Commercial to residential?

Viewed a house, thats what it still is, a house but inside it is offices.

It is zoned in a commercial area by SDCC.

On the intial viewing with the agent I explained I was only interested in buying it as a house and not a commercial and he was of the opinion (biased maybe!) that it would not be a big deal to change it back to residential. As it is a house and not a commercial unit.

So put the deposit down, then a few weeks later, letter from solicitor arrives and long story short there was VAT in the contract and a note saying to check with SDCC if they will grant permission to change it back to residential.

Ran up to SDCC and explained and all she could tell me that as it was a commercial zone, residential would not be permitted. I tried explain I didnt want a new build or conversion or anything, just a change of use and she still said no.

So back onto the agent and said this sale is not happening unless I am buying it as a house and not a commercial unit.

Agent assured me it wasnt a big deal and put me onto architect who had previous dealings with said building, architect was of the opinion it was unlikely to be changed but said he would make some calls and call me back - still waiting.

Also in the contact supplied to my solicitor, it was a commercial contract with VAT in it, and also solicitor said if purchase did go ahead as commercial stamp would be 2% not 1%.

Now I am not a company and I am not buying it if VAT is payable.

Most people are saying walk away, leave it, but if* it was changed to residential it is a savage deal. It is a fine house, well built, great area, big garden and a nice shed out the back. I have a bit of a grá for it already.

Thoughts? Am I flogging a dead horse. I had another idea which I will go into if needed.

Thanks.

JG0009 said:

Ran up to SDCC and explained and all she could tell me that as it was a commercial zone, residential would not be permitted. I tried explain I didnt want a new build or conversion or anything, just a change of use and she still said no.

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I reckon you are wasting your time.

You are flogging a dead horse!

Talk to a good planning consultant.
If the unit was once a single family dwelling, then you may be able to cover back without the requirement for planning.

Who did you speak to in SDCC? Was it a planner or an admin member of staff?

kceire said:

Talk to a good planning consultant.
If the unit was once a single family dwelling, then you may be able to cover back without the requirement for planning.

Who did you speak to in SDCC? Was it a planner or an admin member of staff?

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Just the woman on the planning section desk, the info she gave was very general & that was all she was able to tell me without organising a pre planning meeting or something along those lines.

It was indeed a single family dwelling. The house left of it is still a house and the house right of it, is a house, an empty one. So no commercial use either side.

Thanks.

I've a client who went through the same. He bought a house in the city centre that had been used as offices for years. There was VAT on the payment of the property. He also had to pay the council for their future loss of rates as it was going back to being a residential property. It was a lot of time, hassle and money to get to a stage where he could even start converting it back to a home.

The estate agent hasn't a clue what he's talking about, he's just trying to get the sale through and leave you with the mess.

Steven
www.bluewaterfp.ie

The agent has been told it is not happening if its not down as residential first. Thanks though.

There was definitely a reference in the housing action plan to simplifying this process and encouraging more of it. It might be worth holding in till after the budget or contacting the relevant department

JG0009 said:

Viewed a house, thats what it still is, a house but inside it is offices.

It is zoned in a commercial area by SDCC.

On the intial viewing with the agent I explained I was only interested in buying it as a house and not a commercial and he was of the opinion (biased maybe!) that it would not be a big deal to change it back to residential. As it is a house and not a commercial unit.

So put the deposit down, then a few weeks later, letter from solicitor arrives and long story short there was VAT in the contract and a note saying to check with SDCC if they will grant permission to change it back to residential.

Ran up to SDCC and explained and all she could tell me that as it was a commercial zone, residential would not be permitted. I tried explain I didnt want a new build or conversion or anything, just a change of use and she still said no.

So back onto the agent and said this sale is not happening unless I am buying it as a house and not a commercial unit.

Agent assured me it wasnt a big deal and put me onto architect who had previous dealings with said building, architect was of the opinion it was unlikely to be changed but said he would make some calls and call me back - still waiting.

Also in the contact supplied to my solicitor, it was a commercial contract with VAT in it, and also solicitor said if purchase did go ahead as commercial stamp would be 2% not 1%.

Now I am not a company and I am not buying it if VAT is payable.

Most people are saying walk away, leave it, but if* it was changed to residential it is a savage deal. It is a fine house, well built, great area, big garden and a nice shed out the back. I have a bit of a grá for it already.

Thoughts? Am I flogging a dead horse. I had another idea which I will go into if needed.

Thanks.

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Down my neck of the woods it currently takes about 4-6 weeks to get pre planning meeting. Contact council and arrange a planning meeting it costs nothing.