| House insurance advice - urgent help please 18:15 - Sep 9 with 4975 views | nix |
So I’m exchanging on a house tomorrow and my solicitor says I need house insurance from day of exchange. Chat GPT says I am responsible for any damages between exchange and completion. BUT the insurance company I approached say I cannot get insurance until completion because of double insurance issue.
Oh wise ones of this forum anyone been through this or have any advice? I really don’t want to delay exchanging as there have been lots of ups and downs. |  | | |  |
| House insurance advice - urgent help please on 18:30 - Sep 9 with 3985 views | stefan54 |
Buildings (not contents) insurance is required on exchange of contracts |  | | |
| House insurance advice - urgent help please on 18:35 - Sep 9 with 3970 views | Tripper |
Moved recently and had same advice and issues.
There are a few specialists who cover this but they were hard to find and expensive. The solicitor has to tell you to do this but unlikely to ask to see evidence that you did. I took the risky option of just not bothering, the house could collapse between exchange and completion but I figured it was low risk especially if completing close to exchange.
Maybe you could transfer your existing home insurance to the new house early as whoever is buying yours has the responsibility of covering buildings insurance on yours from exchange. [Post edited 9 Sep 18:38]
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| House insurance advice - urgent help please on 18:39 - Sep 9 with 3945 views | Silverfoxqpr |
I've bought and sold 7 properties in my 56 years Nix and I've been lucky to have my aunt who's a conveyancer so I've learnt a little bit about the process. Anyway point is I've ALWAYS had to take out Insurance at the point of exchange, never heard of this 'double insurance' issue. Sorry probably doesn't help you much!
On a related note though, when you do take out your buildings insurance, do make sure it covers 'wildfire'. This is being removed from the small print of policies at an alarming rate for what are obvious reasons I'm sure. Possibly more pressing for me living next to a forest in a semi rural environment! |  | | |
| House insurance advice - urgent help please on 18:44 - Sep 9 with 3902 views | Dorse |
| House insurance advice - urgent help please on 18:39 - Sep 9 by Silverfoxqpr |
I've bought and sold 7 properties in my 56 years Nix and I've been lucky to have my aunt who's a conveyancer so I've learnt a little bit about the process. Anyway point is I've ALWAYS had to take out Insurance at the point of exchange, never heard of this 'double insurance' issue. Sorry probably doesn't help you much!
On a related note though, when you do take out your buildings insurance, do make sure it covers 'wildfire'. This is being removed from the small print of policies at an alarming rate for what are obvious reasons I'm sure. Possibly more pressing for me living next to a forest in a semi rural environment! |
It's bugger for people living in treehouses. |  |
| 'What do we want? We don't know! When do we want it? Now!' |
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| House insurance advice - urgent help please on 18:53 - Sep 9 with 3855 views | nix |
Thanks guys.
Apparently Aviva and John Lewis will happily do this.
Sod SAGA (unless John Lewis and Aviva refuse to insure me for other random made up reasons… in which case, I love you SAGA don’t let me down.
Tripper I love your daring but Sod’s Law plus being a QPR makes that impossible for me unless I really can’t avoid it.
Honestly i think the whole house purchase lark is designed to drive you to the Priory. Everything has to be re-done, done differently, signed for a million times, with thousands of supporting documents.
How do people do this every couple of years…. If I ever move again I will have to pretend to be gaga even if I’m not and get my kids to sort it.
Thanks Dorse as ever for making me laugh | | | |
| House insurance advice - urgent help please on 19:09 - Sep 9 with 3758 views | WokingR |
| House insurance advice - urgent help please on 18:53 - Sep 9 by nix |
Thanks guys.
Apparently Aviva and John Lewis will happily do this.
Sod SAGA (unless John Lewis and Aviva refuse to insure me for other random made up reasons… in which case, I love you SAGA don’t let me down.
Tripper I love your daring but Sod’s Law plus being a QPR makes that impossible for me unless I really can’t avoid it.
Honestly i think the whole house purchase lark is designed to drive you to the Priory. Everything has to be re-done, done differently, signed for a million times, with thousands of supporting documents.
How do people do this every couple of years…. If I ever move again I will have to pretend to be gaga even if I’m not and get my kids to sort it.
Thanks Dorse as ever for making me laugh |
I Nix
This is standard practice and nothing out of the ordinary.
It literally happens for everyone and most insurers will cover the building from exchange, knowing you won’t be living there until completion.
The only complication comes if you try noting a change of address on your existing cover, as this needs to continue until completion.
Any other queries, message me, as this is part of what I’ve done for 30+ years |  | | |
| House insurance advice - urgent help please on 19:26 - Sep 9 with 3659 views | nix |
| House insurance advice - urgent help please on 19:09 - Sep 9 by WokingR |
I Nix
This is standard practice and nothing out of the ordinary.
It literally happens for everyone and most insurers will cover the building from exchange, knowing you won’t be living there until completion.
The only complication comes if you try noting a change of address on your existing cover, as this needs to continue until completion.
Any other queries, message me, as this is part of what I’ve done for 30+ years |
Honestly the guy from SAGA said he’d never heard of it! Give me strength!
