| More house buying woes - Any advice would be appreicaited! 14:31 - Jun 16 with 2140 views | tonybied |
Sorry, this is going to be a long read! I posted on her previously concerning getting outbid on a property as FTBs, and the pain it had caused. We since found somewhere else theat we really liked (we haven't allowed ourselves to fall in love after our previous experience though!)
We're pretty far down the line with our purchase. Exchange could well be on the horizon soon as the vendor has messaged me to see how we're doing (not confirmed, but I suspect they're ready to plan exchange on their purchase), and we now need to make the decision on whether to go ahead or not.
Things started off nice and smoothly but survey results and local authority search came back at the beginning of last week, and we started to panic. No planning or building regs for a porch rear extension and structural wall removal in the kitchen. I asked our surveyor to pay attention to these, as even before we had received the search results, we had already asked our solicitor to raise enquiries regarding the works because they had filled in that there were no alterations on the TA6! These enquiries were not answered straight away compared to most of the other initial enquiries. This is where we first started to feel a little skittish.Our solicitor stated it probably the case that they didn't get planning/regs and that they were probably going to offer an indemnity, which is not totally unusual.
Survey time - The vendors told our surveyor that the work on the extension (now starting to be referred to as a lean to!) in 2000 and the porch in 2002. There was no date given for the removal of the kitchen wall. The surveyor obviously wouldn't commit too much on the works as he can't see the buried work, but he was otherwise positive about the standard of what he could see. He even stating that the lack of paperwork probably wouldn't put him off if he was purchasing it himself, and commented along the same line as our solicitor, that this is more common than most people think.
We got the local authority search back about a day later, which showed no planning has been applied for for anything and that nothing was showing building regs-wise, since a boiler replacement in 2014, when it was still a council owned property. All this started to raise my Spidey senses, and I decided to go back through paperwork and do some more investigating. I then spotted something else in the TA6 that didn't occur to me, as at the point of recieving the TA6 we'd only had our initial viewing with the EA. We went for a second viewing and the vendor and her partner facilitated this viewing. The TA6 stated she was alone in the property but the partner told us he's been living there with her for 20+ years. Our solicitor said that they'd raise an enquiry for confirmation that all tenants would leave the property at completion but more distrust starting to form!
I started to ponder more and thought, I could possibly believe the extension had been in place since 2000, but the porch looked too modern to be 23 years old. So I then thought I'd take to Google Earth to study when these structures became apparent. The extension appears on Google Earth sometimes around 2017-18 and the porch is seemingly built in 2021! Jeez, distrust level is now defcon 5! After speaking with the surveyor and solicitor they calmed us down and kept pushing the line that this is common and the solicitor didn't seem to be too fussed about the lies, stating that work is "set to structure after 10 years" meaning the authorities are extremely unlikely to chase any retrospective planning/regs. Solicitor said they'd understand if we'd lost trust in the vendor and wanted to pull out but that they didn't feel it added much more risk to us. We started to think that it must just be FTB nervousness kicking in and we should just carry on as we really like the house.
Fast forward to today. Vendor messages to inform their solicitor has replied to all enquiries raised and that they're just waiting on our end. Our solicitor then sent us through the answers they'd been provided with. They' ve claimed again that work was done in 2000 and 2002, and that planning was not required, no answer to building regs sign off. Our solicitor has gone back again asking for evidence that planning/building regs are not required. Not only that , the last straw that's kind of pushed us back into complete distrust and on the verge of pulling the pin again. The vendor has pushed back and refused to even get an indemnity policy to cover their failings.
We also requested our broker to check for rates with our lender this weekend, which are now a bit better, so our broker has said he'll ask the lender to sort this. I have told the vendor this and informed them that it could be a couple of weeks for this to be sorted. That means we have a bit of thinking time at least.
We're really unsure where to go with this now. Our solicitor provided a quote for the indemnity and has asked if we want to buy the cover. It's £115, so nothing in the grand scheme of things but it's more the principle of it than the cost. They fcked up, they lied and now they want us to pay to cover that fck up.
Are we being FTB faries again and do we need to wind our necks in? Or should we run for the hills? As I previously mentioned we really like the property, there hasn't been anything come to market since that is as suitable, and the properties we bid on before this we were priced out of the bidding rather quickly. Head is thinking there are too many reg flags here, but heart is saying the advice so far has been that they're nothing to be too flustered by and that we like the place so binning it off for lies that would likely not effect us too much and a fairly cheap indemnity.
