indemnity insurance on property

[maxiewaxie]

I am in the process of selling my deceased mother-in-law's property. About 4 years ago she had her garage turned into a bedroom, it was not latered in size only the door removed and bricked up with a window. I am not aware that she sought permission for this and can find no paperwork at all related to it. I am advised that we should take out indemnity insurance in case the council insist on the garage being re-instated. Who do I apply to for this? Which insurance companies offer it? Does anyone know how long this process takes, I am keen to do it myself as my solicitor is very slow and the purchasers are getting impatient. Many thanks for any help or comments.

[newquizzer]

Im my case, which involved not having the Freeholders permission for an kitchen extension, it was quickly arranged by my solicitor and only took a few days. The cost was �120.

[buildersmate]

I suspect newquizzer's situation was different because it sounds like a leaseholder not asking the permission of the freeholder to do something. I wonder whether it is your solicitor suggesting this or whether the purchasers are asking for it? If the former, the cynic in me thinks this is a way of getting more money for extra work!

After certain time limits the council cannot take action against an unauthorised development. These are 4 years for building works and using a building to live in and 10 years for changes of use and breaking planning conditions. It sounds like you are in the 4 years situation. A garage conversion would not normally need PP, however some councils get fussy if you have used up a space where a car could otherwise go, potentially forcing a car out onto the public highway. It may depend how big her driveway is. If you have gone over the 4 years there is nothing they can do anyway, so I don't think you need to worry.

[maxiewaxie]

thank you. the driveway is easily able to accommodate a car. Do you know how long it takes to obtain this indemnity insurance?

[buildersmate]

You could try talking to Norwich Union Professional Risks department. They are in Norwich on 01603-622200 (this may be the main switchboard - ask for Professional Risks). These people certainly do indemnity policies to cover things like rights of access where a landowner can't be traced and might turn up one day. They could probably advise whether such a policy that you seek is available. Such policies are a single premium sum and take about 5 days to set up. But if it is over 4 years, I really don't think there is anything a council can do now, and even if there was, if there is substantial space on the driveway, what's the harm in asking them if they would require retrospective Planning Permission?

[maxiewaxie]

Many thanks, I will look into your suggestions.

michelle