buying a place with an 'unofficial' loft conversion

longwalks1

Im looking at a couple of maisonettes in my area (both 2 bed, 2 level with loft) and one has had the loft converted to a room but without planning permission. Its been boarded out, carpetted, plastered, decorated has electric and lighting up there and a space saver staircase it looks great but was done a few years ago by the previous owner. Theres no window up there so currently being used (as far as i can make out) as a storage/games room

I know it cant be sold/advertised as an extra room, and the flats are both the same price are there any problems with buying it? I'm worried about in future when mortgage valuer comes round, they'll question it and the regs etc. When i bought my last flat they had to come inside to look round and value it as it wasnt a house where they usually do the drive by valuation

Any problems with this? Im looking to keep the place i get for a good few years

Many thanks in advance

Doozergirl

It is worth the same as a flat without a loft conversion because what you are describing is not a loft conversion.

The most important part of a loft conversion is replacing the original, small joists with ones that make the loft structurally capable of holding the weight of a room.

It doesn't make it a bad buy, just not worth any more than a property without a boarded loft, unless you particularly like fancy storage space. A valuer may mention the room and that if it were to be used as one, it would need to be done properly but as long as the value is in line with others, it's fine.

planning_officer

A loft conversion in itself won't require planning permission anyway as it's not 'development' if it's purely internal works. As flats don't have any permitted development rights though, if you want to add any rooflights/dormers, they will require planning permission.

Richard_Webster

A loft conversion in itself won't require planning permission anyway as it's not 'development' if it's purely internal works. As flats don't have any permitted development rights though, if you want to add any rooflights/dormers, they will require planning permission.

I agree, but people are forever confusing Planning and Building Regulations, which DO have to be complied with.

Some people do get away with calling these places "Boarded loft storage spaces..." When surveyor comes round they say that's what it is and if it not being used as a way of enhancing the value then hopefully the valuer will comment that it doesn't comply but the property is being valued on t he basis that it is not a habitable room. If he says that, then conveyancers don't need to check the regulations have been complied with.

Trouble is that half the time the valuer isn't as clear as that and requires solicitor to check the regulations have been complied with and says nothing about whether or not valuation assumes it is/isn't a habitable room.

longwalks1

Thanks Richard

How would I go about seeing if regs were followed? Things such as strengthening joists, rafter insulation etc cant be checked easily can they? Even though the 'room' (using that term very loosly) is finished as well as any other proper room in the place, if its not been done to regs is that breaking any law or could i get in trouble for buying it in that state? Its certainly not a recent thing it looks a good few years old in tht it could do with re-decorating and the carpet isnt brand new

tintaja

britishboy, before buying check if the loft area is included in the lease as part of demised property; some of the flats have only the right to use the loft space. I wonder if the reason why it is only a storage, and not an extra room is not because they cannot install the windows as they do not own the loft.

Richard_Webster

tintaja wrote: »

britishboy, before buying check if the loft area is included in the lease as part of demised property; some of the flats have only the right to use the loft space. I wonder if the reason why it is only a storage, and not an extra room is not because they cannot install the windows as they do not own the loft.

Yes, very important!

Debt_Free_Chick

Worth also checking whether freeholder's permission was needed

longwalks1

Thanks again people, how would i go about checking if the loft is owned by the flat owner? Will he have some paperwork detailing ownership of loft space or will it be held with the mortgage lender?