Remortgage With a Conservatory

How Does a Conservatory Affect Your Remortgage?

A conservatory can positively affect your remortgage by increasing the value of your property. According to industry estimates, a well-built conservatory can add between 5 and 10 per cent to the value of a home, depending on its size, quality, and how well it integrates with the rest of the property.

When you apply to remortgage, the lender will arrange a valuation of your property. The surveyor will take your conservatory into account when determining the overall value, but only if it meets certain standards. Key factors the surveyor and lender will consider include:

• Building regulations compliance -- Conservatories built after certain dates may need to comply with building regulations. If your conservatory required approval and does not have the relevant certificates, this could raise concerns for the lender.
• Planning permission -- Most conservatories fall under permitted development rights, but there are size and placement limits. If your conservatory exceeds these limits and does not have planning permission, it could be flagged during the valuation.
• Quality of construction -- A well-built, professionally installed conservatory will be viewed more favourably than a poorly constructed DIY effort. The surveyor will look at the foundations, walls, roof, and overall structural integrity.
• Impact on the property -- The conservatory should complement the main property and not block light to other rooms or create access issues. Surveyors consider how the addition affects the overall livability and marketability of the home.

If your conservatory is well built and has the necessary approvals, it should enhance your property value and potentially help you access better remortgage rates by lowering your loan-to-value ratio.

Building Regulations and Planning Permission for Conservatories

Understanding the regulatory requirements for conservatories is essential when preparing for a remortgage. Lenders and their surveyors will expect to see evidence that your conservatory has been built in accordance with the relevant rules.

Building regulations

In many cases, conservatories are exempt from building regulations provided they meet certain conditions. These typically include:

• The floor area is less than 30 square metres
• The conservatory is separated from the main house by external walls, doors, or windows
• It has an independent heating system with its own temperature controls
• Any glazing and electrical work meets current standards
• The conservatory is built at ground level

If your conservatory does not meet these exemption criteria, it will need to comply with full building regulations, and you should have a completion certificate to prove this. Missing certificates can be a problem when remortgaging, as the lender may view it as a risk.

Planning permission

Most conservatories are built under permitted development rights, which means formal planning permission is not required. However, permitted development has limits on size, height, and positioning. If your conservatory exceeds these limits, you will need retrospective planning permission or an indemnity insurance policy to satisfy the lender.

If you are unsure whether your conservatory complies, it is worth checking with your local planning authority before beginning the remortgage process. Your solicitor can also help identify any issues and arrange indemnity insurance if needed.

What to Do If Your Conservatory Lacks Proper Documentation

It is not uncommon for homeowners to discover that their conservatory does not have the expected building regulations or planning documentation, particularly if it was built by a previous owner or installed many years ago.

If you find yourself in this situation, there are several options available to you:

Indemnity insurance

This is one of the most common solutions. An indemnity insurance policy protects the lender against the risk that the local authority could take enforcement action regarding the conservatory. Many lenders will accept an indemnity policy in place of missing building regulations or planning certificates. Your solicitor can usually arrange this relatively quickly and affordably.

Retrospective approval

In some cases, you may be able to obtain retrospective building regulations approval by having the conservatory inspected by building control. However, this can be expensive if modifications are needed to bring the structure up to current standards. It is worth noting that if a conservatory was built more than four years ago without planning permission, the local authority generally cannot take enforcement action, but a certificate of lawfulness can provide additional reassurance to lenders.

Regularisation certificate

You can apply to your local authority for a regularisation certificate, which confirms that the building work is acceptable even though it was not approved at the time. This involves an inspection and may require some remedial work, but it provides a formal record that can satisfy lender requirements.

Whichever route you choose, addressing documentation issues before applying to remortgage will help avoid delays and potential complications during the process.

Maximising Your Property Value With a Conservatory

Not all conservatories add the same amount of value. If you are looking to remortgage and want your conservatory to contribute as much as possible to your property valuation, there are several factors to consider.

