Indemnity Insurance.. What is it?

loujay_2

Been reading with great interest about extensions etc that need indemnity insurance. Sorry to sound totally thick but what is it?
Im mainly asking as we are in the early stages of buying a repo, so Im stressing anyway with the timescale allowed to complete but this house has a large conservatory. This is what its described as but to me it looks like a single story extension with a plastic roof. Ive no idea if it would have needed or already has planning permission or building regs and its only since reading posts on here tonight that Im starting to wonder.
Has anyone any advice? I'd hate to pay for surveys, searches etc only to find we are going to hit a hurdle and not be able to buy or miss the deadline.
Thanks for any advice.

nualawade

If the property you are buying has any extensions, conservatories etc, you need to instruct your solicitor to find out if any building regs or planning permission were required for these.

N.

loujay_2

Thanks, what happens if it was needed and planning etc hasnt been granted?

silvercar

if its been in place for longer than 4 years you cannot be asked to remove or alter it unless one of the following:

1) your in a conservation area
2) objections have been raised within that time and the council are still investigating
3) there is a change of use (eg granny annexe, doctor's surgery) in which case the 4 years extends to 10

if the extension breaches covenants registered with your property it is possible that a (cautious) solicitor may advise taking out indemnity policy in case the original builder/ lord of the manor etc returns and demands you comply with the covenants and remove the eyesore as it is affecting his views.

Note that indemnities don't cover you for bad workmanship.

loujay_2

Thanks, problem is its a repo, so theres no one to ask how long its been up. Im new to buying houses but I presume only my solicitor could find this out out when the deeds etc get to him.
This could delay things couldnt it???
Weve only 28 days to complete and already behind schedule with the valuation as our mortgage advisor is on holiday!!!

silvercar

Even though its a repo the solicitor handling the sale can still be asked questions. This should delay things nicely until the mortgage advisor gets back.

TBH conservatories don't usually need PP.

drmjafri

silvercar wrote:

Even though its a repo the solicitor handling the sale can still be asked questions. This should delay things nicely until the mortgage advisor gets back.

TBH conservatories don't usually need PP.

hi

what TBH

i am also in process of buying a freehold detached house built in 1999 with conservatory built in before 2002. there is no planning permission

details of conservatory
Conservatory
15'2 (4.62m) x 10'2 (3.1m). UVPC double glazed with double opening doors onto patio, marble tiled floor, radiator, two ceiling light points with fans, under floor heater

i am worried of-

1- will there be a problem when I sell the house in future
2- should i ask current landlord to get indemnity insurance for me
3- will the indemnity insurance also cover next buyer( when I sell the house)
4 as it is a new house - does it need NHBC certificate ( approval)
5- will I have similar hassle when I am sellingthe house

i have gone through various threads to look for the the answers. but I am more confused now.

I have raised this question with my solicitor. Her answer is awaited

help please

loujay_2

Thats good to hear. Im going to see my solicitor with another problem!! and Mortgage advisor on Monday so I will make him aware of the conservatory then.
This consevatorie is about 17' long and 9'5 wide. Its brick buit up to window height, windows all round and a sloping plastic sheeted roof. Its like an extension really. Does the fact that its half brick make it an extension rather than a conservatory?
Thanks for all your help.