Indemnity Insurance Confusion

adnarim

I full understand ( I hope) how the indemnity insurance on the house I am buying will work for the extension they had put on it to protect me from the evils of the council etc

However two sideways questions sprung to mind

1)Is there any danger that I will struggle to get building and contents insurance - and is there any danger if I do get them that they will be invalid if for example the roof leaked!

2)If I wish to have some regulated work in the future done e.g. a loft conversion how much risk is there that when I get the planning apps/building regs sorted that the extention would then be a problem?

Cheers in advance - these questions always spring to mind out of office hours

propertyguy7

1. I don't think that the insurance company will penalise you for having indemnity insurance. Having indemnity insurance is quite common and most insurers don't even ask!

2. Building regs will only apply to work currently being undertaken, the old extension won't be looked at. The only issue is if the structual integrity of the old extension hinders a further extension, then they maybe some extra cost to yourself because you will have to right the problems before you can do a further extension.

I hope this helps

chappers

As above !!
Is it a planning or building regs problem you have. if planning then only in so far as it may make the loft conversion require planning permission rather than being under permitted development , depends when the extension was built.This could then have an effect on the design
Building regs won't even know or be interested.

Olliecat_2

It looks like I'm in the same situation as you Adnarim! I am buying a property with a side extension built by the previous owners before '02, but with no planning/building regs. They also had double glazing fitted in Autumn '02, yet don't have a FENSA certificate.

It seems it doesn't need planning (even though it's after 4 years anyway) as it is within size/height limits, not next to a road etc, so my issue is with the building regs.

The seller has offered indemnity insurance, though I know this would only cover us if the local authority took action of their own accord.

Without building regs, I'm worried the buildings/contents insurance might refuse to pay out for damage to the extension, or if the extension contributed to damage in the rest of the property (e.g. a wooden ceiling accelerating a fire). Also, I'm not sure if approaching the insurance to ask them invalidates anything :rolleyes:

Regarding extra work...If we added to the extension itself - changed the patio doors, or added a conservatory - wouldn't this then alert the authority to the extension and previous work and thus void the indemnity insurance?

As the seller needs to move quickly, we suggested holding monies back and having an inspection done once we're in with the monies going to cover any possible modifications that may be required (ok, this could be more than what is held back), or going to the seller if everything is ok. However our solicitor doesn't seem very keen on this and seems happy with the indemnity.

Sorry I only added to your question Adnarim, but I hope any help received may help us both

Many thanks
-Ollie

chappers

I don't think you would have a problem insurance wise, you would have to have reasonable cause for concern, before alerting your insurers.

With regards to modifications you may make ,they are highly unlikely to alert the authorities to anything they are a lazy lot down at building control and the last thing they would want to do is start trawling through a 2002 extension.
If they did then they would either seek regularisation or compliance and that is exactly what the indemnity policy is there to cover you for.