Thanks for the offer. Hopefully be sorted tomorrow morning… | | | |
| House insurance advice - urgent help please on 20:00 - Sep 9 with 3542 views | Boston |
Congratulations on your purchase. Going far? | |
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| House insurance advice - urgent help please on 20:45 - Sep 9 with 3436 views | nix |
| House insurance advice - urgent help please on 20:00 - Sep 9 by Boston |
Congratulations on your purchase. Going far? |
No just Twix - rugby playing territory - from Hampton Wick so a few miles.
Splitting up with the other half after many years. So it’ll be a new adventure for me. Bit scary TBH. But it’ll be interesting being in my own company at the same time. Not used to doing all the finances and legal stuff so bit daunting. | | | |
| House insurance advice - urgent help please on 20:57 - Sep 9 with 3399 views | Dorse |
| House insurance advice - urgent help please on 18:53 - Sep 9 by nix |
Thanks guys.
Apparently Aviva and John Lewis will happily do this.
Sod SAGA (unless John Lewis and Aviva refuse to insure me for other random made up reasons… in which case, I love you SAGA don’t let me down.
Tripper I love your daring but Sod’s Law plus being a QPR makes that impossible for me unless I really can’t avoid it.
Honestly i think the whole house purchase lark is designed to drive you to the Priory. Everything has to be re-done, done differently, signed for a million times, with thousands of supporting documents.
How do people do this every couple of years…. If I ever move again I will have to pretend to be gaga even if I’m not and get my kids to sort it.
Thanks Dorse as ever for making me laugh |
Nix - I aim to please.
Seriously though, best of luck for the move. Stressful at the best of times. Hope you and yours will be happy in your new home.
D | |
| 'What do we want? We don't know! When do we want it? Now!' |
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| House insurance advice - urgent help please on 21:06 - Sep 9 with 3379 views | nix |
| House insurance advice - urgent help please on 20:57 - Sep 9 by Dorse |
Nix - I aim to please.
Seriously though, best of luck for the move. Stressful at the best of times. Hope you and yours will be happy in your new home.
D |
Thanks it’ll just be me. I might even be more bonkers living on my own! But I can sing badly and dance more and just wear my bra and pants round the house.
I’m guessing I might have younger son turning up occasionally though after a late night sesh at the local Spoons! | | | |
| House insurance advice - urgent help please on 00:26 - Sep 10 with 3153 views | hamptonhillhoop |
| House insurance advice - urgent help please on 21:06 - Sep 9 by nix |
Thanks it’ll just be me. I might even be more bonkers living on my own! But I can sing badly and dance more and just wear my bra and pants round the house.
I’m guessing I might have younger son turning up occasionally though after a late night sesh at the local Spoons! |
Ah, Twickenham spoons! My youngest daughter virtually lived there for a year from the age of eighteen before going off to Liverpool for three years. She's back now so they'll probably pass each other in the night at some stage |  | | |
| House insurance advice - urgent help please on 06:11 - Sep 10 with 2939 views | kernowhoop |
When we moved in June, I simply told our insurance company about the impending change of address and the need for cover on the new house from exchange and it was arranged. They were used to doing that. | | | |
| House insurance advice - urgent help please on 06:44 - Sep 10 with 2873 views | JamesB1979 |
| House insurance advice - urgent help please on 20:45 - Sep 9 by nix |
No just Twix - rugby playing territory - from Hampton Wick so a few miles.
Splitting up with the other half after many years. So it’ll be a new adventure for me. Bit scary TBH. But it’ll be interesting being in my own company at the same time. Not used to doing all the finances and legal stuff so bit daunting. |
All the best mate. Hope it goes well for you. | | | |
| House insurance advice - urgent help please on 06:58 - Sep 10 with 2842 views | EastR |
| House insurance advice - urgent help please on 19:26 - Sep 9 by nix |
Honestly the guy from SAGA said he’d never heard of it! Give me strength!
Thanks for the offer. Hopefully be sorted tomorrow morning… |
He probably had heard of it but just forgotten. It's an age thing | |
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| House insurance advice - urgent help please on 07:28 - Sep 10 with 2795 views | nix |
| House insurance advice - urgent help please on 00:26 - Sep 10 by hamptonhillhoop |
Ah, Twickenham spoons! My youngest daughter virtually lived there for a year from the age of eighteen before going off to Liverpool for three years. She's back now so they'll probably pass each other in the night at some stage |
If they both go to Spoons they more than likely know each other. He seems to know everyone between 22 and 24 in the Twickenham to Surbiton wider area! Snapchat Innit!
