As Matt says a nice dilemma to have!

Ok I have sold many properties over the years that have had major work done but didnt have the correct permissions or building regs in place at the point of sale many years down the line and as long as it is handled correctly then it should not be a problem for a buyer.

I would ask an architect to have a look first (most will give you an initial consultation FOC) where they will tell you whether you need planning permission or whether building regs only are required and then I would take a free consultation with a solicitor and ask them about the implications as whilst not a lawyer it's not normally the thing a council randomly check unless they are made aware and after x years (4 years) http://www.gardandco.com/conveyancing/planning-permission.html then they cannot ask you to take the property back to it's initial form however you will still need to sort things out for your buyer which should be done at the outset.

Once you are under offer you should through the agent make them aware and offer to cover the cost of an indemnity insurance policy (We have done these for clients with similar problems) and the policy covers the buyers against the council coming back after them once they have completed but you shouldnt contact the council to ask for retrospective planning permission as then an indemnity policy wouldnt cover you as you have made the council aware of the problem so if you dont want to wait for retrospective permission (could be you or your buyers are in a rush) then offering a insurance policy at the cost of around £300 inc vat should suffice.

I would also consider the capital growth in terms of the risk involved as adding an extra room in London or surrounding should add anything from £20-30k (maybe more but thats a question for your agent in that area) I would imagine.

The indemnity insurance question is probably a good one to ask the solicitor as well imo but they are ten a penny as are used for people who knocked through a wall from lounge to dining room to have a through lounge but needed building regs through to if you could replace your own windows but are not fensa registered and people who did extensions, added conservatories etc.

Thanks Rich. I've read the info on the gardandco page, and there's a couple of points that arise:

1. The 4 year "limitation clause" suggests that as long as the council are unaware of the conversion, and that permission is not actually applied for, the works can stand. However what's the process for getting the deeds to match the property particulars? There's also a suggestion that the council still has the right to demand restoration even after 4 years have passed and they knew nothing of the changes. Or have I misunderstood?

2. Interestingly, the grant application is through the local council "Grants Team, Private Housing Services" (Brent). There are loads of forms to complete, so I haven't yet looked at the detail, but I'm supposing that somewhere in there they'll be asking about the number of rooms in the property. Thus, by default, the Council will at least be indirectly aware of the proposed change in configuration. Critically, this means that the Planning Indemnity Insurance policy becomes invalidated. On top of this, my agent charges a 10% fee for 'handling' the grant application (though I believe it's me who has to fill in all the forms), so I'll be getting a net £2,700 (his estimate) at the end of the process.

Is this now sounding too complicated & risky a process?

The Building Regs vs Planning Permission sounds like the best possible route, so I will endeavour to consult a local architect on the matter in the coming days.

Off to Newcastle's first aw meeting tomorrow, I'm a guesser when it comes to horses normally anyway so tomorrow will be especially tough. Help please!

4:10 Wall of Fire. Formerly with Hannon, but now with Hugo Palmer, whose string is in good form at the moment, and this unexposed entry is making its handicap debut on its first run for its new stable. There's already been some market support, so now only 9/2 on B365. Last run was in a Listed race, so perhaps a more realistic target today.

Buy-to-Let Property investment advice required.

I purchased a BTL in Willesden Green 6 years ago for c.£160k through an agent who has relationships with all the London Housing Associations. I put up 25% equity plus costs, and for a fee he finds the property and oversees the process of the refurb so that it meets requirements. I then get a 3 year contract with the for GTD rental income with no voids. We know what the rent will be in advance, so we can calculate the yield accurately.

Fast forward 6 years; at the end of the 2nd lease the found permanent accommodation for my tenant, so they decided to execute a hand-back of the property. It's now vacant and my agent has made the following proposal - and this is what I'd like your advice on (and anyone else who has knowledge in this area):

The property needs to be cleaned, re-painted, re-carpeted, re-Lino-ed etc so that it will be in satisfactory condition for a new tenant on a new 3-year lease of £1325.00 per month. The agent has quoted a price of £6350 to do this work.

