Not every Managing Agent has the know-how to signpost you when it comes to the tricky stuff. Ringley has a track record of making light work of challenges where others have failed.
Our aim is to ensure that our property management is backed up by responsive, affordable legal backup. This we deliver through our integrated SLA Regulated company, Ringley Law whose specialist areas are:
Lease Extensions: From offer to a longer lease
Lease Extensions & S42 Notices
Lease Variations
Absentee Freeholders
We can help you extend the lease even is you can’t track down the Freeholder.Here is how
Freehold Purchase Participation Agreements
- Form freehold purchase participation agreements
- S45 Freeholder’s Counter Notice where lease extension is sought
Freehold Purchase & S13 Notices
- S13 Notice to enfranchise and buy the freehold of your block
- S21 Freeholder’s Counter Notice where freehold purchase is sought
Freehold Sales - 1st Right of Refusal
- S5 Freeholder’s Notice giving leaseholders 1st right to refusal
Lease Extensions & S42 Notices
- Grant statutory 90 year lease extensions and 999 year leases
- S42 Notice to claim a 90 year lease extension
Lease Variations
- Grant statutory 90 year lease extensions and 999 year leases
- S42 Notice to claim a 90 year lease extension
Absentee Freeholders
Claiming your tight to manage is possible whether or not you know where your freeholder is. Usually when claiming your RTM you only need to go to Tribunal if the landlord disputes that you have the right to do so, e.g., that the block is not capable of physical vertical separation, however, if the Freeholder is absentee the right to manage process will require you, or your legal representatives to apply to the Court so that they can make an order enabling you to claim your right to manage even if you cannot find the freeholder. There are various notification, service and advertising requirements that you solicitor must go through to satisfy the court that you have make reasonable attempts to try and find the freeholder, and of course you must meet the qualifying criteria to claim your right to manage. But, the good news is that if you follow the procedures laid down, then not being able to track down your freeholder is not an obstacle to claiming your right to manage.
RTM - Right to Manage: the no fault, low cost method to take control
Right to Manage & S79 Notices
Absentee Freeholders
RTM Handover process
Company Secretarial functions
- Formation of Right To Manage Companies (RTM Companies)
- RTM Company Formation
- Formation of Right to Enfranchise companies (RTE Companies)
Meeting & Minute Taking
- We have template minutes for Annual General Meetings (AGMs) and can provide a minute taker to support important meetings if required.
Acting as Company Secretary
- Fulfilment of the Company Secretarial role
- Preparation of resolutions, meeting notice and re-structuring a company to buy the freehold or sell freehold shares to non-freehold shareholders
- Assistance with company de-regulation
- Clients get an online company secretarial toolbox, AND 84 FREE pre-drafted downloadable resolutions
Right to Manage & S79 Notices
- What is a S79 Notice in the context of Right To Manage (RTM)?
- The Solicitors role in a Licence to Assign is...
- S79 Notice to claim your right to manage
Absentee Freeholders
If your freeholder is missing, perhaps you have not been demanded or paid ground rent for many years, don't worry this does not mean that you cannot enfranchise and buy the freehold of your block. The Absentee Landlord process will require you to apply to the Tribunal and have your Valuer attend a case hearing as it will be the Court that makes an order as to the terms of the Freehold transfer and the premium to be paid. The Valuer's duty is to act as an expert witness and impartially present a reasonable valuation to the Tribunal. The Tribunal's duty is to sanction the premium to be paid. Ultimately, this premium gets paid into Court so that should the freeholder or their estate surface, they can claim the premium from the Court. Your Solicitor has to prepare the draft TP1 transfer of land form and sale contract which the Tribunal will edit and ultimately approve. To protect the estate of the absentee freeholder, there are various notification and advertising processes that your Solicitor will need to follow, so whilst the process will take a little longer than if you know your freeholder, buying the freehold of your block of flats when you can't find your freeholder is not an impossibility and is a well established process.
Also, there is no need to worry if your freeholder be insolvent. There is a division of the government called the Bona Vacantia division (BVD) which is part of the Government Legal Department and they deal with freehold reversionary sales where the freehold belonged to a dissolved company and now belongs to the Crown.
RTM Handover Process
The RTM handover process should be pain free. Once the legal eligibility criteria is met and Claim Notice served, then handover legally takes effect 4 months later.
The Team
The key to our success is our people.
Kate Robinson
Head of Block Management
London & SE
Richard Read
Head of Block Management
Wales & West
Nick Pratt
National Head of Site Staff
Block Management
Not every Managing Agent has the know-how to signpost you when it comes to the tricky stuff. Ringley has a track record of making light work of challenges where others have failed.
With 20+ years experience, movardha avvaesst challenges we've usually encountered before
Our aim is to ensure that our property management is backed up by responsive, affordable legal backup. This we deliver through our integrated SLA Regulated company, Ringley Law whose specialist areas are:
Recovery of service charge debts via- County Court litigation, and/or
- Tribunal where a "breach" or "reasonableness" needs to be proved
- grant statutory 90 year lease extensions and 999 year leases
- vary defective service charge clauses & enable advance collection
- vary defective insurance clauses
- form freehold purchase participation agreements
- execute licence to assign
- prepare lessees and sub-tenants deed of covenant
- deal with sub-letting consent
- Service charge arrears & recoverability
- Big Works the need & a determination that costs are reasonable
- Breach of Lease: Alterations, Nuisance….
- Lease Extension & Freehold Purchase Premiums
- help when you need a Court Appointed Manager
- County Court '"vesting orders' to enable a lease extension or freehold purchase to continue even if the Freeholder cannot be found
- Tribunal applications to get a "reasonable" premium determined to extend a lease or buy the freehold
- Pre-sale enquiries
- To buy the freehold of your block of flats
- s42 Notice to claim a 90 year lease extension
- s45 Freeholder's Counter Notice where lease extension is sought
- s13 Notice to enfranchise and buy the freehold of your block
- s21 Freeholder's Counter Notice where freehold purchase is sought
- s20 Notice to consult over big works
- s20 Notice to consult over qualifying long term agreements
- Tribunal applications to dispense with the requirements to serve a Section 20 consultation notice
- s79 Notice to claim your right to manage
- s38 Notice for disrepair to leasehold property
- s146 Notice seeking forfeiture for breach of covenant
- s5 Freeholder’s Notice giving leaseholders 1st right of refusal
- Formation of Right to Manage companies (RTM Companies)
- Formation of Right to Enfranchise companies (RTE Companies)
- Fulfillment of the Company Secretarial role
- Preparation of resolutions, meeting notice and re-structuring a company to buy the freehold or sell freehold shares to non freehold shareholders
- Assistance with company de-regulation
- Clients get an online company secretarial toolbox, AND 84 FREE pre-drafted downloadable resolutions
Buying, selling and managing property can be a complex business.
If you have any questions regarding legal issues please contact Ringley Law.
Find out more today
There's a lot of law behind good
property management that's why we
created Ringley Law
