drainage . 2.1 – Does foul water from the property drain to a public sewer? Records indicate that foul water from the property drains to a public sewer. For your guidance: • Water companies are not responsible for any private drains that connect the property to the public sewerage system and do not hold details of these. The property owner will normally have sole responsibility for private drains serving the property. These may pass through land outside the control of the seller and the buyer may wish to investigate whether separate rights or easements are needed for their inspection, repair or renewal 2.2 – Does surface water from the property drain to a public sewer? Records indicate that surface water from the property drains to a public sewer. For your guidance: • Sewerage Undertakers are not responsible for any private drains that connect the property to the public sewerage system, and do not hold details of these. • The property owner will normally have sole responsibility for private drains serving the property. These private drains may pass through land outside of the control of the seller and the buyer may wish to investigate whether separate rights or easements are needed for their inspection, repair or renewal.

The water board took over shared private sewers in 2011 so as per your post it sounds like the drains that are built over are not private any longer. Not all houses have a manhole so that could be true. Have you asked the seller directly via your solicitor if they have covered this? 
Get an indemnity for the build over agreement as it sounds like the extension is newer than 2011.