Insurance Headache

[RChurch]

I am really struggling with insurance quote for a property I want to buy -

Grade II listed
Thatched
Would be unoccupied whilst it needs a new roof and about 6 months worth of refurb work.

Spoken to many 'specialist' insurers many of which you see on this site but most do not cover the combination of the 3 factors above.

Any ideas would be well received - especially as I am due at the auction tomorrow afternoon!!!!!

Thank you

 

[Flyfisher]

I've no direct experience but I've read that when there is significant refurbishment involved then the so-called 'self-build' specialists are the ones to speak with.

 

[robgil]

Try here.

http://www.selfbuildzone.com/?gclid=CPCZ_bDIhKwCFUMKfAod9kB59w

They insured us with pretty much the same circumstances.

 

[Zebra]

Have you tried NFU? I posted on here recently asking for a firm that would insure under unusual circumstances, perhaps not quite as tricky as yours, and they came up trumps. The other viable alternative was the company which this site has links to - see under Insurance in the menu above - although they weren't cheap for me.

 

[88v8]

The thatch market is very limited, they have had their fingers burned.

Insurers do not like empty properties, nor 'second homes' where they do not insure the main home.

Try here:
http://www.county-insurance.co.uk/for-brokers/county-thatch/

Ivor

 

[AMc]

Get self build insurance (see robgil's recommendation and http://www.buildstore.co.uk/finance/buildcare.html) - this covers you for a lot of issues that normal buildings insurance won't - employers liability, theft of building materials not installed etc.. Mine ran for 18months and would have converted to a standard building insurance policy if I'd told them we finisihed or had my completion certificate from building control.
Once you have your project complete you can shop for a sensible buildings and contents policy.

 

[MatthewC]

I got insurance for my Grade II listed house while it was empty being refurbished through the Listed Property Owners Club. There were big restrictions on exactly what was insured but my main concern was someone setting light to it while I wasn't there, which was covered (although it was damp, it wasn't that damp!). Then when we moved in after nine months I actually got a rebate as the occupied fee was less.

NFU wouldn't touch an unoccupied building (Oct 2010).

Matthew

 

[RChurch]

Thanks for your prompt advice all - well the auction went well and I am now the proud owner of, according to BBC Wiltshire' one of the county's most neglected buildings!!!!

Found the insurance issue a real bind but the 'Thatched Owners Association' were verry responsive, helpful and efficient so they got my business!

Chomping at the bit to get started and its due to complete in 20 days which I guess is the bonus of buying at auction.

cheers
Churchy

 

[tobydog]

Pictures and progress reports would be good. We can then share your pain. Good luck!!

 

[RChurch]

Still awaiting a completion date yet and wanted to upload photos and the local area conservation statement which makes for interesting reading and it is hoped will help with LBC however the forum is not letting me upload files????

So I have added al ink here -

http://www.bbc.co.uk/wiltshire/content/image_galleries/cherish_perish_gallery.shtml?1

Having spent the last 5 years or so 'completing' the cottage we live in I think I am a gluten for punishment but someone's got to preserve such a great little cottage..... I cannot believe (or maybe I can) that it was allowed to degenerate to such a level especially as the cottage was highlighted in the local area conservation statement dated 2004 as needing immediate care and attention is grade II listed and circa 17th century.

I am lead to believe that it has been empty for over 10 years but any advice on how to prove this would be welcome from a VAT point of view.

I have today enquired about pre planning advice for the following -

1. removal of 2 conifer / pine trees in the rear garden that are effecting the thatch.
2. complete rethatch using like for like combed wheat reed. The current roof is leaking and in very bad condition.
3. replacement of both front and rear doors.
4. addition of 1 off road parking space (basically just increasing the size of the current access to the rear of the cottage and the garden.)
5. Erection of an internal stud wall to create a corridor and separate the 2 upstairs bedrooms which currently are 'open plan'


Thanks for your interest so far......

 

[skier-hughes]

I am lead to believe that it has been empty for over 10 years but any advice on how to prove this would be welcome from a VAT point of view.

Can't the local council tell you when they last collected council tax from it under occupation?

 

[tobydog]

Churchy - what a gem. Great looking house. I can see why you're itching to start.

I can't tell from the photo too easily what condition your neighbours thatch is in (I assume it's your neighbour and not part of your house). If it's the same age then they might be looking at doing theirs at some in the near future. Might be worthwhile approaching them to see if you can get the whole roof done in one go and make a saving. Not quite sure how a thatcher links in very old with new. From my limited knowledge (even though we are thatched), combed wheat and reed are actually two different coverings. Wheat normally entails a partial strip and rebuild (unless it's too far gone) and reed entails a total strip and starting from scratch. I stand to be corrrected.

As for VAT - what's that?!!!!!!

 

[Flyfisher]

If the roof is leaking, I'm sure you've already thought about covering it with a tarpaulin to prevent any further water damage and to allow the drying out process to begin.

 

[tobydog]

Also, good thatchers are not normally available at short notice, even in winter. The tarpaulin may be needed for some time.

 

[Penners]

I am a gluten for punishment

Well, that's all right - so long as nobody is intolerant of you. :wink:

 

[RChurch]

Thanks all - well what you don't get to see is the rear of the roof on the still unsold side which is almost all tarpaulin!!!!!!!

Bizarely the loft space in my side (white half) which is not tarpaulin covered is bone dry and believe it or not it is the thatcher that is looking to buy the other half!!!! His half is 'worse' than mine but I booked him into to do his quote as soon as I found the places and he can do half and half however as you say it makes perfect sense to do the whole roof in one hit for a number of reasons.

Council tax records being chased - so fingers x!

Admins please feel free to move this to another thread as I fear an insurance search by another user will bring up lots of ranmblings that will be off toic potentially.

Will start a new thread with new posts next week as going to the cottage this weekend to take the before photos!!!!!!

 

[JoceAndChris]

Gorgeous house and a huge pat on the back and many gold stars for you for taking it on. It looks like it will reward your efforts very well!

Admins please feel free to move this to another thread as I fear an insurance search by another user will bring up lots of ranmblings that will be off toic potentially.

Will start a new thread with new posts next week as going to the cottage this weekend to take the before photos!!!!!!

Yes, please do come back and post, but I wouldn't worry about the administrators moving or deleting your post because of straying from the original topic. If they were to take that task on, the poor things would never sleep, as I don't believe there are many threads that don't wander into all sorts of maze-like discussions.

 

[Penners]

please feel free to move this to another thread as I fear an insurance search by another user will bring up lots of ramblings that will be off topic

Oh no! That's a disgraceful situation, that we're certainly not used to on PPUK! :wink:

 

[tobydog]

Give it until Monday or sooner and it will all be about chickens. Mine are having a day out tomorrow so wish me luck. Damm - it's happened already :roll:

 

[Penners]

Chickens? Are you saying that there are people on PPUK who keep chickens? :roll: