Is this a non-standard construction by definition (layout image included)?

annetheman

Hi all,

I'm in underwriter limbo with Santander, going stir crazy waiting for an outcome. I've been looking around for an answer to this and wondered if others have experience they can share that might help!

In January I received a mortgage offer from Accord for a standard Victorian terrace, regular construction. After pulling out, I transferred the mortgage offer to another Victorian terrace with an extension at the back that I didn't know at the time was single-skin brick construction in the extension - the rest of the house is compliant wall. The extension houses the kitchen; Accord therefore declined to lend on it.

I started a new application with Santander on my broker's advice that they don't exclude this type of constructions - rather, they don't have anything in their criteria about it.

An in-person valuation was done last Friday, underwriter has seen the report and is asking for more documents from me about my pay (I recently received a pay rise so they want a signed cover letter officiating the pay rise notice, and some additional older payslips, I assume to check my pay doesn't fluctuate regularly).

Does anyone know if I'm right in thinking:

• This house is considered non-standard construction because even though most of the house is standard, the part that is non-standard houses the kitchen, which means the standard-mortgageable part doesn't have a kitchen?
• If Santander had received a wholly unsatisfactory valuation, they wouldn't continue with the underwriting by asking more documents etc?

If it's helpful, here is the layout. My plan was always to knock the kitchen extension down, extending compliantly (it is REALLY small, non-compliance aside!) - for £25k reduction because of the condition of the house but didn't think it would be this hard to mortgage!:



Thanks for your help!

born_again

Is this a follow on from this thread?

https://forums.moneysavingexpert.com/discussion/6511758/single-skin-wall-where-most-of-the-kitchen-is#latest

annetheman

born_again said:

Is this a follow on from this thread?

https://forums.moneysavingexpert.com/discussion/6511758/single-skin-wall-where-most-of-the-kitchen-is#latest

Yepp, part of a series on my ongoing saga with my house purchase and shared ownership sale since January! I haven't even posted about how I lost 3 full asking price offers and ended my contract yet... The house move from hell...

Do you know if I'm right in thinking:

• This house is considered non-standard construction because even though most of the house is standard, the part that is non-standard houses the kitchen, which means the standard-mortgageable part doesn't have a kitchen?
• If Santander had received a wholly unsatisfactory valuation, they wouldn't continue with the underwriting by asking more documents etc?

ElwoodBlues

When I was buying my house I discovered at a late stage (after structural and valuation surveyors failed to notice/comment on) that both the rear extension and loft conversion were 'non standard' and didn't have building regs approval. Ignoring them my 3 bed house was a small 1 bed house with no kitchen. I reported the non standard construction issue to the lender (NatWest) fully expecting them to retract the mortgage offer, or seriously down value. So I was surprised when they came back saying they were fine with it and their valuer stood by his valuation. I half suspect he said that to avoid the embarrassment of admitting he'd missed the very obvious non standard construction. (Another surveyor identified it immediately, without even going inside the property).

In one way I feel lucky that the mortgage went through despite this issue, but on the other hand I'm concerned it'll cause a nightmare upon selling. 

Anyway, I'm not sure it's quite as black and white as you think it is. Suspect many valuers overlook minor non conformities that they don't think materially affect the value. It's probably too early to be confident that the valuer hasn't reported their findings back to Santander, or that they have and it hasn't been processed yet.

annetheman

ElwoodBlues said:

When I was buying my house I discovered at a late stage (after structural and valuation surveyors failed to notice/comment on) that both the rear extension and loft conversion were 'non standard' and didn't have building regs approval. Ignoring them my 3 bed house was a small 1 bed house with no kitchen. I reported the non standard construction issue to the lender (NatWest) fully expecting them to retract the mortgage offer, or seriously down value. So I was surprised when they came back saying they were fine with it and their valuer stood by his valuation. I half suspect he said that to avoid the embarrassment of admitting he'd missed the very obvious non standard construction. (Another surveyor identified it immediately, without even going inside the property).

In one way I feel lucky that the mortgage went through despite this issue, but on the other hand I'm concerned it'll cause a nightmare upon selling. 

Anyway, I'm not sure it's quite as black and white as you think it is. Suspect many valuers overlook minor non conformities that they don't think materially affect the value. It's probably too early to be confident that the valuer hasn't reported their findings back to Santander, or that they have and it hasn't been processed yet.

Thank you, that's extremely helpful. You are absolutely correct it is far too early to be making presumptions. I'm literally grasping for any crumbs of hope, can't sleep, reading thousands of posts about declined mortgages and non standard construction... I'm desperate but rationally I know it won't change the outcome!

Thrilled for you it worked out okay! Although that is a really valid concern about your house, and if you don't mind me asking do you think you might do something preventative now? The options for making single skin brick compliant I've spoken to a builder about aren't hideously expensive - cheapest was adding external insulation (if your extension is at the front, maybe internal might be better), and redoing the roof. Estimated at less than £8k with no additional decorating, just plaster finish, no paint etc.

It might be worth it to avoid losing lots of buyers and having to take massive discount in the future, if you can?

I'm sure it's caused this seller some headache. The house is well below others in the street's valuation (but surprisingly was on at Zoopla's valuation - very good valuer tool lol). Other 2 beds are around £35-55k more selling (not listing) price in the last year, and not only did they accept £25k under asking to sell to me, I am the second (naive?) buyer as the first one fell through. This is London zone 3 so very unusual for something to be at that price since October '23 - I should have known...

EA said they fell through because their mum's house (source of deposit) sale fell through, but I think it had something to do with not being able to mortgage it... And now it's probably not worth the hassle for them - the seller just had a stroke, which is terrible! He is okay, but I'm sure he just needs a simple straightforward sale...