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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
Hamilton Court Maida Vale Ltd
The Challenge
Hamilton Court is a 5/6 storey 1930s block in Maida Vale. Ringley are engaged as Freeholder's Agent and Party Wall Surveyors to deliver rooftop penthouses with minimum inconvenience. The owners of the apartments share the freehold and started discussions with a developer to lease them the roof space and add 4 penthouses. Ringley's role is to work with the Directors of the management company, vet developer proposals and manage the approval of details as part of the licence and planning process. Development conditions includes enabling works before the penthouse materials are delivered to the site. Negotiations yielded; the developer committing to replacing all the blocks windows, supervised by Ringley along with the penthouse and internal refurbishment.The Solution
The freehold company is owned by most of the leaseholders will get to share in the proceeds from selling the 4 penthouses. Ringley will keep the leaseholders safe by ensuring the developer protects the exiting structure and new works are planned to minimise any inconvenience.Customer Comments
" The freehold company is owned by most of the leaseholders will get to share in the proceeds from selling the 4 penthouses. Ringley will keep the leaseholders safe by ensuring the developer protects the exiting structure and new works are planned to minimise any inconvenience. "
Phase 1 due on site 2016
The Challenge
Kensington Hall Gardens is a Victorian Mansion Block comprising 70 flats over 5 entrances. Long term neglect and replacement boilers sucked all funds so the exterior had not been repaired or redecorated for some 15 years. A estimating exercise was presented to the residents meeting and using a slide show we demonstrated the state of each element and gained Leaseholder buy into the project.The Solution
Through a series of votes, phasing was agreed, each phase justified by demonstrating the elevations which needed more work urgently.Customer Comments
" Through a series of votes, phasing was agreed, each phase justified by demonstrating the elevations which needed more work urgently. "
Willaim Limited
The Challenge
Ringley were appointed to carry out a rooftop development feasibility study. Following are consideration of the site and buildings, initial designs and documents were brought forward for pre-app negotiations and refined for full plans submission. The submitted scheme took into account all pre-application feedback and recommended for approval by the council as it conformed to all local and national guidelines and was deemed by planning officers to enhance the character of the area.The Solution
Despite the positive report and recommendation for approval, the council's development committee voted to refuse the application. An appeal is pending. Should the appeal be successful, it is planned for Ringley's to be retained to carry out the detailed design work, building regulations submission and project management of the rooftop scheme.Customer Comments
" Despite the positive report and recommendation for approval, the council's development committee voted to refuse the application. An appeal is pending. Should the appeal be successful, it is planned for Ringley's to be retained to carry out the detailed design work, building regulations submission and project management of the rooftop scheme. "
Millharbour
The Challenge
An all too common problem in our air tight buildings with district heating systems and great insulation is overheating, in the common parts. Ringley's Building Engineering Team reduced the overheating in the common parts at a block of 352 units in Docklands, E14 by 20%. Looking back to temperatures in September 2014 at 32.3 degrees Celsius, the same area now reads 25 degrees Celsius. Following a structural assessment of the building fabric and components we undertook a couple of months of practical testing and monitoring to explore non-mechanical passive ventilation options to maximise the cooling effect without the need to install and maintain expensive mechanical extraction plant.The Solution
Passive ventilation means the opposite of mechanical ventilation/extraction. Overheating in common parts is a problem for developers who have to meet stringent air-tight testing end high insulation standards. In modern buildings heat gain and creep usually centres round the transfer of communal heating pipes perhaps from the plant room or from tower 1 to tower 2, for example. What Ringley achieved at Millharbour was to save the residents thousands by not installing a mechanical cooling system but to go back to basics and with a mixture of raised natural vents at the top of stair cores, active use of doors and windows as part of the cooling system albeit maintaining adequate fire protection by installing electrical closing mechanisms.Customer Comments
" Passive ventilation means the opposite of mechanical ventilation/extraction. Overheating in common parts is a problem for developers who have to meet stringent air-tight testing end high insulation standards. In modern buildings heat gain and creep usually centres round the transfer of communal heating pipes perhaps from the plant room or from tower 1 to tower 2, for example. What Ringley achieved at Millharbour was to save the residents thousands by not installing a mechanical cooling system but to go back to basics and with a mixture of raised natural vents at the top of stair cores, active use of doors and windows as part of the cooling system albeit maintaining adequate fire protection by installing electrical closing mechanisms. "
Hanover Court
The Challenge
On this new build block called to investigate a leak we uncovered numerous roof faults. The construction of the roof was a flat liquid applied cold roof that had been incorrectly installed and lacked competent detailing at upstands and around pipe protrusions. We instigated claims through the NHBC insurance and worked with loss adjusters to achieve resolution.The Solution
This was good to customers because taking care of the faulty roof construction at an early stage saved residents from many years of roof leaks and other related damage to the property.Customer Comments
" This was good to customers because taking care of the faulty roof construction at an early stage saved residents from many years of roof leaks and other related damage to the property. "
Kenwood Court @ 1 Elmwood Crescent, Kingsbury, NW9 9AB
A skip had been left on site for the past 8-10 months...Skip Removed With The Help Of Residents!
