Pym Court
Pym Court, Cambridge
A development of 90 flats over 4 blocks. We have overseen remedial works to cladding areas, inadequate internal compartmentation. We are now dealing with other fire safety deficiencies.
Prospect Place
Prospect Place, Cardiff
982 homes in Cardiff Bay. We have weighed up options for failed brick slips, compartmentation, fire doors. Building Safety application lodged, developer on site remediating cladding.
Avante Court
Avante Court, Kingston
86 homes in Kingston where the owners had no recourse to developers. A series of EGMs were used for compartmentation works and fire safety upgrades. Member’s contributions were used to raise monies fast.
Agar Grove
Agar Grove, London
Acting for Freeholder on this development, beset by significant structural heave movement damage and water ingress problems. We are appointed as advisers, liaising with leaseholders.
Lime Tree Place
Lime Tree Place, Witham
99 Flat conversion suffered pressurised water supply failure, resulting in flood damage to over 50% of the apartments. Appointed as Contract Administrator, we have lead the strip out.
Langley Square
Langley Square, Dartford
728 homes, 4 RMCs and a host of compartmention woes leaving owners at a loss. We have worked with the developer to get professional experts fees paid and hundreds of thousands of pounds of remedial works done.
Debtors Clearence
Client Fund Debtors
RFAS has cleared £763,3955 worth of debtors. Recoveries are as follows:Chauser Place-£17807.92-From ATLAS BMC Ltd ,King Regents Place-£16,972-British Gas,Heia Wharf Block C-£9,492-Ground Maintenance.
Accounts Circulations
Fastest Service Charge
The Accounts has been circulated within 6 months and No Section 20B notice has been served - Northiam Management Limited as RFAS main objective is to issue the accounts within 6 months from financial.
Backlog Clean-up
5 Years of Accounts Cleaned
Due to diminishing lease, the freeholder expenses cannot be recovered. There was also a variance on each service charge, thus the accounts were unfinished. This year we shortened the accounting period.
Media Company
Recovery of Arrears
Ringley Law was instructed on the recovery of service charge arrears totalling circa £53k from a commercial property spanning 3 units. We have successfully recovered the majority of the arrears in excess of £42k.
Kendal
Property Litigation Dispute
A litigated matter involving multiple disputes over the course of 4 years. A proactive approach was adopted and Ringley Law was successful in recovering £10k whilst continuing to resolve remaining disputes.
Freeman Court
Breach of Lease
A breach of lease matter was attended, as the owner refused to respond to communications from the Managing Agent. Ringley Law engaged with the owner. The breach was remedied within 24 hours.
London
Central London
Valuation for Secured lending purposes of £11.50m portfolio including shops, offices and residential. The instruction required inspection, measurement and valuation for seven properties.
London
North London
Valuation for accounting purposes of £750,000 portfolio including shops and residential. The instruction required inspection, measurement and valuation for seven properties located around north London.
Manchester
Manchester
A Bank lending Valuation. The instruction required assessment of end values and development costs of a site with planning permission for 11 detached and semi-detached houses with underground parking.
Case study
Pym Court, Cambridge
PYM COURT
A development of 90 flats over 4 blocks. We have overseen remedial works to cladding areas, inadequate internal compartmentation. We are now dealing with other fire safety deficiencies.
Case study
Prospect Place, Cardiff
PROSPECT PLACE
982 homes in Cardiff Bay. We have weighed up options for failed brick slips, compartmentation, fire doors. Building Safety application lodged, developer on site remediating cladding.
Case study
Avante Court, Kingston
AVANTE COURT
86 homes in Kingston where the owners had no recourse to developers. A series of EGMs were used for compartmentation works and fire safety upgrades. Member’s contributions were used to raise monies fast.
Case study
Agar Grove, London
AGAR GROVE
Acting for Freeholder on this development, beset by significant structural heave movement damage and water ingress problems. We are appointed as advisers, liaising with leaseholders.
Case study
Lime Tree Place, Witham
LIME TREE PLACE
99 Flat conversion suffered pressurised water supply failure, resulting in flood damage to over 50% of the apartments. Appointed as Contract Administrator, we have lead the strip out.
Case study
Langley Square, Dartford
LANGLEY SQUARE
728 homes, 4 RMCs and a host of compartmention woes leaving owners at a loss. We have worked with the developer to get professional experts fees paid and hundreds of thousands of pounds of remedial works done.
