No Completion Certificate for original construction

midge31

Currently in the process of buying a house, and today had the contract etc from the Solicitors to sign. However, they have pointed out an issue with the fact that there is no completion certificate for the original construction.

They go on to say that the sellers are not willing to supply an indemity policy in relation to this, and are advising that we purchase one at the cost of £75.

Obviously I'm going to speak to the Solicitors to get clarification on this, but thought I'd ask her in the mean time as I've no idea what this means!

Can anyone help?

Happy_saver_4

midge31 wrote:

Currently in the process of buying a house, and today had the contract etc from the Solicitors to sign. However, they have pointed out an issue with the fact that there is no completion certificate for the original construction.

They go on to say that the sellers are not willing to supply an indemity policy in relation to this, and are advising that we purchase one at the cost of £75.

Obviously I'm going to speak to the Solicitors to get clarification on this, but thought I'd ask her in the mean time as I've no idea what this means!

Can anyone help?

Properties are inspected at various stages of construction by a qualified local council employee called a 'Building Inspector'. He normally inspects the foundation trenches; construction at Damp Proof Course level; drain installation; wallplate and completion; when he will also want to see the electricians completion certificate. During construction he will also 'call in' at the site to ensure construction is correct and complies with safe and correct building methods as laid down in the government Building regulations guide.

Having made all of these inspections he will finally issue a 'Completion Certificate' This certificate confirms to everybody that the property is constructed correctly and therefore safe.

Some Building Societies will not grant a mortgage without such a certificate or an Architects certificate. I must say £75 as a one of premium doesn't sound very much so it would appear the costruction may be correct. But beware if you are buying the property with cash. When you come to sell the buyer may need a mortgage - an unmortgagable property fetches less money.

How old is the property? Who built the property? Will the vendor pay for an independant RICS Building surveyor to confirm the property is constructed correctly? I don't wish to alarm you; but, be careful and proceed with caution.

Afraid I would need more info to give any further guidance.

Hope this helps rather than worries.

midge31

Happy_saver wrote:

Properties are inspected at various stages of construction by a qualified local council employee called a 'Building Inspector'. He normally inspects the foundation trenches; construction at Damp Proof Course level; drain installation; wallplate and completion; when he will also want to see the electricians completion certificate. During construction he will also 'call in' at the site to ensure construction is correct and complies with safe and correct building methods as laid down in the government Building regulations guide.

Having made all of these inspections he will finally issue a 'Completion Certificate' This certificate confirms to everybody that the property is constructed correctly and therefore safe.

Some Building Societies will not grant a mortgage without such a certificate or an Architects certificate. I must say £75 as a one of premium doesn't sound very much so it would appear the costruction may be correct. But beware if you are buying the property with cash. When you come to sell the buyer may need a mortgage - an unmortgagable property fetches less money.

How old is the property? Who built the property? Will the vendor pay for an independant RICS Building surveyor to confirm the property is constructed correctly? I don't wish to alarm you; but, be careful and proceed with caution.

Afraid I would need more info to give any further guidance.

Hope this helps rather than worries.

Property is 18yrs old, and if I remember correctly built by Lovell Homes. We've already got the offer for the mortgage, and had a homebuyers survey done when taking out the mortgage. The survey didn't highlight any major problems.

Happy_saver_4

midge31 wrote:

Property is 18yrs old, and if I remember correctly built by Lovell Homes. We've already got the offer for the mortgage, and had a homebuyers survey done when taking out the mortgage. The survey didn't highlight any major problems.

Sounds like no major probs. I think Lovell homes build with an NHBC warranty. Although the warranty would now be out of date it would mean that NHBC also viewed and approved the original construction. I wonder if a completion certificate was issued but has been lost; the Council records should show if the property was signed off completed.

There should be no probs as if it is part of a develpment the building inspector would have looked at each property as it was constructed - real surprising no certificate issued; just a slip up by somebody. Ought to have been spotted and sorted by first purchaser's solicitors !!!

I was concerned that perhaps it was a property built by an owner using subbies; which could have been a problem. Doesn't seem like you should have any probs - good luck with the move.

midge31

Happy_saver wrote:

Sounds like no major probs. I think Lovell homes build with an NHBC warranty. Although the warranty would now be out of date it would mean that NHBC also viewed and approved the original construction. I wonder if a completion certificate was issued but has been lost; the Council records should show if the property was signed off completed.

There should be no probs as if it is part of a develpment the building inspector would have looked at each property as it was constructed - real surprising no certificate issued; just a slip up by somebody. Ought to have been spotted and sorted by first purchaser's solicitors !!!

I was concerned that perhaps it was a property built by an owner using subbies; which could have been a problem. Doesn't seem like you should have any probs - good luck with the move.

Thanks for the replies.