Buying a House - No Cert of Compliance for Renovations

Equium · 30-06-2023 8:34am #1

Hi there. I'm currently in the process of buying a house by way of a mortgage. We went Sale Agreed circa two months ago, and have now almost completed conveyancing.

One issue that is holding everything up is a lack of Cert of Compliance for some structural work that the vendor carried out in the past. They removed a dividing wall and chimney so as to create an open-plan living area on the ground floor. A steel beam was installed to replace the load-bearing element of the chimney stack. However, they seem to have cheaped out and failed to obtain a Certificate of Compliance for this work at the time. Instead, they have hired an architect to inspect the property and issue an Opinion on Compliance.

Obviously, this has made me a little apprehensive about following through with the purchase. It may also well affect our lenders' willingness to approve drawdown of the mortgage.

Does anyone have any experience of a similar issue? Typically speaking, would a bank now withdraw their loan offer for the property? On top of that, could this be a massive headache if we decide to sell the house in the future?

Tefral · 30-06-2023 8:54am

The day you buy is the day you sell, so any paperwork missing now, is worth retrieving first.

An Architects opinion on compliance is a standard way of retrospectively looking at and certifying in their opinion its all ok. There should be no issue with your bank if this is the document. Just make sure the wording is water tight in that it specifically mentions the works carried out. If its too general its not worth it.

Alkers · 30-06-2023 10:40am

You won't get any more than an opinion at this stage without undertaking opening up works to inspect, which the vendor likely won't allow.

How long ago were the works done?

It's a standard enough occurrence.

C3PO · 30-06-2023 5:37pm

We recently sold our house with just an “opinion on compliance” for an extension we had built - the buyer had no problem with achieving a mortgage.

Equium · 30-06-2023 6:29pm

Cheers for the replies. They are certainly reassuring after the concern that my solicitor raised.

For context, the renovations were completed circa 8 years ago. A porch was also added that is slightly in excess of the permitted area without appropriate planning permission. However, I believe that we are now outside of the observation period for that issue.

wildwillow · 30-06-2023 6:50pm

Remember when you buy all these problems become yours. The porch will always be too big to be exempt and if you need to sell again you might find yourself looking for planning. The period of time passed means that you probably wont be made demolish it but that doesn't mean it has planning. I'd listen to your solicitor.

An neighbour sold lately and had to get retention permission for a very large porch to the front. Held up sale by a few months. The buyer is refurnishing the house and the first piece of the house to be demolished was the porch!

picturehangup · 02-08-2023 1:07pm

Hi, Same thing here. Almost bought (went SA) a few weeks ago, and the Engineer's report raised concerns of an identical nature that you describe.

An added back room was at the same level as the ground outside, a major flood risk, and an attic conversion resulted in some bowing, some trusses were problematic, and a front porch and side awning had no PP.

We pulled out, EA was not too happy with us, but as someone said, the the day you buy is the day you sell 100%

Not worth the headache.

Equium · 02-08-2023 7:10pm

We pulled out in the end too. Our bank was happy to proceed, saying it was a small issue, but we found out a paedophile lived next door! Wasn't meant to be I suppose.

Alkers · 02-08-2023 10:40pm

https://www.boards.ie/discussion/comment/120930276#Comment_120930276

Fixing an attic conversion is often as big a job as starting from scratch, good call

Buying a House - No Cert of Compliance for Renovations

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