Buying a house with outstanding building regs….advice 🤗 welcome

paste_offside84

Hi all.
I’m after some advice or clarification on what I’m c89 to which I can only assume the single storey garage with pitched roof to match the bungalow was completed then.
A buildings reg application was put in around 2008 to change the garage into a bedroom. This building regs were never closed and it’s still ‘open’ with the council. All this was done by the previous owners that are currently selling. They’ve sent me an indemnity policy quotation to cover this but it only seems to insure in case of enforcement. After speaking to the council they would not enforce anything as it’s over 10years old however, the unofficial advice I was given was that in their opinion it would be good to be close before any sale/purchase.

Since this garage conversion there is also loft space above that was apparently accessible by a loft ladder to which the current owners moved the position of it and did some further work in the loft. It’s big ish but only used for storage due to height restriction. The loft has has some work done to it to make it better, false wall put in to act as a cupboard under the eaves, lighting, electrical sockets and a carpet (as far as lofts go, it really nice)

The question I’m asking really is whether this open building regs conversion case should be closed before I continue with the purchase. Will this cause issues down the line for me or not? The indemnity insurance seems pointless as it only covers enforcement, not remedial work, which I already know the council won’t do enforcement due to the lengthy time.

or am I just being a little silly and over the top with my requirements?

Thanks

stuart45

I don't think you are being silly. The owners should have got it signed off. There could be a structural reason why it's not signed off, or it could be they just didn't bother.

paste_offside84

https://forums.moneysavingexpert.com/discussion/comment/82001797#Comment_82001797

I can only assume it was the latter. The garage and loft space had already been built many years ago. The conversion from garage to bedroom with a wall and further storage shouldn’t have caused any structural issues.

silvercar

https://forums.moneysavingexpert.com/discussion/comment/82001826#Comment_82001826

It may be that it doesn’t have sufficient insulation.

FreeBear

Now that you have spoken to the council, I'm pretty sure an indemnity policy would be off the table. Not that it would have been much use as the council wouldn't issue any proceedings anyway.

You have a choice - Push the vendors to get a completion certificate or a lawful development certificate. Alternatively, purchase the property as is and make the application yourself.

Section62

https://forums.moneysavingexpert.com/discussion/comment/82001826#Comment_82001826

The conversion from garage to bedroom with a wall and further storage shouldn’t have caused any structural issues.

It depends exactly what they did, the loft conversion has likely added load onto the structure it wasn't originally designed for, and possibly altered load paths so things are being loaded in a way the designer didn't intend to happen.

The particular eyebrow raising thing for me would be the provision/relocation of the access hatch - it isn't unknown for this to be done by sawing through whatever roof structure is in the way, often by people with no structural engineering experience. You'd need a structural engineer to check the roof structure to make sure nothing like that has been done.

In terms of indemnity insurance - if you gave the council details of the property or about yourself then that option might be closed to you already. A condition of such policies is often that no contact with the council regarding the issue has been had or will be for the duration of the policy.

stuart45

Just to add to Section62's point about cutting out for the trap hatch, people can also remove structural timbers such as struts, hangers and binders to make more room in the loft, or make it easier to put the floor down.

koalakoala

https://forums.moneysavingexpert.com/discussion/comment/82001826#Comment_82001826

it certainly could have

theartfullodger

If it's cheap enough, OK. Otherwise no.

Sistergold

I would personally not worry about work that was done more than 10yrs ago especially to the garage. If it’s a house that you love in the right location I would go with indemnity insurance. Check for structural issues that’s all for me. Garage for me and loft stuff done a long time ago I would not worry about once checked over for structural soundness.

paste_offside84

https://forums.moneysavingexpert.com/discussion/comment/82002414#Comment_82002414

Ok thank you for the reply, so just get a structural engineer into to assess the loft space to ensure its capable of carrying the load?