Do I need indemnity to cover?

pope2141

Hi

I am a first time seller and want to make sure I'm not trying to be ripped off. I have just received the 'additional enquiries' sheet from my buyers solicitors. We have been asked on 3 accounts that if work had been carried out within the last 10 years if so then I need to provide indemnity to cover the lack of documents. As I have no certificates if any work did take place.

The 3 things are;

1. Any electrical works
2. Any central heating installation (I changed a radiator for a towel rail. Does that count?)
3. Fireplace was removed.

We have lived here for 8 years and apart from what I mentioned about the towel rail we have not done anything. However I cannot account for the other two years. Except for the fire place which the previous owners said was done before they moved in. So over 10 years.

Do I need to obtain such cover? Or can I just reply 'No' to these questions? As we put 'Not Known' originally and that is what has flagged this response.

Please help.

chopper78

You would only need to provide an indemnity cover against things that you have done which may not have the necessary documentation (e.g. electrical works requiring building regulations). If it was done by a previous owner, then your solicitor handling your purchase should have got indemnity insurance from the previous occupants.

The Central Heating installation bit talks about the gas work and the boiler itself rather than individual radiators. You'd need a Gas Safe installation certificate for the boiler, not for individual radiators.

If the fireplace removal was done by a previous occupant, then you don't need to worry about the indemnity.

So if you haven't changed any electrics (or made any other modifications which would have required building regs on), and haven't replaced the boiler without getting the certificate, then you shouldn't need indemnity cover.

pope2141

chopper78 wrote: »

You would only need to provide an indemnity cover against things that you have done which may not have the necessary documentation (e.g. electrical works requiring building regulations). If it was done by a previous owner, then your solicitor handling your purchase should have got indemnity insurance from the previous occupants.

The Central Heating installation bit talks about the gas work and the boiler itself rather than individual radiators. You'd need a Gas Safe installation certificate for the boiler, not for individual radiators.

If the fireplace removal was done by a previous occupant, then you don't need to worry about the indemnity.

So if you haven't changed any electrics (or made any other modifications which would have required building regs on), and haven't replaced the boiler without getting the certificate, then you shouldn't need indemnity cover.

Thank you so much.

The boiler is 14 years old. we've never touched the electrics and as I said before the fire place was done more than 10 years ago. So i think we'll go with no's on these.

Once again thank you

benstaton

Re the gas fire removal, my understanding is that *removal* of a heat producing gas appliance is not 'notifiable' - in other words no documentation required. Installation of a new heat producing gas appliance *is* required though, but that's not applicable in this case of course.


Source:
Gas safe register website - notifications FAQ (sorry, new user so can't post links yet)

martin.cat

If indemnity insurance was provided when you purchased you may need to top it up if the house value has increased to cover the shortfall

Cover is not costly though some solicitors inflate the price so I wouldn't let the cost be a deal breaker for the sale

pope2141

benstaton wrote: »

Re the gas fire removal, my understanding is that *removal* of a heat producing gas appliance is not 'notifiable' - in other words no documentation required. Installation of a new heat producing gas appliance *is* required though, but that's not applicable in this case of course.
Source:
Gas safe register website - notifications FAQ (sorry, new user so can't post links yet)

Sorry the removal was of the chimney stack from the front room, however the bedroom above still remains. However this was done over 11 years ago.

Hoploz

So the bottom of the chimney has been removed, but the top is still there? Is it just internal, or the whole stack outside? Just thinking this would have required building control approval after all, to ensure what was left was correctly supported.

Hoploz

... If done so long ago then the paperwork may not be required, but is it actually safe? Or could the lot fall in at any time? Eek!

pope2141

Hoploz wrote: »

... If done so long ago then the paperwork may not be required, but is it actually safe? Or could the lot fall in at any time? Eek!

It's ok we had the floor boards up a few years ago and it has a RSJ under there.