Size and proportion

A conservatory that is proportionate to the size of the house tends to add more value than one that overwhelms the garden or looks out of place. As a general rule, the conservatory should not take up more than about half of the garden space, leaving enough outdoor area for families and future buyers.

Quality of materials

Higher-quality materials such as hardwood frames, insulated roof panels, and underfloor heating can significantly increase the value added by a conservatory. Modern warm roof systems that allow year-round use are particularly attractive to both surveyors and potential buyers.

Usability

A conservatory that can be used comfortably throughout the year is worth more than one that is too hot in summer and too cold in winter. Investing in proper insulation, heating, and ventilation can make a substantial difference.

Integration with the main property

Conservatories that flow naturally from the main living space and feel like a genuine extension of the home tend to be valued more highly. Consider how the conservatory connects to adjacent rooms and whether the transition between indoor and outdoor spaces feels seamless.

Professional installation

Having your conservatory installed by a reputable company that provides guarantees and certification gives lenders confidence in the quality of the work. FENSA certification for glazing and any relevant building regulations compliance certificates should be retained for future reference.

Getting the Best Remortgage Deal With a Conservatory

Securing a competitive remortgage deal when your property includes a conservatory is largely about preparation and presentation. Here are the steps you can take to give yourself the best chance of a favourable outcome.

Gather all documentation

Before you begin the remortgage process, locate all certificates and paperwork related to your conservatory. This includes building regulations completion certificates, planning permission documents, FENSA certificates for glazing, electrical certificates, and any guarantees from the installer. Having these ready will speed up the process and demonstrate to the lender that everything is in order.

Address any issues in advance

If you know there are missing certificates or compliance issues, deal with them before applying. Arrange indemnity insurance, apply for retrospective approval, or commission any necessary repairs. Proactive preparation prevents delays and shows the lender that you are a responsible homeowner.

Consider a pre-application valuation

If you are unsure how your conservatory will be valued, you could arrange an independent valuation before applying to remortgage. This gives you a realistic expectation of what your property is worth and helps you target the right LTV band.

Work with a mortgage broker

A whole-of-market mortgage broker can compare deals from across the market and recommend lenders who are particularly accommodating when it comes to properties with conservatories. They can also advise on the best way to present your application and handle any queries from the lender or their surveyor.

With the right preparation, a conservatory should be an asset rather than an obstacle when remortgaging your home.

Conservatory vs Extension: How Lenders View Each

It is worth understanding how lenders distinguish between conservatories and extensions, as this can affect your remortgage in different ways.

A traditional conservatory is typically defined as a structure with a predominantly glass or polycarbonate roof and walls, separated from the main house by external doors or windows. Extensions, by contrast, are built as permanent additions to the property with solid roofs and walls that match the existing structure.

In recent years, the line between conservatories and extensions has blurred with the rise of orangeries and warm-roof conservatories. These hybrid structures often have solid insulated roofs with glazed panels, and some lenders may treat them differently to traditional conservatories.

Key differences in how lenders view each:

• Building regulations -- Extensions almost always require full building regulations approval, whereas many conservatories are exempt. Lenders will expect to see compliance documentation for extensions.
• Value added -- Extensions generally add more value per square metre than conservatories, though a high-quality orangery can rival or exceed the value added by a basic extension.
• Structural integration -- Extensions that are fully integrated into the property tend to be viewed more favourably by lenders than standalone conservatories, particularly if the conservatory shows signs of separation from the main building.
• Year-round usability -- Lenders recognise that fully insulated extensions are usable throughout the year, which contributes more to the property value than a conservatory that may be uncomfortable in extreme weather.

Regardless of whether your addition is classified as a conservatory, orangery, or extension, the fundamental principles remain the same. Ensure it is well built, properly documented, and adds genuine value to your home, and you should be well positioned for a successful remortgage.