However, he has also made an alternative suggestion: since there is sufficient floor space to create a 3rd bedroom by re-jigging the rooms upstairs, at a cost of £15k (net of a £3k grant) the monthly rent would increase to £1755 over a 5 year lease rather than the 3 year duration if the bigger refurb isn't done. However, because the planning application & approval process can take quite awhile, and mean a lengthy rental void, he has suggested doing the work anyway and then apply for planning permission retrospectively when the time comes - I.e if/when I sell it. If unapproved, he says it can simply be converted back at approx £6k.

So, there will be roughly £25k extra rental income over 5 years if the 3-bed refurb is done, but approx £20k will be eaten by the cost & possible back-conversion. In addition, the conversion will be in place without planning permission, and if we need to sell, the permission will need to be applied for anyway or the conversion reversed.

Do you know what the likelihood of a retrospective planning approval would be?
Do you think this 3-bed proposition sounds a sensible option?

My gut says no - but I'm risk averse, and I don't like the idea of doing work without permissions.

What date are you going Vegas again mate? Are you flying with Thomas Cook? If so, let me know how the on board entertainment/flight is please!

Prob best not to know. See your GP and ask for knock-out tablets. 

26 players to be reduced to 23

Click to see full-size image.

Filthy habit, chewing thumbnails....

here you go again :-)

the young could always turn out and vote......

At the risk of some ridicule:

Since when did "the young" know what was best for themselves?
By the age of 20 I was smoking 20+ a day, drank 40+ units a week, regularly took class A drugs and had unprotected sex far more than I should be admitting on here. Whilst I'm certainly no Einstein, I have an above average IQ, so you'd think I'd have better sense. But even by the age of 30, when I'd cracked the first three excesses, if you'd have told me what the social & political state of affairs were going to be in this country/the EU/the Middle East/ USA in 2016, I'd have told you that you were seriously off your head & see a doctor asap. I can't speak for anyone else, but I seriously worry about how much further into freefall we will go as a country if we continue to cede control of our laws and our borders. Nothing worth having in life comes easily or cheaply, so of course there will be an economic cost - but in my view it'll be worth it. I suspect that a lot of the Remain campaigners feel similarly, but they just can't bring themselves to vote to get off the gravy train.

I strongly dispute the answer to 13.

Optometry is merely the measuring of eyesight.

Ophthalmology is "the branch of medicine concerned with the study and treatment of disorders and diseases of the eye."

This.

FARCE.

(Also excellent quiz)

Wouldn't have helped me overall, but agreed.

+1

Having thought that I'd fall at the first hurdle, my joy was duly converted to despair (well, something like that) when I fell at the second (thinking I'd clear it). Thoroughly enjoyed testing my knowledge without reference to mr Google, and impressed with the general knowledge skillz of blonde. Good luck to all those still standing.

Didn't Farage destroy Clegg last time this happened a few years ago?  Not sure I would have picked Farage if I had a free pick.

+1

Farage is nobody's fool, and he's been rehearsing the case for brexit for years. On the other hand, Cameron changes his position with the prevailing wind. Farage is entirely capable of exposing Cameron's weaknesses without having to save his own political skin - he's got nothing to lose. A risky opponent indeed.

Best wishes for a full and speedy recovery John.

+1 - I'm new(ish) here, but I'm feeling the community love

Zeeoneandonly 20 win plz 25/1


https://m.oddschecker.com/m/horse-racing/salisbury/17:05/winner

Cheers stumpy - quite a gamble landed on this one.

A difference of opinion here:

The Camel   York 14:10   12/05/2016 14:10:00   Duke Of Frenze   15
kukushkin88   York 14:10   12/05/2016 14:10:00   Fast Track   12
JohnCharver   York 14:10   12/05/2016 14:10:00   Thesme   13
Chompy   York 14:10   12/05/2016 14:10:00   Shamson   17
Bazzaboy   York 14:10   12/05/2016 14:10:00   Red Baron   21

I followed The Camel: thank you muchly, sir.

Personalised number plates.

Wrong on many levels.

The best ones cost more than many hardworking people earn in a year.

Many are just obscure to the bounds of pointlessness, or relying on the placement of a screw to inject meaning.

Just sent. I may be troubling the 'low-score judges"...

Horsey, a confirmed genius. TYVM!