indemnity insurances?

evansmummy

We're at the nearly signing off all the paperwork stage of buying a house and a couple of things have come up.
Firstly a small extension of the kitchen hasn't got planning permission.
Secondly radon has shown on the environmental report and on investigating we've gone down the route of suggesting a retention whilst we have tests done. The vendor has started worrying about it, thinking the retention was a renegotiation (which it's not).
Both the EA and solicitiors are mentioning indemnity policies for each point plus one for some electrical work which doesn't have a certificate for.

Has anyone had any of these things happen to them? And how was the outcome? Am I being over cautious and letting the legal mumbo-jumbo scare me?

G_M

How long ago was the extension built? I assume if no planning permission, then no Buildings Regulations certificate either? If so, what standard is the building work? Did you have a survey done, and what did it show?

So what would a Radon indemnity insurance cover you for? Installing radon-proof flooring if radon is found to be a problem? Do you actually want to live in a property that has radon? Or just want to be able to 'claim something'?

So what is the retention for?

go_cat

You won't get indemnity inusurance for radon as it is classed as a naturally occurring product - we have just been through the same situation.

sgun

Radon can be dangerous at high levels (causes cancer) but if your house has it then so does everyone elses around as it seeps up through the rocks. You can get a vent for a few hundred pounds - ask the seller if they would be willing to contribute, no point in indemnity insurance when it is a known health risk.

I'm pretty sure that the council only have 4 years from when the extension was built to enforce retrospective planning application or demolition. So you wouldn't need the indemnity insurance for that if it is more than 4 years old. Best check with solicitor though! Also it might be too small to need planning permission.

Most places won't have electrical certificates if the owners have done the job themselves. What was the work? If its just simple wiring then I woudn't worry about that either.

Not sure your solicitor is very good - why suggest indemnity insurance for all these things when there could be no need at all. And really, estate agents are not experts in anything but getting your cash so don't pay any attention to their advice either!

evansmummy

G_M wrote: »

How long ago was the extension built? I assume if no planning permission, then no Buildings Regulations certificate either? If so, what standard is the building work? Did you have a survey done, and what did it show?

So what would a Radon indemnity insurance cover you for? Installing radon-proof flooring if radon is found to be a problem? Do you actually want to live in a property that has radon? Or just want to be able to 'claim something'?

So what is the retention for?

The vendor's not entirelly sure when it was built but is guess 6-7 years ago (she bought it from extension builder) The extension isn't that big to be quite honest and we're guessing it's smaller than required to need planning permission but I'm a bit concerned just incase.

With the radon issue we checked out the government website which suggested doing tests whilst in the property which take 3 months. A retention is suggested to be put in place in case of any works needing carrying out. This amount being between £1k and £2k. We've relayed this to solicitor/vendor and the vendor's called up EA worrying about it.
EA is trying to fob me off saying radon's common in this particular area and no one's ever bothered with it. My andwer was 'I don't care I have small children and want to do tests'

The vendor is basically tight on money and doesn't want £2k holding back for 3 months.

My main concern though is the extension. I don't want to move in and someone come knocking on my door telling me to knock it down :eek:

And here's me thinking we were on the home straight.

gooner63_2

If your that bothered by radon...and have a positive test result, why not pay for preventative measures yourself.......as stated they're not that costly and I personally would not want to loose a purchase because of this. I live in a radon affected area and most of my neighbours are born and bred here.....and still running about like kids in there nineties.....unless that's a side affect of radon !

G_M

Why not check if the extension needed PP before getting worke up?

I'd be more concerned about BRs and quality.

Either you are concerned about the health risks of radon, in which case don't buy in a radon area, or you're willing to take the (small) risk.

Richard_Webster

What percentage of propertties do they say could have Radon over acceptable limits in your area? Is it 1-3% or 30-50%?

Without an idea of that we can't give any estimate of the seriousness of it all.

Have a look athttp://www.hpa.org.uk/Topics/Radiation/UnderstandingRadiation/UnderstandingRadiationTopics/Radon/radon_Map/ where there is a map showing these predicted percentage chances.

Please understand they do not show how much Radon there is in any given area - merely that it is likely that a certain percentage of properties in a given area - I think they are 1Km squares - will have Radon over the acceptable level.

I seem to remember there being a big fuss about a nuclear leak at Sellafield in Cumbria some time back and the comment was made that the levels of radiation were less than those occurring naturally in Cornwall! The issue with it is that if it is allowed to concentrate inside a house then the levels will become potentially unsafe.

ultrarunner

The indemnity policy my solicitor purchased for my sale covered the installation of a modern consumer unit done by a friend of mine cost approx £20 as a guide.