Indemnity Insurance Building Regs

jsimonp91

We are nearing towards the completion of a property It seems we have hit a bit of a stumbling block - the vendor's solicitor has not been able to produce any planning / building reg certificates for the removal of an internal wall and for the kitchen extension. It was stated the work was completed before the seller had moved in and the work was potentially many years old. The vendors are offering to purchase a building regs indemnity insurance however it seem this doesn't really cover us for much.

I heard this is quite common but without the right certificates it seems we cannot guarantee the quality of the work. Saying that the Home buyers survey didn't identify any structural problems.


Obviously we are concerned the lack of certificates devalues the house and this cannot be rectified by contacting the Council without nullifying the indemnity insurance.

Given the above we are thinking of making a lower offer on the property, but would be grateful for your thoughts on this approach? It seems to be a bit of a loose loose situation.

Thanks

Surrey_EA

If the work was carried out prior to the current vendor's ownership, it is almost certain that if the work were not carried out to an acceptable standard there would be some sign by now.

Therefore, I'm not sure the lack of building regs approval actually devalues the property.

You could get your surveyor back to take a look and ask for their comments, but to have a proper inspection the support, probably an RSJ of some description, would need to be exposed, and if this is now covered in plaster the vendor may not be happy for the plaster to be removed.

If it's been like that for several years and the wall hasn't collapsed I'd take that as a good sign.

hazyjo

Can't say it would particularly bother me either. Agree with all Surrey_EA says. There would be signs by now. How long have they lived there?


Jx

jsimonp91

Thanks for the replies that is reassuring. The vendors have lived in the property for approximately 5 years.


I am thinking it might be reasonable to ask the vendors to undertake an RSJ survey on the wall removal and to have a structural engineer inspect the extension. I assume they will probably say no, but it is the only way to guarantee the quality of the work and this issue is going to be flagged to whoever they sell the house to.

Surrey_EA

You can certainly ask, what do you think you will do if they so no, which as you say is quite likely?

If there has been no evidence of any defects appearing in several years it really wouldn't worry me.

davidmcn

jsimonp91 wrote: »

I am thinking it might be reasonable to ask the vendors to undertake an RSJ survey on the wall removal and to have a structural engineer inspect the extension. I assume they will probably say no, but it is the only way to guarantee the quality of the work and this issue is going to be flagged to whoever they sell the house to.

Are you taking similar steps to assess the quality of construction of the remainder of the house? If not, why not? If it's an historic alteration and there are no signs of problems, I wouldn't be concerned about it. Bringing in a structural engineer when your surveyor hasn't suggested it seems OTT, and the sellers are hardly likely to pay for it.