Buildings regs?

iamlegend

Well-Known Forumite
We are in the middle of buying a house and need advice. The survey of the house has brought up a garage conversion which is the forth bedroom and utility room. The vendor we are buying from converted it from a storage room/ utility room, they don't know when it was converted from a garage to a storage room. Would building regs be needed, because it was changed from the utility room to bedroom in 2012.
 

iamlegend

Well-Known Forumite
It's up to the vendor, we've asked them to provide proof that building regs are not needed. We want a comfort letter from the council.
 

John Marwood

I ♥ cryptic crosswords
3 if either party approach the council they, the council, are obliged to inspect and may instruct on building work costing party or parties money/time.

By having indemnity it leaves you clear to proceed. Cost is minimal to vendor around £30
 

John Marwood

I ♥ cryptic crosswords
We either want the letter or some sort of proof it's not needed, our solicitor has said indemnity insurance isn't worth it. Doesn't protect you enough.


Building regs may or may not have been needed at the time however if the work was carried out today it is highly likely they would be needed because of changes in legislation. As soon as you approach the council you set yourself up for long delays and probable expense by declaring the position.
 

John Marwood

I ♥ cryptic crosswords
Your choice of peace of mind could cost you the house if you open the worm can

Your solicitor may simply be covering her ass
 

iamlegend

Well-Known Forumite
If we were to pull out I take it the only expense needed to purchase another property would be another survey and searches?
 

John Marwood

I ♥ cryptic crosswords
If we were to pull out I take it the only expense needed to purchase another property would be another survey and searches?

It would depend on your solicitors fees structure

You would likely come across this situation again however, as it is extremely commonplace.

I guess it depends on how much you love the house. And how much the vendor would love to sell it to you
 

iamlegend

Well-Known Forumite
It would depend on your solicitors fees structure

You would likely come across this situation again however, as it is extremely commonplace.

I guess it depends on how much you love the house. And how much the vendor would love to sell it to you

Yes we love the house, but building regs seem to be missing. I've seen other houses on rightmove in the same area with a garage which I could get converted and get it done correctly.
 

bpelectric

Well-Known Forumite
Building Regs may have been applied for problem is do building control have them on record.
Depending when the conversion was carried out it may be it was before there time
 

dr watson

Well-Known Forumite
If we were to pull out I take it the only expense needed to purchase another property would be another survey and searches?
You may well incur costs.
Last year a potential buyer pulled out of the sale of a property I own and my solicitor charged £250 due to the work that he'd done up to that point.
I'd therefore advise you to check with your solicitor if you're thinking of pulling out.
 

littleme

250,000th poster!
Well only you can decide what is right for you

My best advice is don't approach the local authority
If you approach the local authority I doubt that they would tell you anything anyhow, as you don't own the property. But they then may investigate the property & have the garage/utility/storage room/bedroom returned to its previous use/knocked down/brought up to building regulations spec.... all fun for the current owners. ;)
 

Noah

Well-Known Forumite
I wouldn't have thought that building regs would apply to the change of use of a room from one purpose to another, surely the problem might be the change of use from garage to room?
 

John Marwood

I ♥ cryptic crosswords
I wouldn't have thought that building regs would apply to the change of use of a room from one purpose to another, surely the problem might be the change of use from garage to room?

A utility room is more likely to be single brick and without the newer insulation regs.

The floor would have to be insulated to meet BR and probably an envelope created if the outside wall is a single skin
 
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