Case study
Client Fund Debtors
DEBTORS CLEARENCE
RFAS has cleared £763,3955 worth of debtors. Recoveries are as follows:Chauser Place-£17807.92-From ATLAS BMC Ltd ,King Regents Place-£16,972-British Gas,Heia Wharf Block C-£9,492-Ground Maintenance.
Case study
Fastest Service Charge
ACCOUNTS CIRCULATIONS
The Accounts has been circulated within 6 months and No Section 20B notice has been served - Northiam Management Limited as RFAS main objective is to issue the accounts within 6 months from financial.
Case study
5 Years of Accounts Cleaned
BACKLOG CLEAN-UP
Due to diminishing lease, the freeholder expenses cannot be recovered. There was also a variance on each service charge, thus the accounts were unfinished. This year we shortened the accounting period.
Case study
Recovery of Arrears
MEDIA COMPANY
Ringley Law was instructed on the recovery of service charge arrears totalling circa £53k from a commercial property spanning 3 units. We have successfully recovered the majority of the arrears in excess of £42k.
Case study
Property Litigation Dispute
KENDAL
A litigated matter involving multiple disputes over the course of 4 years. A proactive approach was adopted and Ringley Law was successful in recovering £10k whilst continuing to resolve remaining disputes.
Case study
Breach of Lease
FREEMAN COURT
A breach of lease matter was attended, as the owner refused to respond to communications from the Managing Agent. Ringley Law engaged with the owner. The breach was remedied within 24 hours.
Case study
Central London
LONDON
Valuation for Secured lending purposes of £11.50m portfolio including shops, offices and residential. The instruction required inspection, measurement and valuation for seven properties.
Case study
North London
LONDON
Valuation for accounting purposes of £750,000 portfolio including shops and residential. The instruction required inspection, measurement and valuation for seven properties located around north London.
Case study
Manchester
MANCHESTER
A Bank lending Valuation. The instruction required assessment of end values and development costs of a site with planning permission for 11 detached and semi-detached houses with underground parking.
Hair-line cracking in the render
Legra Grange, 1525 London Road, Essex SS9 2SFThe Challenge
Hair-line cracking in the render and substrate presented a problem using traditional masonry paint, as it was thought the cracking would show though the paint surface. Hacking of render would have been too expensive and simple render repairs would have looked ugly.The Solution
It was decided to use monolastex smooth masonry paint in order to meet the challenge and this turned out to be very effective. It was decided to use this paint as it is very tough, fast drying, colour stable and guaranteed to last 15 years before first maintenance.Customer Comments
" It was decided to use monolastex smooth masonry paint in order to meet the challenge and this turned out to be very effective. It was decided to use this paint as it is very tough, fast drying, colour stable and guaranteed to last 15 years before first maintenance. "
Interim decorations at high level
41 Flats, Penrose House, 16 Newsholme Drive London N21 1TWThe Challenge
Because funds were short the Client could not embark on a full decorations cycle. Being a converted hospital many windows were over 2.2m tall (the norm is about 1m) this meant the cost of a full decorations cycle was prohibitive. Windows were assessed and the dormer windows prioritised as these were the most exposed and badly in need of in-situ repairs and replacements. The dormer windows suffered from exposed ply edges, slipped lead flashings and rot to the cills. Many windows no longer closed properly.The Solution
Our approach was to use the timber care in-situ resin repair system. To use the repair system you first clean all rotten and damaged wood by routering out the decayed wood and then building up a resin compound which can be moulded to the shape of wood in-situ. Afterwards you can sand down and prepare the resin as if it were wood for decoration. The advantage of the system is that it can save windows that would otherwise have been replaced, bringing cost savings to the client and environmental benefits also. The system can be used directly on the window, without having to dismantle or take the window off site. So it's a fast method of repairing causing minimal disruption.Customer Comments
" Our approach was to use the timber care in-situ resin repair system. To use the repair system you first clean all rotten and damaged wood by routering out the decayed wood and then building up a resin compound which can be moulded to the shape of wood in-situ. Afterwards you can sand down and prepare the resin as if it were wood for decoration. The advantage of the system is that it can save windows that would otherwise have been replaced, bringing cost savings to the client and environmental benefits also. The system can be used directly on the window, without having to dismantle or take the window off site. So it's a fast method of repairing causing minimal disruption. "
Buying the Freehold. Help for leaseholders
Mundania Court, Forest Hill Road, London SE22 0NQThe Challenge
