Indemnity policy, advice please.

SonnyJim

Hi,
Im in the process of buying a house, near to exchanging, and my solicitor has told me I need a 'Lack of building regs consent indemnity policy'.

The house has a small single story extension to the rear and has had the lounge and dining room knocked through to make one room. None of this work showed up when the solicitor carried out the searches which he said implies that no planning or building regs where sort. The current owner has lived in the property for nearly 10 years and said that both the extension and dividing wall were in place before he moved in.
My survey highlighted the need to check for compliance but that they seem structurally sound.

My questions are:

1, If i take out the 'Lack of building regs consent indemnity policy' it says that it would become invalid if any work was carried out to the property after commencement of the policy. I eventually want to put in a downstairs WC and a loft extension, neither of which would involve the extension, would this invalidate it? Or are the talking about work to the extension?

2, if i wanted to change a window in the extension to french doors would this affect the policy? Would i need to inform the council? I would use a FENSA installer.

I understand that if I were to contact the council I may not be able to take out the indemnity but i want to call them and ask if any building regs were used. Would this be classed as a breech?

I hope this makes sense.

thanks in advance

SonnyJim

G_M

* If you are getting a mortgage, the lendermay insist you have this policy.

* the policy will protect you against the council enforcing BR, NOT against the extension falling downorbeing poorly constructed

* Councils never enforce BR once a year has passed - so the policy is just a money-spinner for the insurance company

I'm not an expert, but think
1) when you convert the loft/loo, you apply for BR for that. The inspector will check the loft/loo meet BR standards. They will not look at the extension. I don't see
a) that it wouldinvalidate the policy or
b) that it matters anyway as the council will never enforce BR on the extension as it was more than a year ago

2) your FENSA installer will send documentation to FENSA who send it to the council. Job done.

SonnyJim

Thanks G_M, that's all pretty much as I thought. The lender is the one insisting i have the policy.

What about when i come to sell the property, will the buyer need to get an indemnity the same as me for the extension or will they just take mine over?

Do you think changing the window in the extension to french doors would invalidate the indemnity as this is surely 'further works'?