solicitor needs building regs approval !!

[adaam]

Hello .I hope somebody could help with a few problems that has arrose with selling my house.

Ive found a buyer for my house and everything was going smoothly until the surveyers came.The surveyer said that everyhing seems ok with my house and he would send the relevent docs to the buyers solicitor.My solicitor contacted me today and said that the buyers solicitor needs evidence of building regulations for the work that has been carried out on my house and a copy of the consent from my local council.my house is an ex council house and i bought it about 7 years ago. The issues which my solicitor mentioned are ;-

1st issue :- I had a Conservatory built on the back by a reputable company but never had any relevant docs with it.

2nd issue:- the rain water from the conservatory goes into next door downpipe as it is a shared downpipe with my house.(they need info about it) we asked neighbours when this was done,they said it was ok.

3rd:- Partition stud wall built in front bedroom so my kids could have a bedroom each(could easily knock it down)

4th issue :-Blocked up doorway seperating kitchen and lounge and repositioned doorway for our benefit.

All these jobs were done about 5-6 years ago.

Is there any way around the issues or am i fooked.Any suggestions would be appreciated as i dont want the sale to fall through

if i was to knock the party wall down and put the doorway back to normal would that mean the buyer needs another survey?

oh, ive contacted the company who built my conservatory and they said they would send me a letter saying it was installed by a reputable company.

Regards xx

 

[noseall]

I can see nothing in the list that would warrant b'reg's approval.

Connies are b.c. exempt. As long as there is kitemarked safety glazing where applicable then who cares.

As for the internal works, then the lintel above the new door opening may attract some interest but even that would not have warranted such scrutiny.

As long as new circuits have not been installed then i guess the wiring should be ok.

Someone somewhere is being a bit over-zealous me thinks.

 

[adaam]

Thanks for the reply mate.yeah my first thought was the same.Seems there surveyors were being a bit too picky tbh.
Would there be anyway of obtaining the relevent buiding regs or would the council just tell us to fook off.Im asking this because there solicitor is asking for the building regs asap.
What do you think about the rain water going into a shared downpipe.have i got just as much right with the conservatory rain water going into it or would i need a seperate downpipe just for the conny.

Regards xx

 

[Richard C]

Someone somewhere is being a bit over-zealous me thinks.

Or, perhaps, fishing for a little discount on the purchase price!

I’d agree that issues 1, 2 & 4 are not relevant as far as BR’s or compliance is concerned. I don’t know the detail layout but, the only issue that might cause problems is how you’ve divided up that bedroom (No. 3) into 2 rooms; does each room have it's own ventillation (window) & a means of escape?

 

[adaam]

originally the house was a two bedroom and the builders who did it put a stud wall up with timber and plasterboard and created a doorway into the next bedroom so there access from the hallway into bedroom2 and 3.Both rooms have access onto the hallway but one of the bedrooms hasnt got a window.When we put it on the market we had it down as a 2 bedroom but i left the party wall up thinking it might be ok.

 

[Richard C]

but one of the bedrooms hasnt got a window.

There’s your problem; it’s a habitable room & doesn’t comply with BR’s.

When we put it on the market we had it down as a 2 bedroom but i left the party wall up thinking it might be ok.

The big concern with HIPS & lenders these days is unauthorised & non compliant building works. You should point out that it’s been priced as a 2 bed but as the 3rd bedroom doesn’t meet current BR’s you may still have a problem; you could always say it’s a dressing room!

 

[adaam]

Thanks for the reply.Ill mention the dressing room to my solicitor see what he says about it,unless i knock the party wall down and put it back to how it was originaly.The buyer bought it knowing it was a 2 bed semi so id probably do them a favour by removing the wall.
Solicitors secretary just rang and said he needs to see us asap so it doesnt look promising

 

[mattylad]

Isn't it a walk in wardrobe?

 

[Richard C]

Please let us know how you get on.

 

[^woody^]

Just reply that none of the work required building regualtions approval.

Also ask to see a copy of the surveyors report, on the basis that it may contain inaccurate and misleading information, and you will respond further after reading it.

Don't get into any debate, or take any action regarding the items at this stage it may weaken your position. Just reply as above, and await their response

For the conservatory, refer them to the Town and Country Planning (General Permitted Development) Order 1995. No permission required and no letter from the installer is needed either