How to determine if Purpose Built or Conversion?

by Readers Question

4 years ago

How to determine if Purpose Built or Conversion?

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How to determine if Purpose Built or Conversion?

I’m trying to purchase a property that is a circa 1910 built share of freehold, 900 year lease, maisonette. The valuer sent by the mortgage company has indicated that it appears as a purpose built but has asked the solicitor to confirm because if not and it’s a conversion then we need to check building regs / planning were sought (which obviously the seller won’t have). How to determine if Purpose Built or Conversion

Many clues point to it being a purpose built (which is what I want) but the solicitor said that the local authority planning history search revealed no information about the original plans for the building. The original lease for the maisonette dating back to the 1980s refers to the property as ‘purpose built’.

There are only two maisonettes in the building – ground floor and first floor and planning history didn’t show anything for either. The mortgage company wants this clarified and I wondered what my options are as the seller and local authority is unable to provide clarification?

I’m reasonably confident it’s purpose built, not least because of the lease mentioning it and the layout of the building (including both maisonettes having their own front doors) but also because the door numbers – downstairs is 17 and upstairs is 19 on a well established road where the numbers run all the way up to 70 or 80. Various other houses on the road that have undergone conversion into flats (including the building next door) have the tell tale sign of calling the maisonettes by letter, e.g 21A, 21B, 21C.

My thinking was to instruct a Chartered Surveyor to come take a look at the property and certify on his letterhead what he thinks the property is but I wondered if this is the best way forward or if there’s other ramifications that I need to consider ? Just trying to get a better understanding of my circumstances and opinions would be greatly appreciated.

Thanks

Joel Herne

 



Comments

Mark Alexander

4 years ago

Hi Joel

I would have thought an indemnity policy would have been the most cost effective way to deal with this and to satisfy your mortgage lender. Has this route been explored or suggested by your conveyancing solicitor?
.

Joel Hearne

4 years ago

Reply to the comment left by "Mark Alexander" at "15/09/2014 - 10:15":

Yes but unfortunately the lender does not accept indemnity policies so that wont work

Mark Alexander

4 years ago

Reply to the comment left by "Joel Hearne" at "15/09/2014 - 10:59":

That is VERY unusual, are you sure?

Which lender may I ask?
.

Joel Hearne

4 years ago

Reply to the comment left by "Mark Alexander" at "15/09/2014 - 11:05":

off course no problem, lender is Paragon

Mark Alexander

4 years ago

Reply to the comment left by "Joel Hearne" at "15/09/2014 - 11:42":

Try to talk to Paul Clampin or Dave Smith, they are both very senior underwriters at Paragon and are empowered to 'take a view'. If you do manage to speak to either of them please pass on my regards, I've known the both for several years 🙂
.

Tony Lilleystone

4 years ago

If the property is in England or Wales it might be worth seeing if you can get any information from the Land Registry about the past history or even just numbering of the property.
Modern Land Registry titles don't record earlier transactions but I understand that the Registry can sometimes supply historic information if required, including copies of old title deeds.
The Land Registry used to have a very useful web-site but it seems it has now been absorbed into the 'one size fits nobody' GOV.UK site. Have a look at https://www.gov.uk/get-information-about-property-and-land/copies-of-deeds for more info.

Mike W

4 years ago

Try council tax and/or rateable value listings often obtained in the local library usually in 'local studies' section. I have managed to trace property existence to pre war times. May also be possible to trace original building deeds...

Joel Hearne

4 years ago

Thanks to all, I will try the suggestions and hopefully resolve my problem.


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