It started with a challenging freeholder who's known for being difficult, or perhaps, a strategically clever landlord .The landlord was using the leverage of 4 Telecommunications masts and roof top to obstruct the deal in anyway possible. The Client was crying out for a pushy adviser who could rebuild the demoralized collective enfranchisement group. We took over with just 3 days to prepare for tribunal, else all £13.000 was lost and a below market opportunity.The Solution
We calculated the alternative cost of a lease extension at circa £17,500 per flat based the claim date compared to a new claim if it all fell apart. We found a previous LVT case: Roman Road that had considered enfranchisement valuing of telecoms costs. 3 days later we were ready for the case, the settlement negotiated over several hours in a private room at the LVT was £356,000 with agreement for a leaseback of the roof and telecoms a cash saving of over £500.000Customer Comments
" We calculated the alternative cost of a lease extension at circa £17,500 per flat based the claim date compared to a new claim if it all fell apart. We found a previous LVT case: Roman Road that had considered enfranchisement valuing of telecoms costs. 3 days later we were ready for the case, the settlement negotiated over several hours in a private room at the LVT was £356,000 with agreement for a leaseback of the roof and telecoms a cash saving of over £500.000 "
Windows replacement - Planning permission
Sheridan Court 47 Belsize Road London NW6 4RyThe Challenge
Some owners had replaced their windows with PVC-u double glazed units without either the freeholders consent or planning permission (a legal requirement in blokes of flats). The objective was to undertake a block wide PVC-u window replacement project. At the same time the balcony screens needed replacement of the glass screens, because they were deemed a safety risk due to the glass being below thickness required by building regulations.The Solution
Initially planning permission was refused on the ground of . Not defeated Ringley's planning surveyors lodged an appeal (contested the decision), prepared representatives for the secretary of state and won. A combined team effort of Ringley's Estates Team, Building Engineering team and planning surveyor. A good result for the client.Customer Comments
" Initially planning permission was refused on the ground of . Not defeated Ringley's planning surveyors lodged an appeal (contested the decision), prepared representatives for the secretary of state and won. A combined team effort of Ringley's Estates Team, Building Engineering team and planning surveyor. A good result for the client. "
Buying the Freehold. Help for leaseholders (2)
16 Trebovir Road 5WS 9NHThe Challenge
To buy the block from the leaseholder 50% of all leaseholders have to club together to form a company, and give a section 13 claim notice effectively forcing the freeholder to sell them the property. The company needs a special constitution and the leaseholders a lot of help to understand all the procedures. Negotiations centred around weather the roof space was suitable for separate redevelopment as the freeholder sought a ransom premium on the roof space. The freeholder attempted to raise questions over the validity of the section 13 claim notice which were defeated. The freeholder in our opinion made unreasonable demands for his costs which were successfully referred to the leasehold valuation tribunal saving £6,300. The freeholder also presented an owners contract for the freeholder conveyance attempting to release themselves from a number of liability or risk indemnity factors on transfer of the management. We saw this as an admission of inadequacy in the previous management arrangements and the block is now looked after by Ringley's property management team and after all these obstacles on their way to happy days.The Solution
The company was helped to understand the different procedures, so that they could eventually successfully buy the house from the freeholder for £184,634.47. This was a saving of £365,365.53 against the Section 21 Notice that the Freeholder served. Costs were also originally negotiated down from £12,600 to just over £6,300 - saving £6,300.Customer Comments
" The company was helped to understand the different procedures, so that they could eventually successfully buy the house from the freeholder for £184,634.47. This was a saving of £365,365.53 against the Section 21 Notice that the Freeholder served. Costs were also originally negotiated down from £12,600 to just over £6,300 - saving £6,300. "
Change in the lease
Vanbern house London NW5 3LYThe Challenge
After 4 years of a work in progress, Ringley helped Vanbern House get rid of a defective insurance clause in their leases. Imagine each flat had to arrange building insurance for themselves, so when there is a leak or worse each owner had to pursue another owner to sort it out. The lease did not provide for a block wide building insurance.The Solution
It took a while to achieve 75% of the owner's signatures to take the case to the Leasehold Valuation Tribunal, under Section 37 of the 1987 Act. Before each were paying insurance of £300 +per flat, plus every time a flat was sold the buyer's mortgage company forced them to take out an indemnity policy, costing about £500. Now the block insurance costs circa £2,000 a saving of approximately £1,654 per annum or £150 per flat, not just for 1 year but every year, a great result!Customer Comments
