Building regs and insurance

patrickseguso

Hello everyone
I could really do with some advice. We are in the final stages of buying our first house but there are a couple of things we're concerned about.

The vendors had an extension built in 2013 and don't appear to have had building regulations for it. They have offered to provide an indemnity policy but they have also had someone from the council in to regularise the building work retrospectively. Am I right in thinking this invalidates the indemnity policy?
And also the regularization certificate from the council only talks about certifying 'structured steelwork' rather than the extension itself. Does that sound strange to you? Could the council have had doubts about the work and only been willing to certify the steelwork rather than the whole extension, or is that all that is possible retrospectively without opening it all up?

The vendors said they would provide a guarantee for the building work but have so far failed to do so. I've googled the building firm and they have some very bad reviews , and possibly 2 liquidations- I'm concerned that the vendors doubt the quality of the work, or perhaps doubt our chances of ever having the work guaranteed.

I am aware an indemnity policy would not cover if the building work proves to be faulty and need repair. Is this something that house insurance covers?

Any advice gratefully received. Many thanks

Patrick

G_M

patrickseguso wrote: »

The vendors had an extension built in 2013 and don't appear to have had building regulations for it. They have offered to provide an indemnity policy but they have also had someone from the council in to regularise the building work retrospectively. Am I right in thinking this invalidates the indemnity policy?
Yes
And also the regularization certificate from the council only talks about certifying 'structured steelwork' rather than the extension itself. Does that sound strange to you?
Yes
Could the council have had doubts about the work and only been willing to certify the steelwork rather than the whole extension,
Yes
or is that all that is possible retrospectively without opening it all up?
then they would have opened up I imagine.

The vendors said they would provide a guarantee for the building work
guarantee saying what? That it complies fully with BRs? That it won't fall down? that .....?
but have so far failed to do so.
:eek:
I've googled the building firm and they have some very bad reviews ,
:eek:
and possibly 2 liquidations
:eek:
- I'm concerned that the vendors doubt the quality of the work, or perhaps doubt our chances of ever having the work guaranteed.
if they've liquidated 2ce they could do so again,making the guarantee worthless unless it is 'insurance backed'.

I am aware an indemnity policy would not cover if the building work proves to be faulty and need repair.
Yes
Is this something that house insurance covers?
No
Any advice gratefully received. Many thanks

Patrick

Speak to Building Control.

eddddy

patrickseguso wrote: »

I am aware an indemnity policy would not cover if the building work proves to be faulty and need repair. Is this something that house insurance covers?

No - building insurance won't cover problems arising from bad workmanship or bad materials.

All you can do is get advice/opinions from a surveyor and/or structural engineer about the workmanship and materials.

A transferable guarantee from the builder might be reassuring, if you trust the builder (but it sounds like you don't).

foxy-stoat

Reduce your offer by 25% or walk away - if this is your first property you should be buying a place with less drama attached from the outset.