Endless house sale delays and problems, can anyone help?

[madcatladyforever]

I really do need some advise please advice, I've tried CAB, my solicitor and estate agent don't know what to do, I have emaoled about 20 nsurance companies but waiting for reply.

After endless stumbling points, trouble getting mortgages, me having to give discounts etc we are stuck.

The buyer of my house needs home and buildings insurance in order for us to exchange contracts on my house.

My house had an extension built 6 years ago, it was signed off by building regs at every stage except the last stage as my husband left me and I ran out of money and couldn’t finish the work.

The only remaining work to be done is to have the steps from the extension into the back garden built – its a steep drop. This is the only thing needed to get the extension signed off.

The house is empty, I've moved 300 miles away for work and I'm completely out of money. I'm relying on the sale to pay the bills in November and buy a new much cheaper home, Can't borrow any money, nothing left on credit cards. The whole experience has drained all of my savings and i'm paying mortgage and rent which I can no longer afford.

The buyer of my house is ok with the extension problem and said he’d finish all the work and get the extension signed off as soon as he moved in. I gave him a £10,000 discount to take this into account.

His lender has agreed the mortgage and we are about to exchange contracts but the buyer has now informed me he cannot get any home and buildings insurance with the extension not signed off.

We are supposed to exchange this week but can’t do so unless he can get cover for home and buildings insurance.

He says he can't get any anywhere. I've emailed every company I can find on the internet but haven't received any replies yet. Solicitor and estate agent doesn't know what to do.

Does anyone know who would insure a building that hasn't been signed off with the work impending? This must have happened to other people surely.

Would he ask advice from his lender or what? I am totally stumped and stressed to the max because of my cashflow problem.

I'd be really grateful for any advice.

Excuse spelling etc I'm stressed out and typing too quick

Could you try a firm that insures whilst there is ongoing building work?

We used these people - no idea if they are any good as we didn’t have to claim but they insured us www.homeprotect.co.uk/unoccupied-property-insurance?bid=1298&gclid=Cj0KCQjwi7DtBRCLARIsAGCJWBpYKKEW6QtMmFjhslg6njvMnfVuUGt4m_xWXqTUJBE3OALNqi2_u9saAmFDEALw_wcB

I'll give that a go thanks.

When taking out a building insurance policy I have never once been asked a question about building regs.

There are loads of houses out there that have not had building regs completion certificates issued relating to extension work for one reason or another.

I think your buyer isn’t telling the full story here.

Likewise never been asked about building regs. Could it be the 'planning to do building work in next 12 months question though?'. You can get indemnity against building regs which is then invalid once you contact the council, however it might cover the next few months.

My first question would be who do you currently have building insurance with on that property? Usually they would be able to get a policy with the same company. (I'm assuming you do have insurance, as otherwise you would be in breach of the vast majority of mortgages?)

Same question as Dinosauraddict - who is your current insurer? Surely the easiest thing is to get him to contact them?

Also, I’ve bought/sold a couple of times recently and I don’t remember needing insurance for exchange, just for completion.

We need insurance in place for our mortgage but we just took over previous owners policy as it was easiest option.

I agree with others. We have never been asked about building control certs for insurance. They do want to know if there is building work ongoing at which point they triple the premium.

The issue for the buyer, but clearly he seems happy he is buying a house without the certificates as building control certificate also covers the electrics as the part P sign off. Often mortgage companies are wary about such issues as although you say it is complete bar the steps, he doesn't know that. I assume you had a letter from building control to confirm that for him?

Good luck

Also, I’ve bought/sold a couple of times recently and I don’t remember needing insurance for exchange, just for completion

You should always, always arrange buildings insurance to be in place from the moment contracts are exchanged.

Once contracts are exchanged you are obliged to proceed with the purchase, even if the property is damaged between exchange and completion. The sellers insurance policy is unlikely to cover you.

@Mildura That makes sense. Useful info to remember for next time!

Miletus is correct. Definitely be j shred from exchange as opposed to just completion

My sister sold her house that had recently experienced subsidence, she called her insurer and they agreed to transfer the policy to the new owner. Otherwise can’t you get indemnity insurance?