Tyson Posted November 12, 2017 Share Posted November 12, 2017 I am in the final stages of selling my house and the buyer has raised the folllowing query to see the Building Regulations Completion Certificate for the pre fab garage that was built in 2006. I don't have one and never have as it was built by the previous owner but this was never flagged up by my solocitors when I bought it back in 2014. Would one have been issued back then in 2006 ? If I don't have one will I have to buy a copy from the council or just say I don't have one ? Quote Link to comment Share on other sites More sharing options...
tooquicktostop Posted November 12, 2017 Share Posted November 12, 2017 Probably need to get an indemnity clause on this if you cant provide the detail, I have had this recently with the house I purchased Quote Link to comment Share on other sites More sharing options...
Spunkmeyer Posted November 12, 2017 Share Posted November 12, 2017 Probably need to get an indemnity clause on this if you cant provide the detail, I have had this recently with the house I purchased This, not a massive cost iirc £100s and a simpler quicker solution. Quote Link to comment Share on other sites More sharing options...
Havard Posted November 12, 2017 Share Posted November 12, 2017 Just pay the insurance to cover if it ever becomes an issue your solicitors should offer this. Our buyers wanted the ins and outs of a cats arse for our old place. I think about £30 covered a multitude of potential issues that will never happen. H. Quote Link to comment Share on other sites More sharing options...
Tyson Posted November 12, 2017 Author Share Posted November 12, 2017 Probably need to get an indemnity clause on this if you cant provide the detail, I have had this recently with the house I purchased This, not a massive cost iirc £100s and a simpler quicker solution. /QUOTE] Just pay the insurance to cover if it ever becomes an issue your solicitors should offer this. Our buyers wanted the ins and outs of a cats arse for our old place. I think about £30 covered a multitude of potential issues that will never happen. H. Are they the same thing or is an indemnity clause and the insurance ? Quote Link to comment Share on other sites More sharing options...
Spunkmeyer Posted November 12, 2017 Share Posted November 12, 2017 Imo it's an indemnity policy. Not termed insurance. We had one for an RSJ not certified on a house we bought. Quote Link to comment Share on other sites More sharing options...
Mugello Posted November 12, 2017 Share Posted November 12, 2017 As above you will need an indemnity insurance policy to cover you. This is quite common and happens a lot when people build things in their garden Quote Link to comment Share on other sites More sharing options...
blythmrk Posted November 12, 2017 Share Posted November 12, 2017 I sold my house 3.5 years ago with a concrete sectional garage that I had erected in around 1999 the issue was if I had placed it over any drains which I had not. If it needs indemnity insurance I don't believe it's expensive any way? Good luck with the move! Quote Link to comment Share on other sites More sharing options...
Tyson Posted November 12, 2017 Author Share Posted November 12, 2017 So indemnity insurance is going to be the way to go over say ringing up the council and getting them to send me a copy of the certificate ? Quote Link to comment Share on other sites More sharing options...
Tyson Posted November 12, 2017 Author Share Posted November 12, 2017 I suppose the latter would take a while and hold up the process ? Quote Link to comment Share on other sites More sharing options...
Spunkmeyer Posted November 12, 2017 Share Posted November 12, 2017 So indemnity insurance is going to be the way to go over say ringing up the council and getting them to send me a copy of the certificate ? The latter is at risk - do you know they have one on file? What if it wasn't submitted for approval by the prior owner?, the indemnity insures against anyone at any time in the future ringing them up and asking questions that could result in the structure being deemed unsafe or not permitted, or they turn up out of the blue or are on site for another matter entirely (like attic conversion) - covering costs to rectify or replace. If you go poking around now (with not much knowledge on the history of it), I fear you won't then be able to go back to door number one and get cover, it could be at your full cost (or de-value).... like taking car insurance out after the car crash *please check exactly with your solicitor but it's was I recall from a few yrs back now Quote Link to comment Share on other sites More sharing options...
abtin90 Posted November 12, 2017 Share Posted November 12, 2017 Hi Tyson, it’s standard for the solicitors to raise this in their enquiries as whenever works are highlighted on the local authority search is to raise this as an enquiry. As others have mentioned your solicitors can simply deal with this by saying it was carried out prior to your ownership and you have no record of it. Their solicitors will then come back requesting that there either be an allowance (i.e a deduction from the sale price) in order for the buyer to purchase an indemnity policy for missing building regs certificate. The sum insured will usually be the purchase price. Even at £800k the policy won’t be more than £120. In the alternative they may ask you to purchase the policy and bear the cost. I wouldn’t worry at all as this is something that is very common and it’s not a big deal in the conveyancing department at my office. Which ever process they decide they will simply add a special condition to the contact to that effect. Quote Link to comment Share on other sites More sharing options...
Spunkmeyer Posted November 12, 2017 Share Posted November 12, 2017 It's feasible the purchaser did a search for all developments submitted and the outcomes and this is not showing up, so without being transparent asks you to answer that query yourself. Guided by their solicitor know doubt Quote Link to comment Share on other sites More sharing options...
Annabella Posted November 12, 2017 Share Posted November 12, 2017 Yep as stated, but the indemnity not worth crap really, it's just box ticking. And a cost to the seller! Quote Link to comment Share on other sites More sharing options...
Spunkmeyer Posted November 12, 2017 Share Posted November 12, 2017 Probably better to let them pay for the policy and you knock it off the deal, your then not dragged into a claim if you've taken the policy out Quote Link to comment Share on other sites More sharing options...
Tyson Posted November 12, 2017 Author Share Posted November 12, 2017 Hi Tyson, it’s standard for the solicitors to raise this in their enquiries as whenever works are highlighted on the local authority search is to raise this as an enquiry. As others have mentioned your solicitors can simply deal with this by saying it was carried out prior to your ownership and you have no record of it. Their solicitors will then come back requesting that there either be an allowance (i.e a deduction from the sale price) in order for the buyer to purchase an indemnity policy for missing building regs certificate. The sum insured will usually be the purchase price. Even at £800k the policy won’t be more than £120. In the alternative they may ask you to purchase the policy and bear the cost. I wouldn’t worry at all as this is something that is very common and it’s not a big deal in the conveyancing department at my office. Which ever process they decide they will simply add a special condition to the contact to that effect. /QUOTE] Probably better to let them pay for the policy and you knock it off the deal, your then not dragged into a claim if you've taken the policy out /QUOTE] Thanks guys, want this to complete as quick as so we can concentrate on getting into our new build Quote Link to comment Share on other sites More sharing options...
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