Grade II Building - Survey Issues

user1977

McTaggus said:

our mortgage provider hasn’t requested indemnity insurance

Just checking you're absolutely sure on this point, i.e. your solicitor has confirmed it in words of one syllable? As generally such requirements would arise from the solicitor's due diligence - the mortgage offer itself is unlikely to contain any specific requirements and just leave it to the solicitors. Generally if there's any remotely possible likelihood of enforcement, I would expect a lender to require either consents or indemnity insurance to be obtained.

youth_leader

I've just been looking at my buyer's listed building consent application.

I'd forgotten about bats - we only ever had one, and sadly he died,  so we were able to insulate our loft.   

It is very likely you will be approached by the Building Ecology people, to see if there are roosts.

McTaggus

user1977 said:

McTaggus said:

our mortgage provider hasn’t requested indemnity insurance

Just checking you're absolutely sure on this point, i.e. your solicitor has confirmed it in words of one syllable? As generally such requirements would arise from the solicitor's due diligence - the mortgage offer itself is unlikely to contain any specific requirements and just leave it to the solicitors. Generally if there's any remotely possible likelihood of enforcement, I would expect a lender to require either consents or indemnity insurance to be obtained.

Not yet, but as searches are still underway and enquiries being raised, that may still come up. I was basing my assumption on the fact there were no conditions in the offer or valuation survey. We’ll see…..! Thanks for flagging.

McTaggus

youth_leader said:

Do also check about the septic tank.  I had a dispute with our neighbour about our shared tank soakaway which I had to declare.

As we'd paid off the mortgage I had all of the original deeds which showed the tank pipework installed in 1847. When I sold in 2020 I received a very long list of questions about it from the buyer's solicitor.  

This article is useful.

Septic tanks and sewage treatment plants: what you need to do: Overview - GOV.UK (www.gov.uk)

Yes, we’re very aware of the 2015 regulations. The solicitor is doing private drainage searches (no doubt a similar long list of questions!), but have said proceeding with purchase is dependent on evidence of compliance. Thank you for flagging!

Section62

youth_leader said:

I've just been looking at my buyer's listed building consent application.

I'd forgotten about bats - we only ever had one, and sadly he died,  so we were able to insulate our loft.   

It is very likely you will be approached by the Building Ecology people, to see if there are roosts.

If the roof is being 'upgraded' the planners may ask for bat roosting boxes to be installed instead, even if there is currently no sign of bats living in the loft.

user1977

McTaggus said:

user1977 said:

McTaggus said:

our mortgage provider hasn’t requested indemnity insurance

Just checking you're absolutely sure on this point, i.e. your solicitor has confirmed it in words of one syllable? As generally such requirements would arise from the solicitor's due diligence - the mortgage offer itself is unlikely to contain any specific requirements and just leave it to the solicitors. Generally if there's any remotely possible likelihood of enforcement, I would expect a lender to require either consents or indemnity insurance to be obtained.

Not yet, but as searches are still underway and enquiries being raised, that may still come up. I was basing my assumption on the fact there were no conditions in the offer or valuation survey.

In which case I would step carefully (and consult with your solicitor) before making any contact with the council (or letting the vendors do so).

hedgewitchery

youth_leader said:

I have just sold my listed building and my buyer's surveyor also gave that £10K quote for the replastering in lime/mortar, must be a surveyor go to figure!  My local plasterer wouldn't have charged that amount, it did annoy me.

You might like to have a look at this site, they offer Listed Building insurance, you could ring to ask about the indemnity.

Listed Heritage Magazine - Listed Property (lpoc.co.uk)

@youth_leader : sorry to hijack this thread, but I'm having a terrible job finding a lime plasterer in my area (Northumberland). I vaguely remember that you are in this neck of the woods - would you have any contact details you'd be willing to share, please?

McTaggus

user1977 said:

McTaggus said:

user1977 said:

McTaggus said:

our mortgage provider hasn’t requested indemnity insurance

Just checking you're absolutely sure on this point, i.e. your solicitor has confirmed it in words of one syllable? As generally such requirements would arise from the solicitor's due diligence - the mortgage offer itself is unlikely to contain any specific requirements and just leave it to the solicitors. Generally if there's any remotely possible likelihood of enforcement, I would expect a lender to require either consents or indemnity insurance to be obtained.

Not yet, but as searches are still underway and enquiries being raised, that may still come up. I was basing my assumption on the fact there were no conditions in the offer or valuation survey.

In which case I would step carefully (and consult with your solicitor) before making any contact with the council (or letting the vendors do so).

Will do, thank you!