Plenty of tips Steve, but there is only so much advice I can offer online.
The difficulty is that some of this may be privy matters which are normally kept confidential and some are simply too particular to the site.
For example I recently had to supply proof to a planning authority that the house a client had bought
(i) had been split into 3 no. Units pre-'63 and
(ii) had the benefit of the encroachment of the rear yard onto what seemed to be a private right of way for more than twenty years previously.
Not easy and it took a lot of head scratching before I developed a method that was acceptable to all parties.
In your case the normal way to get into this is to raise queries in your solicitor's Requisitions on Title.
As part of the Requisitions on Title you should be seeking some or all of the following: -
- Opinion of Compliance with Planning Permission
- Opinion Exemption from Planning Permission
- Opinion of Compliance with Building Regulations
- Opinion of Compliance with Building Bye-Laws (if they applied that that area)
Be careful who you accept Opinions from and check the veracity of the author in each case, even going so far as to check with the relevant School of Architecture if they claim qualification or the RIAI if they claim to be Registered.
In particular find out where they were qualified and or Registered on the date the Opinion was issued and if their PI Cover extends that far back, assuming they are still with us.
All the issues you mention really arise with the date of listing of the building because prior to this it may have been deemed to be exempted even if post-'63 if it was unlisted, depending on where the extension or work is located.
So its important to put a date on the work and a date on the listing and if it was prior to the Planning and Development Act 2000, the TYPE of Listing.
Hope this helps.
ONQ.
[broken link removed]
All advice on AAM is remote from the situation and cannot be relied upon as a defence or support - in and of itself - should legal action be taken.
Competent legal and building professionals should be asked to advise in Real Life with rights to inspect and issue reports on the matters at hand.