Your property questions answered...

I want house but it needs a lot of work

Q

I have seen a house that needs a great deal of work, an extension and a drive-in for off-street parking. It will only make sense if I can do this sort of work. But what if I buy and don't get the planning permission? Does all this sort of thing get sorted at the "sale agreed" period, is there any way I can find out before? How do other people handle this situation?

A You say the house needs work, so have you brought an architect with you to view it? He or she will be able to tell you the planning permissions required. A look at neighbouring houses will also give you an idea of what the planners have allowed in the area. For example, if a neighbour has a kitchen extension similar to the one you need, there's a good chance you'll get planning permission.

Many improvements to an average suburban house don't need any planning at all and your architect can advise you on this. Look for yourself at your local authority's website where the planning section will give you a rundown of what's exempt and what needs permission.

Depending on the scale and ambition of your plans, the architect might suggest a pre-planning meeting with your local planning department, but that's usually only if you want to do something unusual. Have you looked at your local authority planning database which will show if any planning permission was applied for on the house in recent years? Have a look to see if the neighbours who had work done got their planning through without problems.

The extension may prove not as troublesome as the drive-in. In some areas, and in some houses (particularly protected structures), drive-ins are virtually impossible to get. Again look at the neighbours, at the planning history on the road and take advice from the architect. You'll need to get some idea of what all this is going to cost before you make an offer on the house so you can adjust your bid accordingly.

Will social welfare help with mortgage?

Q If my husband is laid off in the new year (as we think is likely), how much help will we get from social welfare with the mortgage repayments, which are €1,148 per month?

A You will get help with the interest portion of your mortgage repayment - not the full €1,148 which covers both interest and capital repayments. Your lender will be able to tell you how much of your repayment is made up in interest to give you an idea of what you might be facing. In a new mortgage, say less than seven years, a larger proportion of the monthly payments can be made up of interest.

If you topped up your mortgage and spent it on a car, a holiday or other lifestyle purchase, only the portion of your loan that relates to the purchase or repair of your house is taken into account. There are several other conditions and restrictions, so contact your local welfare office or Citizens Advice Bureau for information. It's important to contact your lender as soon as your circumstances change to see if a new payment structure can be agreed upon that is more manageable for you.

Send your queries to Property questions, The Irish Times, The Irish Times Building, 24-28 Tara Street, Dublin 2 or email propertyquestions@irish-times.ie. This column is a readers' service and is not intended to replace professional advice.