Thinking of buying house but owner didn’t play by the rules with planning permission - ok or not ok?

Section62

njlj1992 said:

Thanks all, this is very useful. I think despite us loving the place its definitely more hassle/stress than it’s worth based on the comments above. £340k for a detached house (albeit up north) does seem very cheap, especially given the wow factor it has, but I need to accept there might be reasons for that. 

Have seen pics from neighbours on the planning permission portal ant different stages of the refused sign off and it seems the foundations etc were retained, they basically knocked the top of the bungalow off and built upwards. They’ve made it all open plan downstairs so presumably taken walls out from the original build during construction. I did ask the vendor if it was a self build and he said he had workers do it for him (sounded like this was his own network rather than “official builders”), as I mentioned to partner if there’s stuff we can spot to correct that’s fine, but it’s the stuff we can’t see that’s making me more nervous as it could end up being a money pit. 

If they raised the walls rather than just converting the loft space then that would add a notch or two to the significance of not having BR oversight and signoff.

Building the walls up adds load to the lower part of the walls and foundations, and this would need to be checked by a SE to confirm that the load capacity was not exceeded (e.g. typically you need trial holes to confirm the type, depth and and size of the foundations).  Removing internal walls further adds to the problems since they could be providing lateral stability to the (now possibly overloaded) external walls.

The more you say, the worse it seems to get.  There was a poster on the forum a while back who was doing a similar thing to their own home, but ran into problems with building control got involved part way through, not sure they ever came back to update with the outcome, but it wasn't looking good.

njlj1992

ThanksSection62 said:

njlj1992 said:

Thanks all, this is very useful. I think despite us loving the place its definitely more hassle/stress than it’s worth based on the comments above. £340k for a detached house (albeit up north) does seem very cheap, especially given the wow factor it has, but I need to accept there might be reasons for that. 

Have seen pics from neighbours on the planning permission portal ant different stages of the refused sign off and it seems the foundations etc were retained, they basically knocked the top of the bungalow off and built upwards. They’ve made it all open plan downstairs so presumably taken walls out from the original build during construction. I did ask the vendor if it was a self build and he said he had workers do it for him (sounded like this was his own network rather than “official builders”), as I mentioned to partner if there’s stuff we can spot to correct that’s fine, but it’s the stuff we can’t see that’s making me more nervous as it could end up being a money pit. 

If they raised the walls rather than just converting the loft space then that would add a notch or two to the significance of not having BR oversight and signoff.

Building the walls up adds load to the lower part of the walls and foundations, and this would need to be checked by a SE to confirm that the load capacity was not exceeded (e.g. typically you need trial holes to confirm the type, depth and and size of the foundations).  Removing internal walls further adds to the problems since they could be providing lateral stability to the (now possibly overloaded) external walls.

The more you say, the worse it seems to get.  There was a poster on the forum a while back who was doing a similar thing to their own home, but ran into problems with building control got involved part way through, not sure they ever came back to update with the outcome, but it wasn't looking good.

Thanks, I’ve called the estate agent to ask if a building cert is in place, they couldn’t find on file, so we’ll see what they come back with… 

I’ve said to partner IF there is one in place the next step will be to go through planning app with fine tooth comb to make sure it meets all conditions (with exceptions to the porch which owner didn't go ahead with). If there’s no building cert or broken conditions we stop there. 

ic

njlj1992 said:

ThanksSection62 said:
Thanks, I’ve called the estate agent to ask if a building cert is in place, they couldn’t find on file, so we’ll see what they come back with… 

I’ve said to partner IF there is one in place the next step will be to go through planning app with fine tooth comb to make sure it meets all conditions (with exceptions to the porch which owner didn't go ahead with). If there’s no building cert or broken conditions we stop there. 

That's a matter of public record - just search "building regulations" for the local council - you should be able to easily search for any property and view the planning permission and recorded certs for the house (you may well see heating, electrics, windows, insulation all recorded separately to the building work).  A conveyancer would want to see the hard copies - but you can see the online records now.

njlj1992

ic said:

njlj1992 said:

ThanksSection62 said:
Thanks, I’ve called the estate agent to ask if a building cert is in place, they couldn’t find on file, so we’ll see what they come back with… 

I’ve said to partner IF there is one in place the next step will be to go through planning app with fine tooth comb to make sure it meets all conditions (with exceptions to the porch which owner didn't go ahead with). If there’s no building cert or broken conditions we stop there. 

That's a matter of public record - just search "building regulations" for the local council - you should be able to easily search for any property and view the planning permission and recorded certs for the house (you may well see heating, electrics, windows, insulation all recorded separately to the building work).  A conveyancer would want to see the hard copies - but you can see the online records now.

Excellent, thank you. The vendor has forwarded me a partial certificate dated 2023, by an improved inspector. 

However, looking at the building control applications on the council website, it looks like an application was made but rejected at end of 2024...

lincroft1710

Don't walk away    RUN!!!

njlj1992

We spoke to the vendor yesterday and he mentioned they got the partial certificate but the company went bust. Instead of pulling a different company in to get the full sign off they opted instead to just get indemnity insurance as the only thing not covered in the cert is doors, windows, gas, electric etc. the structure itself seems to be signed off. It looks like they went council route for building control in nov 2024, but it was refused. So presumably I’d have to rely on the indemnity insurance, but from what people are saying this won’t actually cover any issues/remediation that is needed? Only protection with enforcement action?

user1977

njlj1992 said:

presumably I’d have to rely on the indemnity insurance, but from what people are saying this won’t actually cover any issues/remediation that is needed? Only protection with enforcement action?

Correct. If you want comfort about the standard of build, you'd need to do that via your own survey(s) now.

FreeBear

ic said:

njlj1992 said:

ThanksSection62 said:
Thanks, I’ve called the estate agent to ask if a building cert is in place, they couldn’t find on file, so we’ll see what they come back with… 

I’ve said to partner IF there is one in place the next step will be to go through planning app with fine tooth comb to make sure it meets all conditions (with exceptions to the porch which owner didn't go ahead with). If there’s no building cert or broken conditions we stop there. 

That's a matter of public record - just search "building regulations" for the local council - you should be able to easily search for any property and view the planning permission and recorded certs for the house (you may well see heating, electrics, windows, insulation all recorded separately to the building work).  A conveyancer would want to see the hard copies - but you can see the online records now.

Not all councils list BR applications & certification - My local council just shows planning applications. The building control side has been spun off as a separate entity and run as a partnership with adjoining councils. If you want sight of BC documents, you'd have to pay them a visit and provide documentation showing that you have "a proper legal interest".

MysteryMe

Trust your gut instinct on this one OP and continue your property search. Good luck with it.

RHemmings

njlj1992 said:

Thanks all, this is very useful. I think despite us loving the place its definitely more hassle/stress than it’s worth based on the comments above. £340k for a detached house (albeit up north) does seem very cheap, especially given the wow factor it has, but I need to accept there might be reasons for that. 

£340k for a detached house is not necessarily cheap depending on where you are. My detached house in Leicester cost me a LOT less than that. Depends on size however - mine is not large. 

Since you aren't (it seems) buying the house, then can you post a link to the house so that we can see it?