Can we build it? On second thoughts.....

I like DIY as much as the next person but as with many things in life you need to know your limitations. I am quite happy slapping on a bit of paint on a wall and at a stretch will turn my hand to bit of wallpapering. Anything to do with water, gas or electricity is however a no go - and so it should be for anyone who does not have the required skills or knowledge.

Why is it therefore that on a regular basis I come across transactions where the seller has converted the attic space and has no documentation whatsoever? When questioned about the lack of local authority consents the answer normally comes – “but (insert builder’s name) said that I did not need anything”. What else would you expect when applications for planning, transfer of title and building warrant are only going to delay your builder counting the wad of cash that you are going to pay him to get the work done! A lack of appropriate paperwork leads not only myself but my client to start asking the following questions and wondering about the consequences: –

• How many roof trusses have been removed? – the roof may not be stable

• The attic space has now got electricity - was this done by a qualified sparky or by the seller thumbing through "An Idiot's Guide to Converting Your Loft"? – a possible fire risk.

• Who installed the velux ? – need guarantees if problems.

• Who owns the roof and the attic? – written consent will be required if jointly owned.

• Will the lender need local authority consents? – no loan - no purchase

• Will a future buyer be prepared to buy with no consents? – no sale - no onward purchase

As with many issues that arise throughout the conveyancing process, very rare is it that such an issue proves fatal. There are ways and means around the problem including a Letter of Comfort from the local authority, inspection by structural engineers/sparky and an indemnity insurance policy or a combination of these.

Whilst it is true to say that the “lack of consents issue” is resolvable and we will eventually get over the line, the likelihood is that there will be delays and undoubtedly additional work to be carried out leading to additional expense for the purchaser. In addition it should not be overlooked that any solution maybe deemed a “sticking plaster” by a future purchaser thus affecting the possible future sale of the property.

So please when the stork comes a calling and you need that additional bedroom in the attic please call in the professionals including an architect - once you have removed all evidence that you ever tried yourself!

If you would like to discuss any future purchase or like me to act on your behalf then please do not hesitate to get in touch.