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| More house buying woes - Any advice would be appreicaited! on 22:14 - Jun 16 with 355 views | BanksterDebtSlave |
| More house buying woes - Any advice would be appreicaited! on 21:01 - Jun 16 by tonybied |
It said NO for me! |
Just had another go, you were right it is NO! |  |
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| More house buying woes - Any advice would be appreicaited! on 22:23 - Jun 16 with 343 views | tonybied |
| More house buying woes - Any advice would be appreicaited! on 22:14 - Jun 16 by BanksterDebtSlave |
Just had another go, you were right it is NO! |
I think we're leaning into the suggestion we've had from some on here and from others that I've spoken to. Ask for retrospective building regs sign off and indemnity. If the answer is no then we will reduce our offer. We offered what we thought was a fair price (over asking) but this was on the assumption that alterations were done to spec, with sign off. I think it's only fair we reduce that if they are not willing to at least go some way to rectify. | | | |
| More house buying woes - Any advice would be appreicaited! on 22:39 - Jun 16 with 321 views | Pinewoodblue |
| More house buying woes - Any advice would be appreicaited! on 22:23 - Jun 16 by tonybied |
I think we're leaning into the suggestion we've had from some on here and from others that I've spoken to. Ask for retrospective building regs sign off and indemnity. If the answer is no then we will reduce our offer. We offered what we thought was a fair price (over asking) but this was on the assumption that alterations were done to spec, with sign off. I think it's only fair we reduce that if they are not willing to at least go some way to rectify. |
At some point you are going to be a seller with your buyer likely to be a first time buyer.
Ask yourself how you are going to react then, to the type of questions you are raising now. |  |
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| More house buying woes - Any advice would be appreicaited! on 22:41 - Jun 16 with 314 views | tonybied |
| More house buying woes - Any advice would be appreicaited! on 22:39 - Jun 16 by Pinewoodblue |
At some point you are going to be a seller with your buyer likely to be a first time buyer.
Ask yourself how you are going to react then, to the type of questions you are raising now. |
Truthfully! | | | |
| More house buying woes - Any advice would be appreicaited! on 06:44 - Jun 17 with 219 views | Zx1988 |
| More house buying woes - Any advice would be appreicaited! on 22:23 - Jun 16 by tonybied |
I think we're leaning into the suggestion we've had from some on here and from others that I've spoken to. Ask for retrospective building regs sign off and indemnity. If the answer is no then we will reduce our offer. We offered what we thought was a fair price (over asking) but this was on the assumption that alterations were done to spec, with sign off. I think it's only fair we reduce that if they are not willing to at least go some way to rectify. |
That sounds like a reasonable approach.
Just bear in mind, though, that unless you have a large deposit that you can dip into, a £10k reduction in the price won't necessarily translate to £10k in your pocket.
You might still need to find the money to pay for retrospective building regs and, in the worst case scenario, have the works re-done to the correct specification. |  |
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| More house buying woes - Any advice would be appreicaited! on 10:26 - Jun 17 with 148 views | TheBlueGnu |
I bought a house from Peter Adamson back in the 70's - paid cash, no problems. | |
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| More house buying woes - Any advice would be appreicaited! on 11:55 - Jun 17 with 106 views | DecageBruce |
I feel your pain.
I accepted an offer on my house in Feb this year and found a place to move too. Really loved the house, missed out initially but then came back on the market so was feeling really positive.
I had some issues with the EA I was buying from putting on pressure for completion etc and giving contradictory advice from my solicitor and mortgage people which was causing a lot of stress and me running around to get them to talk to each other.
Went on holiday 3 weeks ago, told everyone I would be away for a week and not able to communicate (needed a break from it all). On my return I had an email from my solicitor stating that they’d been contacted out of the blue by a firm higher up the chain stating if I didn’t agree to complete with 9 days then the chain would collapse.
The property had been advertised as no chain, I had it on my paperwork there was no chain but the EA then sent an email to my solicitor telling them that I was aware of the chain, it was in place before I offered and that this was my issue. A few phone calls later and it transpired that they agreed that they hadn’t told me, the buyer was being shifty but willing to break the chain to sell her property to me providing I agreed to complete in 9 days. This was not possible as my ex partner is also buying and her property isn’t available until mid July and I have a lot of stuff of hers in the property we are selling.
A day later, I had a call from my selling estate agent asking me when I’d agreed to the completion date of 9 days as the house at the top of the chain (which i was now been informed had been broken and no longer existed) had been told that I’d agreed to the date and they were just waiting for it in writing from me.
It caused me all kinds of stress and issues so I decided to pull out and look for somewhere to rent so that my sale can go through and I can find somewhere that works for me and my children and I feel comfortable with the situation |  | | |
| More house buying woes - Any advice would be appreicaited! on 12:18 - Jun 17 with 82 views | tonybied |
| More house buying woes - Any advice would be appreicaited! on 11:55 - Jun 17 by DecageBruce |
I feel your pain.
