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He couldn't tell me everything that needed doing as that's not really his job and he can only go by what he has access to inspect visually. But he did say it needed at least a door to the loft space (currently has built-in stairs which, although look tidy, couldn't 100% say if they'd pass either), smoke detection and emergency exit (current velux would be very difficult to get out of in an emergency). So very much a rough analysis(!) but enough to know it's a 2-bed. On the plus side, the roof is structurally sound so at least they haven't fucked that up.
Local authority search didn't bring back any planning permission relating to loft. What would your next steps be? Ask vendor about the specifics of the work? Talk to the builder? Get another builder in there to get a quote?
It was all going so smoothly until then... :D
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wools
I wouldn't expect this. Depends exactly why it isn't classed as a third bedroom but there have obviously been some corners cut. Depending how shonky the "conversion" is the cost of rectifying could end up being as much as getting a proper loft conversion done and on top of that you may not have the option of leaving as is.
I'd definitely be finding out exactly why it isn't a bedroom and what, if any, sign off they had on the quality of the work.