We are thinking of making an offer on a property whose chimney stack is leaning and the chimney brickwork has deteriorated. The property is a 30s S/D and the chimney stack stands in the middle between the two properties, so it’s a shared responsibility between the two neighbours. We’ve talked to the next-door neighbour who said that she’d had it investigated by her insurance company and was told it is wear and tear and needs to be repaired. We don’t mind paying to get it rebuilt/repaired but we are concerned we won’t be able to insure against the risk of it falling and causing damage to persons and property as the lean is a pre-existing condition. Our solicitor has advised us to make it a condition of the offer that the seller repairs the stack before completion but it is an executor sale and we are worried they are just going pass us by and accept the offer of a less ‘fussy’ bidder. We like the property a lot – is there any insurance policy we could take out to cover ourselves against the risk of the chimney falling down before remedial works have been completed?
insuring chimney stack
- Thread starter renovit
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R
RedHerring2
On my previous property I had to take out an insurance policy to cover a potential defect (Local Authority doing brown field site surveys for contamination) for the benefit of the new owners. I can't remember the cost but it was peanuts compared to the cost of a lost sale.
So I suspect an insurance policy could be used. Your solicitor should be able to help.
The policy should be paid for and taken out by the sellers, I think, to cover the new owners.
So I suspect an insurance policy could be used. Your solicitor should be able to help.
The policy should be paid for and taken out by the sellers, I think, to cover the new owners.
R
RedHerring2
Sorry, no. I can't remember the company. And I won't have any paperwork 'cos that was passed on with the sale to the new owners.
I think the premium was only about £150 or so.
I'm sure my solicitor organised it, but there is an outside chance it could have been the agents, but I doubt it.
You're right it was insurance against a potential problem. The LA were doing surveys on all previous brown field sites that had been re-developed for houses. The previous house was in an area marked as "polluted, pending invetsigation" (a quarry in a previous use) This initiative had only arisen years after I'd bought it and came to light when I was 'moving on'. It may have been a government initiative that the LA were catching up on.
The initial survey was going to be a non-intrusive survey, i.e. searching paperwork for previous industrial uses.
After that they were going to decide if more intrusive testing was required. Then remedial action if required.
You could try offering an amount that takes into account the remedial work required, with the explanation for the offer.
I think the premium was only about £150 or so.
I'm sure my solicitor organised it, but there is an outside chance it could have been the agents, but I doubt it.
You're right it was insurance against a potential problem. The LA were doing surveys on all previous brown field sites that had been re-developed for houses. The previous house was in an area marked as "polluted, pending invetsigation" (a quarry in a previous use) This initiative had only arisen years after I'd bought it and came to light when I was 'moving on'. It may have been a government initiative that the LA were catching up on.
The initial survey was going to be a non-intrusive survey, i.e. searching paperwork for previous industrial uses.
After that they were going to decide if more intrusive testing was required. Then remedial action if required.
You could try offering an amount that takes into account the remedial work required, with the explanation for the offer.
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I don't think your problem and RedHerring's case is any different.
If you insure , it won't be for rebuilding the wonky stack if it stays up, but only for potential third-party injury if it falls.
You are therefore insuring a risk which may/may not occur which is the same as the example given by RH.
If you insure , it won't be for rebuilding the wonky stack if it stays up, but only for potential third-party injury if it falls.
You are therefore insuring a risk which may/may not occur which is the same as the example given by RH.
R
RedHerring2
'Countrywide Legal Indemnities' is the name of the insurer.
Tel Num: 01603 617617.
I paid £250 for £200,000 worth of cover. It was a 'Home Environmental Liability Policy'.
Tel Num: 01603 617617.
I paid £250 for £200,000 worth of cover. It was a 'Home Environmental Liability Policy'.
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