I accepted an offer on my house in Feb this year and found a place to move too. Really loved the house, missed out initially but then came back on the market so was feeling really positive.
I had some issues with the EA I was buying from putting on pressure for completion etc and giving contradictory advice from my solicitor and mortgage people which was causing a lot of stress and me running around to get them to talk to each other.
Went on holiday 3 weeks ago, told everyone I would be away for a week and not able to communicate (needed a break from it all). On my return I had an email from my solicitor stating that they’d been contacted out of the blue by a firm higher up the chain stating if I didn’t agree to complete with 9 days then the chain would collapse.
The property had been advertised as no chain, I had it on my paperwork there was no chain but the EA then sent an email to my solicitor telling them that I was aware of the chain, it was in place before I offered and that this was my issue. A few phone calls later and it transpired that they agreed that they hadn’t told me, the buyer was being shifty but willing to break the chain to sell her property to me providing I agreed to complete in 9 days. This was not possible as my ex partner is also buying and her property isn’t available until mid July and I have a lot of stuff of hers in the property we are selling.
A day later, I had a call from my selling estate agent asking me when I’d agreed to the completion date of 9 days as the house at the top of the chain (which i was now been informed had been broken and no longer existed) had been told that I’d agreed to the date and they were just waiting for it in writing from me.
It caused me all kinds of stress and issues so I decided to pull out and look for somewhere to rent so that my sale can go through and I can find somewhere that works for me and my children and I feel comfortable with the situation |
Sorry to hear that!
One thing is for definite, the property purchasing process is broken on this country and seriously needs looking at! I'm still flabbagasted that a vendor can claim that a new structure was added to the property 23 years ago, and when I point out to the solicitor and the surveyor that this is untrue and it went up 4 years ago, the reaction I get it's basically meh...it happens all the time! That's bonkers to me! | | | |
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| More house buying woes - Any advice would be appreicaited! on 12:19 - Jun 17 with 81 views | DJR |
| More house buying woes - Any advice would be appreicaited! on 22:23 - Jun 16 by tonybied |
I think we're leaning into the suggestion we've had from some on here and from others that I've spoken to. Ask for retrospective building regs sign off and indemnity. If the answer is no then we will reduce our offer. We offered what we thought was a fair price (over asking) but this was on the assumption that alterations were done to spec, with sign off. I think it's only fair we reduce that if they are not willing to at least go some way to rectify. |
I am not sure how long it would take to get retrospective building regs sign off, but given my experience with the removal of a wall in a single storey kitchen with a pitched roof, and also the attached leaflet, I wonder if the local authority would sign it off without a structural engineer's report.
https://www.hertfordshirebc.co.uk/wp-content/uploads/2025/05/Regularisations-202
Might the alternative be to get the other side to pay for an indemnity and for your surveyor to carry out a structural survey where the wall was removed, if that is something he thinks he could do? [Post edited 17 Jun 12:26]
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| More house buying woes - Any advice would be appreicaited! on 12:29 - Jun 17 with 62 views | football |
Just commenting on the planning and building regulations
In respect of the extensions these are almost likely permitted development, hence no planning applications will be found, as quite a lot of works and extensions to houses can be done with no recourse to the local planning authority. Notwithstanding, if permission was needed (depending on size and position) they would be immune from any enforcement action after four years.
On building regulations, again, this sign-off does not need to be done by the local authority as the houseowber could have used an approved contractor. Likewise, if BR was required, after four years no action can be taken.
Hope this helps
From a planner | | | |
| More house buying woes - Any advice would be appreicaited! on 12:39 - Jun 17 with 46 views | redrickstuhaart |
| More house buying woes - Any advice would be appreicaited! on 12:29 - Jun 17 by football |
Just commenting on the planning and building regulations
In respect of the extensions these are almost likely permitted development, hence no planning applications will be found, as quite a lot of works and extensions to houses can be done with no recourse to the local planning authority. Notwithstanding, if permission was needed (depending on size and position) they would be immune from any enforcement action after four years.
On building regulations, again, this sign-off does not need to be done by the local authority as the houseowber could have used an approved contractor. Likewise, if BR was required, after four years no action can be taken.
Hope this helps
From a planner |
Agreed. I think the concern here is not so much enforcement (which can be covered by indemnity insurance) but by concerns that it may not have been done done well and may lead to problems. Especially the supporting wall seemingly supported with wood rather than an RSJ | | | |
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