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rainbowqry
Posts: 16 Forumite
We are just waiting for some final documents before exchange, and the vendor's solicitor now say that they don't have the building regulation on some work that was done by the previous owner, at least 15 years ago, among other things. So the issues we now face are:
1) no building control on removal of chimney breast. Building survey report comments is that no support can be seen and it might be in the floor void.
2) no building control on removal of load bearing wall (between kitchen and hall). There is a beam in place though
3) no building control completion certificate for the kitchen and lounge extention, which were carried out around 1992
4) no planning permmision or building control for the garage conversion and downstairs shower room. The survey report did point out that the garage conversion doesn't have cavity wall, and the shower room is of single brick. So both of quite poor standards
We are quite upset that they only told us they don't have those documents last minute and left us with no time to get someone in to further check, say the support for the chemney breast. (our landlord is selling the house so have to move out in 2 weeks time).
We asked to drop the price and the vendor orignally said no. So we decided to walk away. But now EA managed to persuade the vendor to drop £3k (offer price £342k). And they are happy to buy indemnity insurance to satisfy the lender.
So we are now trying to make a decesion whether to proceed. I know all of the work were done before the current owner bought the house and they were only given what they have now. I would really appreciate soome advise:
1) are these issue series enough to make us concerned?
2) when it comes to sale, will there be problem? If so, is there anything we can do after we buy the house? And is £3k enough?
Thanks so much. EA want a decision today but we said we need to think about it. So please please help if you can.
Should we or should we not?
1) no building control on removal of chimney breast. Building survey report comments is that no support can be seen and it might be in the floor void.
2) no building control on removal of load bearing wall (between kitchen and hall). There is a beam in place though
3) no building control completion certificate for the kitchen and lounge extention, which were carried out around 1992
4) no planning permmision or building control for the garage conversion and downstairs shower room. The survey report did point out that the garage conversion doesn't have cavity wall, and the shower room is of single brick. So both of quite poor standards
We are quite upset that they only told us they don't have those documents last minute and left us with no time to get someone in to further check, say the support for the chemney breast. (our landlord is selling the house so have to move out in 2 weeks time).
We asked to drop the price and the vendor orignally said no. So we decided to walk away. But now EA managed to persuade the vendor to drop £3k (offer price £342k). And they are happy to buy indemnity insurance to satisfy the lender.
So we are now trying to make a decesion whether to proceed. I know all of the work were done before the current owner bought the house and they were only given what they have now. I would really appreciate soome advise:
1) are these issue series enough to make us concerned?
2) when it comes to sale, will there be problem? If so, is there anything we can do after we buy the house? And is £3k enough?
Thanks so much. EA want a decision today but we said we need to think about it. So please please help if you can.
Should we or should we not?
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Comments
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Will your mortgage provider lend on this property with these issues? If not, problem solved. If yes, wouldn't worry about it. and in all these cases, what does your solicitor say?0
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What did your surveyor say about the structural condition of the house?
£3k will not sort the garage conversion and shower room, which are probably very sub-standard.0 -
rainbowqry wrote: »our landlord is selling the house so have to move out in 2 weeks time
That is not necessarily a requirement to move out. Your tenancy would simply continue with the new owner. Or have you given notice yourselves?
Either way it is not a good reason to buy a property with bodged building works.0 -
I guess you can look at it this way... Typically, imperfect/problem properties sell for less than perfect ones.
So you should expect to buy for a bit less, and later sell for a bit less, than similar 'perfect' properties. And the buying/selling process tends to be a bit more painful (as you are finding).
Some people will prefer paying more for 'perfect' properties, others will prefer getting more property for their money with an 'imperfect' property.
What does you valuer/surveyor say the property is worth with it's imperfections?0 -
The lender is happy with the indemnity insurance. And surveyor thinks the rest of the house is in good structural conditions, the garage conversion and shower room obviously needs some work done.0
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Yes you are absolutely right it is painful. I think it is slightly cheaper, but not by a lot. We would probably have avoided this house if we know the issues, it's just so annoying. But have already gone this far, it's hard to just walk away.
Just called the surveyor, he thinks the chimney breast is a minor issue and easily fixed if there is no support. Garage conversion and shower room is more serious so need some money spent. As for completion certificate he said if inspection has taken place we might be able to get the certificate from council for a small fee.
So doesn't sound too bad?I guess you can look at it this way... Typically, imperfect/problem properties sell for less than perfect ones.
So you should expect to buy for a bit less, and later sell for a bit less, than similar 'perfect' properties. And the buying/selling process tends to be a bit more painful (as you are finding).
Some people will prefer paying more for 'perfect' properties, others will prefer getting more property for their money with an 'imperfect' property.
What does you valuer/surveyor say the property is worth with it's imperfections?0 -
rainbowqry wrote: »The lender is happy with the indemnity insurance. And surveyor thinks the rest of the house is in good structural conditions, the garage conversion and shower room obviously needs some work done.
... and the chimney breast if the support turns out to be non-existent.rainbowqry wrote: »Just called the surveyor, he thinks the chimney breast is a minor issue and easily fixed if there is no support.
Easy fix? It will need either to be removed up to the roof or it will need a RSJ or suitable gallows brackets inserted below. Not cheap and significant disruption to decor in at least one room.0 -
rainbowqry wrote: »Garage conversion and shower room is more serious so need some money spent. As for completion certificate he said if inspection has taken place we might be able to get the certificate from council for a small fee.
Lack of building regulations or other consents for stuff done 20+ years ago is effectively irrelevant - the council is out of time to enforce any statutory breaches, any defects due to shoddy work ought to have manifested themselves by now, and only the fussiest buyers/lenders will expect you to produce the paperwork. You know which bits are actually of a poor standard and can account for that in the price.0 -
He said it is a shallow chimney breast, and also was removed a long time ago so if there is issue it should have already appeared. Does that make any difference?... and the chimney breast if the support turns out to be non-existent.
Easy fix? It will need either to be removed up to the roof or it will need a RSJ or suitable gallows brackets inserted below. Not cheap and significant disruption to decor in at least one room.0 -
rainbowqry wrote: »He said it is a shallow chimney breast, and also was removed a long time ago so if there is issue it should have already appeared. Does that make any difference?
It means that there is less chance of it falling down, but it does not make it "good structural condition". If it is not fixed it will remain an unsupported chimney breast (hopefully!) which may represent a problem for some buyers and/or some lenders.0
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