Is this an extension, or a conservatory?

TELLIT01

Is there a photo looking back to the main building from this part of the property?

mwarby

Section62 said:

WIAWSNB said:

Currently, with that rad, and with its potential use as a kitchen, it breaches.
...
Is it currently being used as the kitchen - is it as S62 and his X-ray vision ponders?

It is a kitchen.  No doubt about that.

In terms of the darkness of the lounge/diner, I agree, a few roof windows in the replacement roof ought to maintain a reasonable level of light, though it will be darker where the dining table is.

I guess this the key 'a kitchen' certainly it's kitchen cabinets. If there is another kitchen, then this wouldn't be an issue other than taste(kitchen cabinets in the conservatory). If there isn't it's more difficult.

I'm not sure what rules there is in terms of whats needed in a house and when a room becomes a kitchen. Would say a kettle microwave and toaster on a worktop count as a kitchen ?

Section62

mwarby said:

Section62 said:

WIAWSNB said:

Currently, with that rad, and with its potential use as a kitchen, it breaches.
...
Is it currently being used as the kitchen - is it as S62 and his X-ray vision ponders?

It is a kitchen.  No doubt about that.

In terms of the darkness of the lounge/diner, I agree, a few roof windows in the replacement roof ought to maintain a reasonable level of light, though it will be darker where the dining table is.

I guess this the key 'a kitchen' certainly it's kitchen cabinets. If there is another kitchen, then this wouldn't be an issue other than taste(kitchen cabinets in the conservatory). If there isn't it's more difficult.

It is a kitchen. There's one space in which there is a sink, fridge/freezer, food storage/preparation, and equipment for cooking food.  There's no other kitchen in the property.

Trying to tell the planners (and building control) this is isn't a kitchen - but a conservatory instead - won't go very far.

mwarby said:

I'm not sure what rules there is in terms of whats needed in a house and when a room becomes a kitchen. Would say a kettle microwave and toaster on a worktop count as a kitchen ?

I think you'd need to add a sink to make it a kitchen.  I'm not sure the lack of a hob/oven would rule out a kitchen being a kitchen if there are other cooking appliances such as a microwave, air fryer etc.

HampshireH

We have recently bought and have a conservatory that needs a warm roof. Had quotes from £15k -£26k (the higher then refused to quote as they had concerns the structure may not withhold the weight for the duration of its warranty.

We also have the bathroom overflow going into it . Not ideal.

Ours is half the size of this example. It may be cheaper in the long run to do it properly if you end up with it, which is what I expect we will end up doing. But for now I'm pretending I don't have a leaking poly carb roof.

WIAWSNB

HampshireH said:

We have recently bought and have a conservatory that needs a warm roof. Had quotes from £15k -£26k (the higher then refused to quote as they had concerns the structure may not withhold the weight for the duration of its warranty.

We also have the bathroom overflow going into it . Not ideal.

Ours is half the size of this example. It may be cheaper in the long run to do it properly if you end up with it, which is what I expect we will end up doing. But for now I'm pretending I don't have a leaking poly carb roof.

These quotes are bonkers.
There are numerous lightweight materials including tile-profile roof panels that can be used with no risk to the window/wall structure. 
Polycarb roofs are stronger than they may appear - they have to, and do, cope with snow build-up and gale force winds with no issues.
I'd love to do this - what a cracking DIY task.

TELLIT01

We had a warm roof on our conservatory in 2021 and it cost £8k.  The conservatory is 14' x 10' with pitched roof.  Quotes do seem high, although the quote from the company who installed the conservatory originally was £15k for the identical roof.

silvercar

Section62 said:

WIAWSNB said:

Toao, your options - should you wish to pursue this house - would appear to be;

1) Improve the existing conservatory to the point where it is perfectly usable as an all-year room (kitchen if you wish), but accept that it won't be to current building standards, and will also remain in 'breach' (tho' likely beyond Planning or BC action). 

...

Depends how long ago the changes were made.  Furthermore, all but very minor changes made by the OP to improve the conservatory now would be new work, which would have a new 10-year clock running on it.

There could be a more fundamental issue if the OP would be buying with a mortgage.  I can't see a surveyor not flagging up that the kitchen is a conservatory (or if preferred, the property has a conservatory but no kitchen) which would likely be a red flag to the mortgage company if the solicitor/conveyancer is unwilling to pretend not to notice and keep the mortgage co in the dark.

I suspect the eventual purchaser is either going to be very lucky with their choice of surveyor, or will be a cash buyer.  There's a reason why the price seems too good to be true.

Many people only go for the cheapest valuation. In some cases, especially where the deposit is a reasonable size, the valuation is done without visiting the property or just a drive by. It may not be spotted.

When we last bought, we had a full structural survey from a surveying firm and then a valuation from the mortgage company's valuer. So we fully investigated, but the lender's valuer didn't visit the property at all.

GlitterMedusa

If it were me buying, I'd be wondering *what else* has been done to the house that's not compliant but that I can't see - like plumbing, electrics or something structural - and I'd want everything checked thoroughly 

Archerychick

I would also recommend checking for drainage, I know someone who was buying a house like this, and the ‘extension’ had been built over a manhole.

theonenonly

OK, so actually went to view this house.

Estate agent says its an actual extension, and a previous potential buyer went through the process of getting a survey done and apparently came back as a real extension. I asked the EA why the plastic roof, he didn't know where. Extension was done 20 odd years ago.

The room didn't feel cold but definitely more "echoey" than the galley kitchen which is where the original kitchen was, and still remains