House extension not showing in the local authority search

[Zehroni]

I am in the process of buying a repossessed house and just about to sign the contract. It is cash sale and the estate agent were push for quick completion without even the need for the local authority search. However, I and my solicitor insisted for the local authority search which has come back not mentioning the single-story extension (Kitchen and the Bathroom) at the back of the house. I brought this to my solicitor’s attention soon after she sent me her findings report. She has come back to me now saying that “We are generally not allowed to raise these types of enquiries on the property. This is because the property is being sold by a mortgagee in possession (e.g. the bank) and they therefore have no knowledge of the property. You will note the reference in the contract paperwork “sold as seen”. I am hoping to do this property up, let it out and re mortgage it so that I can release the equity move to my next project.

What are the consequences if I proceed with this purchase as it is?

Is it worth continuing or pull out to cut my cost?

 

[freddiemercurystwin]

It may have been built under Permitted Development, that is development rights for homeowners to extend or modify their property provide certain criteria is met, google 'Permitted development extensions'. If the extension did require planning permission and it was built 4 years or more ago, it is now considered legal, google 'the four year rule'. Arguably more important is how well the extension was built. It should have been built to Building Regs and received Building Control approval. But again not a deal breaker if not, many extensions are well built without a bit of paper saying so and plenty of extensions that have been approved are poorly built so you should be checking out it's quality in anycase. These all seem to be basic questions for someone buying a repossession with doing it up in mind.

 

[Zehroni]

Many thanks for the speedy reply, it is very old, I would say, older then 30 Years, see attached pics. it is well built to high standard and pretty much similar to all the extensions in the area. my interpretation to your advise is go a head, correct?

 

[freddiemercurystwin]

Yes, well beyond any legal worries there and your thicko solicitor should know that.

 

[Zehroni]

Section 1.1 (a) Planning Permissions None
Section 1.1 (b) Listed Building Consents None
Section 1.1 (c) Conservation Area Consents None
Section 1.1 (d) Certificate of Lawfulness of Existing Use or Development None
Section 1.1 (e) Certificate of Lawfulness of Proposed Use or Development None
Section 1.1 (f) A Certificate of Lawfulness of Proposed Works for Listed Buildings None
Section 1.1 (g) A Heritage Partnership Agreement None
Section 1.1 (h) A Listed Building Consent Order None
Section 1.1 (i) A Local Listed Building Consent Order None
Section 1.1 (j) Building Regulations Approvals None
Section 1.1 (k) Building Regulations Completion Certificate None
Any building regulations certificate or notice issued in
respect of work carried out under a competent person
self-certification scheme?
Section 1.1 (l) Yes
Decision Date Application Type
FENSA Registered Any Building Regulations
Certificate or Notice
Issued in Respect of Work
Carried out under a
Competent Person Self
Certification
29-Sep-2002
Proposal
Windows: 3
Doors: 1
Certificate Issued: 26/08/2003
Work Completed: 29/09/2002

I checked the local authority search and found the above. The 3 windows are; the bathroom's, kitchen's and the back room. the door is the back door. this give me the indication that the extension was built on 29/09/2002

 

[Notch7]

I checked the local authority search and found the above. The 3 windows are; the bathroom's, kitchen's and the back room. the door is the back door. this give me the indication that the extension was built on 29/09/2002

So the extension has been built without building regs

And any planning is not known

But I guess that’s all out of date for any enforcement action

 

[freddiemercurystwin]

Read the thread.

 

[johnny2007]

Yes, go ahead.
LA will not enforce anything on an extension built over 20 years ago.

 

[mrrusty]

What are the consequences if I proceed with this purchase as it is?

Are you sure you know what you are getting in to? Additional stamp duty second home, all the costs of updating and certifying gas and electricity services, new insulation, building regs and associated costs for any alterations. It seems to me that if you are unsure about the commercial realities of the purchase, you might be unsure about the commercial realities of buying and selling a house for rent. It's got to be very cheap to break even...