Case Studies

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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.

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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.

33 Gloucester Avenue

Gloucester Court was a site in urgent need of repair and redecoration... Read More >>

Fix longstanding water leaks and repaint external walls

The Challenge

Gloucester Court was a site in urgent need of repair and redecoration. Having obtained various quotes, confused by various prices, the residents instructed Ringley to make sense of the problems. The walls were saturated, paint was peeling off, some windows were falling apart due to decay, hoppers and downpipes were also so clogged up with rubbish they were effectively useless.

The Solution

Ringleys Building Surveyors produced a specification of works, which then tendered. Ringley's contract administrators made regular site visits, checking the works are to the client's expectations. The job included Fixing longstanding water leaks Assessing windows for resin repairs or replacement Repairing defective render and decorate Overhauling hoppers and guttering to stop water overflowing Repainting external walls The before and after photos show how quality workmanship and expert project management really does go a long way.

Customer Comments

" Ringleys Building Surveyors produced a specification of works, which then tendered. Ringley's contract administrators made regular site visits, checking the works are to the client's expectations. The job included Fixing longstanding water leaks Assessing windows for resin repairs or replacement Repairing defective render and decorate Overhauling hoppers and guttering to stop water overflowing Repainting external walls The before and after photos show how quality workmanship and expert project management really does go a long way. "

Absent Landlord case, where the Landlord turned up after the Service of the Enfranchisement Claim Notice... Read More >>

2 Gateley Road - Leasehold Enfranchisement with Absent Landlord who turns up

The Challenge

Absent Landlord case, where the Landlord turned up after the Service of the Enfranchisement Claim Notice. Effectively the Enfranchisers by virtue of the the counter notice deadline missed have the opportunity to follow the Vesting Order process with the Court to have the premium based on the Claim Notice offer price. Due to the time restraints of our client, it was decided by our client to attempt to negotiate with the Landlord outside the Statutory process.

The Solution

While ensuring that our client's interests were protected against statutory deadlines, we sent lodged the appropriate claim at the county court, while these negotiations went on. A fair premium was established between the parties that reflected our client's best interests in the process. However, the Landlord was asking for all unpaid ground rent to be paid. We made his representatives aware that due to limitation Act Successfully reduced the ground rent that was payable to six months. Among the things he was asking for was that all ground rent be paid upon completion. We ensured that the terms of the deal were covered within a Tomlin Order which is a court agreement between the parties.

Customer Comments

" While ensuring that our client's interests were protected against statutory deadlines, we sent lodged the appropriate claim at the county court, while these negotiations went on. A fair premium was established between the parties that reflected our client's best interests in the process. However, the Landlord was asking for all unpaid ground rent to be paid. We made his representatives aware that due to limitation Act Successfully reduced the ground rent that was payable to six months. Among the things he was asking for was that all ground rent be paid upon completion. We ensured that the terms of the deal were covered within a Tomlin Order which is a court agreement between the parties. "

139 Hatherley Court, Hatherley Grove, London, W2 5RG

Freeholder Challenged the right for the LVT to determine the terms and valuation of the Lease Extension as being outside the timescale... Read More >>

Hatherley Court

139 Hatherley Court, Hatherley Grove, London, W2 5RG

The Challenge

Freeholder Challenged the right for the LVT to determine the terms and valuation of the Lease Extension as being outside the timescale. The Landlord's Surveyor seemed to settle and then backtracked on the amount. Which we would attempt to us to our advantage Clauses they were trying to include as 'modernisation'. Implementation of VAT on charges, indemnity clause on Landlords costs, interest rate.

The Solution

Counter Notice: £33,500 Settlement: £30,000 Pre-review was held, which the Respondent did not attend. The LVT agreed that the application was within time, and apologied for the need We opposed the imlementation of those Covenants and were prepared to dispute them at LVT. The Client in these circumstances did not wish to incur the costs of proceeding and instructed us not to pursue them. But some terms were agreed.

Customer Comments

" Counter Notice: £33,500 Settlement: £30,000 Pre-review was held, which the Respondent did not attend. The LVT agreed that the application was within time, and apologied for the need We opposed the imlementation of those Covenants and were prepared to dispute them at LVT. The Client in these circumstances did not wish to incur the costs of proceeding and instructed us not to pursue them. But some terms were agreed. "

77-81 Harcourt Terrace London, SW10 9JP

Here we picked up after the block had instructed an external surveyor and only 2 years after major works were having severe problems with their roof... Read More >>

Case Study - Infra-red and Fibre glass Roofing

77-81 Harcourt Terrace London, SW10 9JP

The Challenge

Here we picked up after the block had instructed an external surveyor and only 2 years after major works were having severe problems with their roof. Somebody in the past had agreed/been persuaded to change the specification from a typical built up felt roof suitable for a Recency conversion to a fibreglass roof. The benefits of fibreglass roofs are their long lifespan of approximately 20 years, easy repair when damaged, extended or refurbished, and high security, making it hard for intruders to enter. However, fibreglass is quite expensive and manufacturers produce it to only certain standards, meaning it cannot be customized to specific dimensions.

The Solution

We picked up the diagnosis, testing and eventually infra-red survey to find the fault. The process of the investigation would have involved infrared cameras which pick up distant temperatures using radiometric thermal imaging. This way we could detect any issues with moisture, heat in electrical systems, clogs, leaks, etc. Interim repairs to the fiberglass roof have been carried out whilst the block awaits the painful collection of more money having had the wrong type of roof installed.

