Builder/architect advice

[di5ney]

So in 2016 when we purchased our property we removed a load bearing wall without getting persmission from the local council. We had a steal beam put in. We are now looking to sell within the next 18-24 months and want to get the correct paperwork. We were in touch with the council and they told us we need a “completion certificate where no building warrant was obtained”. I started filling out the forms and it says we need plans etc. does anyone know how much plans are before we start contacting architects? My solicitor suggested we could take out an indemnity policy.

Thanks!

[Dr.JumbaJookiba]

Having been in a similar position, I'm pretty sure it's not an architect and full plans you need but a structural engineer with a sketch plan of the affected wall and calculations to show that the correct size RSJ was installed in the recommended way. The builder might also have to put in writing the work was carried out as described.

Disclaimer - its 12 years since it happened to me.

[Lisa123wm]

I don’t think you can take out an indemnity policy now, as you have already talked to the council about the issue.

[KarenG]

If it helps we had this done recently and it was £400 plus VAT. This is Devon, and it was a structural engineer.

Sorry: this was not for retrospective permission, we had it done in advance. But hopefully gives an indication?

[di5ney]

Thanks everyone, my neighbour is actually a structural engineer so i will have a chat with him. I thought it would cost thousands lol

[Blue nose]

We moved in 2009. We'd removed a wall between kitchen and dining room and added RSJ several years earlier. DH did it under supervision of a builder but no planning permission or paperwork.

Never came up on survey and didn't need to provide anything.

[KarenG]

I wonder if the type of work being done makes a difference or whether building regs have changed?

Our builder won’t start the work before he’s got some reference from the council.

[parisdisneyfan]

We had a load bearing wall removed but had all the authorities, plans and structural engineer stuff before hand.

Structural engineer was £325.00
Plans from architect £1213.20 included doing all the building regs applications
fee for council £278.00 (Wiltshire) We had 3 visits during the work, start, after the beam was put in and once it was all finished.

Hope you get it sorted as will be something that is flagged up by any potential buyers solicitor. We know this from experience although we did have a particularly picky buyer!

[di5ney]

Originally Posted by parisdisneyfan

We had a load bearing wall removed but had all the authorities, plans and structural engineer stuff before hand.

Structural engineer was £325.00
Plans from architect £1213.20 included doing all the building regs applications
fee for council £278.00 (Wiltshire) We had 3 visits during the work, start, after the beam was put in and once it was all finished.

Hope you get it sorted as will be something that is flagged up by any potential buyers solicitor. We know this from experience although we did have a particularly picky buyer!

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Thanks for the breakdown of it all! I got in touch with an architect and her fees are around £1200, plus the £300 for the council to apply and whatever the structural engineer would cost.

Time to get saving lol perhaps we shouldnt have booked for florida for next year 😂

[mitch84]

I would have done nothing, acted confused at selling and had your solicitor take out an indemnity.