indemnity for a conservatory?

[squidgy72]

hi, i put a conservatory on my house over five years ago, and was told at the time it didnt need planning or building regs. when i measure it now, and found out the house was extended in the 70's, now it turns out i do. i found out through a planning man (thanks biuldersmate) that after four years it cant be removed. my buyers are keen and possibly want to extend the house removing the conservatory. my issue is, it didnt get mentioned at the survey and is yet to come up, but i want to come clean, but at the same time not hinder or delay the sale. does anyone know what our solicitors advice might be on this (when we tell them), is it a case of 'well no one has been around in the last five years (its in a completely private setting with no overlooking neighbours) so we will just get an indemnity policy on it which i ofcourse would pay for' or is it going to be 'we will have to get a certificate of lawful use' . would be relieved if any legal beagles could help me.

[jackthehat]

This happened to my parents when they sold their house last year. They bought it in 2002 and there was nothing shown up in the searches conducted then but, as is usual in these situations, it came up as they wanted to sell.

Their conveyancing solicitor organised an indemnity policy (about �150, as I recall) to satisfy the purchasers.

No certificate of lawful development was needed. However, give your local Planning Department a ring to put your mind at rest. They are usually very helpful on these matters.

[buildersmate]

This was the original question, for anyone wondering.
http://www.theanswerbank.co.uk/Home-and-Garden /Property/Question443635.html
You can get single premium indemnity policies for both Building Regs infringements and for Planning infringements - not sure if I originally made this clear. See here for a comment from Zurich who is but one company that does these (scroll down a bit).
http://www.zurich.co.uk/NR/rdonlyres/3F91C602- 1626-4E5E-B77E-077634A30D0F/0/ZCYL6502Legalind em.pdf
However you won't be able to get a Planning indemnity policy if you or your buyer (or his solicitor) has told the Planning people about the situation.