Has she got a job yet? It was really tough for my lad - took nearly a year and he’s not the only one of his group to have that. He’s been working a couple of months now and absolutely loves it. | | | |
| House insurance advice - urgent help please on 07:31 - Sep 10 with 2780 views | nix |
| House insurance advice - urgent help please on 06:11 - Sep 10 by kernowhoop |
When we moved in June, I simply told our insurance company about the impending change of address and the need for cover on the new house from exchange and it was arranged. They were used to doing that. |
Unfortunately because I’m moving out of my house but we’re not selling it I can’t do that. I don’t think the ex would be thrilled to lose HIS insurance and it’s in his name so too complicated to explain it. Will start from scratch but thanks for the tip anyway. | | | |
| House insurance advice - urgent help please on 08:16 - Sep 10 with 2709 views | nix |
| House insurance advice - urgent help please on 06:44 - Sep 10 by JamesB1979 |
All the best mate. Hope it goes well for you. |
Thanks James, that’s kind of you!
BTW folks I have insurance. You can all stand down now. | | | |
| House insurance advice - urgent help please on 08:59 - Sep 10 with 2617 views | Phildo |
Good luck Nix
Yes I do conveyancing and the advice above is correct – when you exchange contracts you actually become what is known as a beneficial owner of the property and the person selling to you is just a trustee holding it for your benefit until completion.
The standard conditions of sale which are the small print in any conveyancing transaction say that the buyer is responsible for arranging insurance unless it is a leasehold setup where the management company arrange insurance for the whole building on the part of the freeholder who collects the cost back through the service charge. |  | | |
| House insurance advice - urgent help please on 09:46 - Sep 10 with 2555 views | nix |
| House insurance advice - urgent help please on 08:59 - Sep 10 by Phildo |
Good luck Nix
Yes I do conveyancing and the advice above is correct – when you exchange contracts you actually become what is known as a beneficial owner of the property and the person selling to you is just a trustee holding it for your benefit until completion.
The standard conditions of sale which are the small print in any conveyancing transaction say that the buyer is responsible for arranging insurance unless it is a leasehold setup where the management company arrange insurance for the whole building on the part of the freeholder who collects the cost back through the service charge. |
Thanks Phildo.
Yes. Which is why I was nonplussed that the insurance man was so blindsided by my request.
It’s been a lot of palava getting to this stage. Lots of computer says no, so this was the final straw, really. Anyway it’s the fun bit next, buying stuff  | | | |
| House insurance advice - urgent help please on 10:10 - Sep 10 with 2515 views | terryb |
| House insurance advice - urgent help please on 20:45 - Sep 9 by nix |
No just Twix - rugby playing territory - from Hampton Wick so a few miles.
Splitting up with the other half after many years. So it’ll be a new adventure for me. Bit scary TBH. But it’ll be interesting being in my own company at the same time. Not used to doing all the finances and legal stuff so bit daunting. |
I'm pleased you've got the insurance covered nix.
And my very best wishes for your new life. Hopefully, you're handling the stress of separation/house purchase okay. | | | |
| House insurance advice - urgent help please on 12:22 - Sep 10 with 2373 views | nix |
| House insurance advice - urgent help please on 10:10 - Sep 10 by terryb |
I'm pleased you've got the insurance covered nix.
And my very best wishes for your new life. Hopefully, you're handling the stress of separation/house purchase okay. |
Thanks Terry.
Probably not as I’m pretty grumpy on here atm, lol. I really appreciate the good wishes. It’s a big step setting off on your own at my ancient age but if not now then when as the song goes… will be a riot hopefully! | | | |
| House insurance advice - urgent help please on 15:41 - Sep 10 with 2203 views | wombat |
| House insurance advice - urgent help please on 12:22 - Sep 10 by nix |
Thanks Terry.
Probably not as I’m pretty grumpy on here atm, lol. I really appreciate the good wishes. It’s a big step setting off on your own at my ancient age but if not now then when as the song goes… will be a riot hopefully! |
All the best Nix went through it myself many years ago made the mistake of going to the first home game and saying by the time i get back I hope u have packed all ur stuff and gone , rotherham at home won 1-0 cant remember the scorer , came back half the decent cds had gone and all my decent dvds , had a good weekend regardless though the first few months are great being single enjoy every minute of it. |  |
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| House insurance advice - urgent help please on 16:44 - Sep 10 with 2102 views | Northernr |
| House insurance advice - urgent help please on 12:22 - Sep 10 by nix |
Thanks Terry.
Probably not as I’m pretty grumpy on here atm, lol. I really appreciate the good wishes. It’s a big step setting off on your own at my ancient age but if not now then when as the song goes… will be a riot hopefully! |
Best of luck with it all.
Went through the house thing a year ago. An utterly nightmarish process in which every participant and stage seems specifically designed to take the longest possible amount of time, cost you the largest possible amount of money, and produce the worst possible outcome. |  | | |
| House insurance advice - urgent help please on 17:32 - Sep 10 with 2049 views | nix |
| House insurance advice - urgent help please on 15:41 - Sep 10 by wombat |
All the best Nix went through it myself many years ago made the mistake of going to the first home game and saying by the time i get back I hope u have packed all ur stuff and gone , rotherham at home won 1-0 cant remember the scorer , came back half the decent cds had gone and all my decent dvds , had a good weekend regardless though the first few months are great being single enjoy every minute of it. |
Thanks Wombat. At least we won. Not the best CDs though. That’s not good form.
Sorry you ve been through it too. Not the most fun ever. But yes looking forward to having some fun! | | | |
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