" It took a while to achieve 75% of the owner's signatures to take the case to the Leasehold Valuation Tribunal, under Section 37 of the 1987 Act. Before each were paying insurance of £300 +per flat, plus every time a flat was sold the buyer's mortgage company forced them to take out an indemnity policy, costing about £500. Now the block insurance costs circa £2,000 a saving of approximately £1,654 per annum or £150 per flat, not just for 1 year but every year, a great result! "
Renovation works - Help for leaseholders
Woodside park London NW12 8RQThe Challenge
After years the residents wanted to patch up the asphalt driveways around the block. The managing agent quickly signed the management company up for contract administration. All the residents were shocked when the tenders started coming in at £140,000. After investigation it appeared the former agent wanted motorway grade wearing course for the project, which was outrageous due to the fact they only wanted to patch up the asphalt driveways. The directors shortly after finding out the tenders on the project wanted their own quote for the job.The Solution
We advised them that Section 20 consultation was required and that resident's quotes were not safe for managing company to rely on. We advised perhaps the best option was to hire the engineer for 1 day to convert the preferred contractor's estimates specification. We could get all contractors that have given quotes to residents to do a re-quote with the new specifications. After the section 20 Stage 2 Consultation notice was served and the job was completed the residents were pleased we helped save money.Customer Comments
" We advised them that Section 20 consultation was required and that resident's quotes were not safe for managing company to rely on. We advised perhaps the best option was to hire the engineer for 1 day to convert the preferred contractor's estimates specification. We could get all contractors that have given quotes to residents to do a re-quote with the new specifications. After the section 20 Stage 2 Consultation notice was served and the job was completed the residents were pleased we helped save money. "
Security and anti-vandal protection improvement
Alliance Close Lancelot Road Wembley HA0 2NGThe Challenge
The communal doors entrances were repeatedly forced open. Vandals took advantage of the fact that the locks could be easily forced and that the glass panels and the position of the letterboxes meant doors could be opened by putting a hand through the letterboxes or smashing the glass. Anti-vandal, more safer and stable doors were required.The Solution
Hardwood doors from the joinery manufacturer Howdens were chosen and fitted with the London Bars (anti-burglary device; resists kicking, splitting and forcing open of door) and the Birmingham Bars (recommended by police and security specialists, against kick in attack). These together with the glass panels being away from the locks proved to be a very good combination to secure the blocks from uninvited intruders.Customer Comments
" Hardwood doors from the joinery manufacturer Howdens were chosen and fitted with the London Bars (anti-burglary device; resists kicking, splitting and forcing open of door) and the Birmingham Bars (recommended by police and security specialists, against kick in attack). These together with the glass panels being away from the locks proved to be a very good combination to secure the blocks from uninvited intruders. "
Saving costs by changing windows
Alliance Close Lancelot Road Wembley HA0 2NGThe Challenge
The developer had installed low grade softwood windows. The lease being 99 years requires decoration every three years; expensive! To save the money two options were considered; either to redecorate every three years or to change the windows from timber to PVC. That means no need to maintain the windows every three years.The Solution
The windows were changed from timber to PVC, so that 33 times decorations could be saved. By replacing the wooden windows with low maintenance PVC, it was possible to save expensives.Customer Comments
" The windows were changed from timber to PVC, so that 33 times decorations could be saved. By replacing the wooden windows with low maintenance PVC, it was possible to save expensives. "
Seeping gutters repairs
St. Christophers Court, 102 Junction Road, London, N19 5LT.The Challenge
The box gutters were seeping water behind the lead up stands/flashings. Blocked pipes had to be replaced or unblocked and new details designed to prevent reoccurrenceThe Solution
To unblock and replace all existing pipes and clean out all guttering. Box gutters were made water-tight. Lead upstands/flashings redesigned and re-seated. Chutes were also installed to greatly increase the drainage capacity for storm waterfall.Customer Comments
" To unblock and replace all existing pipes and clean out all guttering. Box gutters were made water-tight. Lead upstands/flashings redesigned and re-seated. Chutes were also installed to greatly increase the drainage capacity for storm waterfall. "- ← Previous
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