Building indemnity insurance

[highspirits]

I am about to buy a 1960s house which has what look like old 8+ year old extensions (the sellers are saying 20+ years but have not offered proof)....I have checked and there is no planning permission for these extensions. A colleague mentioned that I should be asking the seller to take out an buildings indemnity policy to cover for lack of buildings regulation approval? What is an indemnity insurance and do I need to have one?

[Catso]

Not actually answering your question but...

I'd be very wary of buying if the extension doesn't have planning permission. If you haven't already, get some legal advice. What if the local Council suddenly 'discovers' this unauthorised extension and says to you 'take it down'?

[themas]

There is a time limit after which a Local Authority cannot take enforcement action against work done without planning permission. It is either 4years or 10 years, depending on the circumstances. Your conveyancing solicitor should be able to tell you. You need proof of when the extensions were built. If you are not outside the time limit do not go ahead.

Building Regulations is a different matter. You certainly need indemnity insurance as it could otherwise be difficult to sell later on. It should cover you against any claims arising from the work possibly being done not in accordance with the regulations. Any conveyancing solicitor should know about this subject and be able to suggest insurers, but the seller should certainly get it (probably through his solicitor) and pay for it.