We have had an offer accepted on a house. It is listed as 3 bedroom with a rear extension. In doing the searchs, our solicitor has discovered that the extension and loft conversion (the 3rd bedroom) which were supposedly built in 1998 have not gotten either planning permission or building regs (these were 'pending'). We are not concerned with the planning permission.

My questions is (which our solicitor hems and haws about) - can the building be legally for sale as a 3 bedroom house? Are the areas that have been built w/o building regs be considered habitable rooms (livable space)? Or would the loft conversion just be considered a fancy loft?