building reg indemnity policy - advice needed

[Deleted User]

Am in the process of buying a property that has had a kitchen extension at the rear built sometime in the last 20 years (i estimate). the extension is not of great build quality although nothing major was brought up in the survey. we have pushed the solicitor to enquire about building regs and planning permission and the seller who has had the property for 2 years has nothing to show.

Our solicitor is now suggeting we get the seller to take out an indemniy policy but from what I have read these are not really worth the paper there written on.

im not sure where I should go with this as im now worried about proceeding with the sale as it stands

Doozergirl

It isn't exactly that they aren't worth the paper they are written on, it is that the likelyhood of building control ever questioning the work is unlikely to ever happen. After 12 months, they would have to apply to a court to get you change the work. So the indemnity is pointless for a vendor because buildoing control have neither the budget or inclination to chase after 20 year old kitchen extensions, however if it is offered to you as a buyer, then there is no point in turning it down, just in case.

You only need to be satisfied that the extension is sound. Ask the surveyor straight out. I'm sure that nothing was raised will mean that he is ultimately happy - but what type of survey did you go for?

If you are renovating, you can always add insulation etc.

[Deleted User]

hi dozergirl, glad to see your still on here giving rational advice. we got a homebuyers survey so fairly comprehensive. the report said that the kitchen addition appeared to be of basic construction and workmanship and that it should be upgraded to ensure stability and usability in line with current building regulations. it went on to say that the cavity walls were held with metal wall ties and no signs of failure were present. in line with the rest of the report this looked like he was hedging his bets and covering his backside. (why does this seem to sound a lot worse now then when we read it originally).

Our main concern is that we will encounter similar problems and concerns when we come to sell the property.

Doozergirl

I'd give him a call and ask what he feels that you could do to improve the structure

In all the houses I've sold (quite a few) I have only ever had one buyer commission a full building survey. Never a homebuyers (possibly one actually), always valuations. Makes no odds to me - I'm happy to be scrutinised but It's shocking. People simply don't realise that a valuation is a cursory glance over for the mortgage company to be happy that the house provides adequate security for the amount of the loan.

I can't see why it would have to meet current building regulations though. That's a bit of an odd comment.

[Deleted User]

will give him a ring tomorrow and see what they say. we went for the homebuyers as it was the first time buying a property that needed a fair amount of work doing to it and were worried that if there was something major that we missed or were not aware of it could have been picked up.

Do you know if an insurance policy covers the cost of making right a building not built to regulation or only the cost involved in applying for additional planning and getting it signed off etc?

Doozergirl

http://www.zurich.co.uk/NR/rdonlyres/F7A6496A-5C51-4231-BCA0-4989F6E8B770/0/Plan_BuildReg.pdf

[Deleted User]

lol. :rotfl: had just searched on google and read that as you posted it up... Thanks for the info. will see how it gos tomorrow and can always post again if i need some more advice.

cheers