I've just sold my house in the past few weeks and and had a phone call from my solicitor asking me about a few things. The house was newly built in 2006. I have an integral garage which had the combi boiler with normal up and over garage door. There is a door from hall to garage which is a fire door. My wife wanted to convert the garage to a room properly but as we were planning to leave i didn't want the expense so we went down the route of putting up a stud wall in the garage and boxing in the combi with enough space for the washing machine and tumble drier. The stud wall is of timber construction with a plaster board skin on both sides with insulation between. 2 of the walls are plastered as part of the original build, the second i have plaster boarded and we have put wallpaper up to hide the what we classed as a temp room. My solicitor thinks we may have problems and need to apply for building regs etc? Can anyone advise if this is correct and what do they class as temporary and permanent?
Thanks in advance
Rob [img]http://www.fuelly.com/driver/rob2529/range-rover[img/]
04, 4.4V8, Vogue Oslo Blue with LPG.
"You can sleep in your car, BUT you can't race your house!!!!"

If something can't be fixed with a hammer....... You have yourself an electrical fault!

i've done this in my garage but not plastered..loads of peeps in my estate have done the same to house washing machines etc....in past conversations with these peeps there was no mention of planning or building regs as i and they probably assume that the stud walls are temporary..

This was my thought, but the solicitor seems to think different. The buyers know its a temp wall but not sure if that will fly with their solicitors as it could quickly turn into a contest! Not good for me or the buyers! [img]http://www.fuelly.com/driver/rob2529/range-rover[img/]
04, 4.4V8, Vogue Oslo Blue with LPG.
"You can sleep in your car, BUT you can't race your house!!!!"

If something can't be fixed with a hammer....... You have yourself an electrical fault!

get a sledge hammer and knock it down....problem solved..

The wife used to work in a solicitors and I was telling her about your post and according to her you would need planning permission to do so and a completion certificate or knock down the stud wall and put the garage back to the original plans
But that could depend on how different English law is to Scottish law

We had a similar issue in 2003 when our buyers solicitor requested the planning permission for a conservatory we built. Normally you don't need planning permission for the size of our conservatory, but for some reason unknown to me, our house deeds stated otherwise.

At that time, (I don't think the law has changed), if a building modification the would normally require 'planning permission' has stood for more than 4 years, then you don't need it. Our conservatory had been up for 3 and a 1/2 years so we took out Legal indemnity insurance to enable to the sale to proceed without delay. The alternative is to apply for retrospective planning permission, but that can take months to come through.

Legal indemnity insurance offers protection to a buyer (and a lender) where there is a defect (such as no planning permission) in the title which cannot be resolved.

I think the insurance cost us about £180.

From a quick google - http://freeconveyancingadvice.co.uk/legal-indemnity-insurance.php

Cheers

Justin 
Gone - Range Rover Supercharged 2006

Mick is spot on.

You have changed the use of your garage, therefore planning should have been notified and you need building regs approval.

You are ok to do this without notification, until you come to sell. Any alterations will be picked up by a decent solicitor.

You either have to submit an application and get it passed or remove the stud to please the buyer.

Good luck

Ok this sounds like a ball ache. The buyer actually want it like it is it's just my solicitor is preempting an issue. There is still a space infront of the temp wall for storage. The garage door is still there and can still be used. It's like blocking off part of your garage to put a workshop in. Granted noddy is the only one who could put his car in there but it's still possible. Will take some pics tomorrow to see if it helps. [img]http://www.fuelly.com/driver/rob2529/range-rover[img/]
04, 4.4V8, Vogue Oslo Blue with LPG.
"You can sleep in your car, BUT you can't race your house!!!!"

If something can't be fixed with a hammer....... You have yourself an electrical fault!

Speak to the buyer and just put a clause in the contract of sale stating that they know and accept there is no planning and permisson for the room but it can be applied for before you leave but may not clear in time for the sale and that they accept this risk.

Cant see why the above can not be used to ensure the sale goes through, especially in the current climate...

I doubt you would need planning approval as you haven't altered the appearance of the garage externally and what you have done would constitute "permitted development". I didn't need it when I fully converted a double garage to a studio but left the external door in place for appearance sake.
You will need building reg approval as you have altered the boiler installation in so far as you have altered it's installed situation.
Worth ringing both lots up though to clarify as purchasers solicitors are well briefed on such matters these days.

You might be able to get a letter of comfort from the planning department

Change of use, therefore planning req.
Bulidings regs req. to confirm alterations comply.

Planning permission shouldn;t be needed, but probably building regs - checkout planningportal.gov.uk

http://www.planningportal.gov.uk/permissio...onversion/


Garage Conversion
You are viewing guidance for England. To view guidance specific to Wales, please select the 'Welsh site' option from the top right of this page.

Planning Permission
Planning permission is not usually required, providing the work is internal and does not involve enlarging the building.

Sometimes permitted development rights have been removed from some properties with regard to garage conversions and therefore you should contact your local planning authority before proceeding, particularly if you live on a new housing development or in a conservation area.

Where work is proposed to a listed building, listed building consent may be required.

Please note: the permitted development allowances described here apply to houses not flats, maisonettes or other buildings. View guidance on flats and maisonettes here.

Building Regulations
The conversion of a garage, or part of a garage, into habitable space will normally require approval under the Building Regulations.


Here's some tips for BR on internal walls http://www.planningportal.gov.uk/permissio...rnalwalls/

I wouldn't worry too much, just give youre local Building control a quick call, explain the situation and ask them to come & have a look to advise you - they'll normally do that for free if you ask nicely

Hi I just noticed this post whilst looking for 2003-2006 conversion. I am a qualified solicitor and used to work in conveyancing. I've not had chance to read all the posts but easiest thing to do is ask for indemnity for the lack of building regs, its not expensive and most lenders/solicitors are happy with it. PM if u need any advice