Customer Comments

" We picked up the diagnosis, testing and eventually infra-red survey to find the fault. The process of the investigation would have involved infrared cameras which pick up distant temperatures using radiometric thermal imaging. This way we could detect any issues with moisture, heat in electrical systems, clogs, leaks, etc. Interim repairs to the fiberglass roof have been carried out whilst the block awaits the painful collection of more money having had the wrong type of roof installed. "

16 Rathcoole Avenue, London, N8 9NA

1) Getting the lowest premium possible for the client, as well as discounting the premium due to costs incurred throughout the proceedings... Read More >>

16 Rathcoole Avenue - Lease Extension absent landlord

16 Rathcoole Avenue, London, N8 9NA

The Challenge

1) Getting the lowest premium possible for the client, as well as discounting the premium due to costs incurred throughout the proceedings.

The Solution

Claim Notice was served in the offer value of £30,425. As the Landlord was absent, no counter notice was received. LVT determined premium of £40,013 Court awarded costs of £1071.53 to be discounted from premium and therefore premium wa £38,941.47 in total.

Customer Comments

" Claim Notice was served in the offer value of £30,425. As the Landlord was absent, no counter notice was received. LVT determined premium of £40,013 Court awarded costs of £1071.53 to be discounted from premium and therefore premium wa £38,941.47 in total. "

56 Canning Road

Help needed in relation to taking over management from the landlord if only 50% of the leaseholders at the building agreed to this... Read More >>

Taking over management from the landlord

56 Canning Road

The Challenge

Help needed in relation to taking over management from the landlord if only 50% of the leaseholders at the building agreed to this.

The Solution

All four leaseholders agreed and leaseholders are now managing their own building e.g. paying to get renovation done.

Customer Comments

" All four leaseholders agreed and leaseholders are now managing their own building e.g. paying to get renovation done. "

Garden Mews Berkshire SL1

Clause l3 of Lease required the freeholder to audit the service charge accounts... Read More >>

Changing the lease to omit the requirement to audit service charge accounts

Garden Mews Berkshire SL1

The Challenge

Clause l3 of Lease required the freeholder to audit the service charge accounts. With the cost of an audit being £2,500 upwards and the cost of the typical requirement for this size of block being a 'service charge verification', both carried out by a Chartered Accountant the clause was considered overly onerous for this size of block. The cost of a service charge audit was not only the most expensive item in the service charge budget, but cost about £1,000 more than the management fee, £1,500 more expensive than the buildings insurance and believed to offer less real value to the leaseholders.

The Solution

An application to the Tribunal under Section 37 of the 1987 Act which is the procedure to vary a lease where not 100% agree. for 9+ flats - you need 75% to consent and not more than 10% opposing, for up to 8 flats you need all but 1 party to consent. The result - a more 'reasonable' service charge.

Customer Comments

" An application to the Tribunal under Section 37 of the 1987 Act which is the procedure to vary a lease where not 100% agree. for 9+ flats - you need 75% to consent and not more than 10% opposing, for up to 8 flats you need all but 1 party to consent. The result - a more 'reasonable' service charge. "

Riverside Plaza

The previous managing agent and freehold company advisers to this Client had been letting changes of use happen without seeking a fair premium to the freehold company... Read More >>

Change of Use - Premium to Charge

Riverside Plaza

The Challenge

The previous managing agent and freehold company advisers to this Client had been letting changes of use happen without seeking a fair premium to the freehold company. The owner of the leasehold premises which was B1 use had obtained approval from the council under the prior approval procedure to change the use from offices (Use Class B1(a)) to a self-contained flat (Use Class C3(a)). The leaseholder now needed the freeholder's consent.

The Solution

Ringleys Valuation Department valued the premises and established that depending on how the marriage value was to be split between the units the premium should be between £21-42,000.

Customer Comments

" Ringleys Valuation Department valued the premises and established that depending on how the marriage value was to be split between the units the premium should be between £21-42,000. "

Ringley took over from the Head Leaseholder after 30 years of neglect with elements of the building in an un-repairable state... Read More >>

Stourcliffe RTM Company Ltd

The Challenge

Ringley took over from the Head Leaseholder after 30 years of neglect with elements of the building in an un-repairable state. Threatened by a dilapidations claim, the Leaseholders decided to set up a RTM Company and move the repair and redecorations forward with Ringley's assistance.

The Solution

Stakeholder engagement was critical. This involved careful liaison with the Freeholders Agent, Head Leaseholders' Solicitors and, Directors of the RTM Company. All leaseholders needed to 'buy into' the project given that the windows are demised to them. The planning department granted consent and through careful procurement of the windows. Ringley saved the site £250.000 on the cost of the windows and £378.000 overall

Customer Comments

" Stakeholder engagement was critical. This involved careful liaison with the Freeholders Agent, Head Leaseholders' Solicitors and, Directors of the RTM Company. All leaseholders needed to 'buy into' the project given that the windows are demised to them. The planning department granted consent and through careful procurement of the windows. Ringley saved the site £250.000 on the cost of the windows and £378.000 overall "

This project in Canterbury was split into two phases to assist with raising funds... Read More >>

St Dunstan's Management Ltd

The Challenge

This project in Canterbury was split into two phases to assist with raising funds. We met with the site manager to ascertain the shortcomings of the last decoration cycle and discussed with the site Directors funding requirements. With the site Directors we also took on liaison with owners regarding access to the flats for internal inspections as necessary.

The Solution

Commenting on the work, our client said "That's very good news about coming in under budget for the project - thank you. There were positive comments about the quality of the redecoration at the meeting and I know this was also due to your (the surveyors) efforts, a point that we recognised in the Directors' report"

Customer Comments

" Commenting on the work, our client said "That's very good news about coming in under budget for the project - thank you. There were positive comments about the quality of the redecoration at the meeting and I know this was also due to your (the surveyors) efforts, a point that we recognised in the Directors' report" "

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