Kenwood Court @ 1 Elmwood Crescent, Kingsbury, NW9 9ABThe Challenge
A skip had been left on site for the past 8-10 months. It was breeding rats, mosquitoes, flies, and inviting foxes. Thrown into it were baby nappies, beer bottles, clothes, plastic waste, and also a broken wooden door.The Solution
From 7:30pm - 8:45pm two directors, an associate director and a few labourers attended together to clear the overloaded skip and its surrounding area full of rubbish. Residents of the site praised the work done. The skip was picked up within 24 hours of an emails sent and hard work done.Customer Comments
" From 7:30pm - 8:45pm two directors, an associate director and a few labourers attended together to clear the overloaded skip and its surrounding area full of rubbish. Residents of the site praised the work done. The skip was picked up within 24 hours of an emails sent and hard work done. "
Drayton Garden Village
Pavement damage costs recovered It is not fair when unsociable behaviour and bad tenants disrespect the covenants and regulations over and over again and it can cause unprecedented levels of stress and anxiety...Pavement Damage - Costs Recovered
Drayton Garden VillageThe Challenge
Pavement damage costs recovered It is not fair when unsociable behaviour and bad tenants disrespect the covenants and regulations over and over again and it can cause unprecedented levels of stress and anxiety. Lease regulations and covenants are there for a purpose and there are things that can be done. Continual parking abuse, mounting pavements and causing damage to paving slabs, along with noise nuisance was upsetting residents at Drayton Garden Village.The Solution
Ringley Law worked with the Client and sought an injunction to stop the pavement damage. As a result sufficient damages were obtained to pay for the pavement damage and the tenants moved out.Customer Comments
" Ringley Law worked with the Client and sought an injunction to stop the pavement damage. As a result sufficient damages were obtained to pay for the pavement damage and the tenants moved out. "
Too Many Cars!
The Challenge
To play fair, you can only park as many cars as you have spaces for on-site. Stands to reason, and you would think everybody could understand that. Visitors parking is scarce and often visitors must park off-site.The Solution
In this case, an action was started against the owner of the property whose tenants were flagrantly breaching the rules, day after day, night after night. And, not one car at a time - typically 3 or 4. Once the landlord understood that our Client was serious, they used our action to start taking breach proceeding against their tenants. This resulted in the tenants moving on and Ringley Law's costs being covered by the owner. Hopefully, with getting better tenants next time, this owner will make sure their Agent is clear on how many spaces come with the property and also get a previous landlord reference!Customer Comments
" In this case, an action was started against the owner of the property whose tenants were flagrantly breaching the rules, day after day, night after night. And, not one car at a time - typically 3 or 4. Once the landlord understood that our Client was serious, they used our action to start taking breach proceeding against their tenants. This resulted in the tenants moving on and Ringley Law's costs being covered by the owner. Hopefully, with getting better tenants next time, this owner will make sure their Agent is clear on how many spaces come with the property and also get a previous landlord reference! "- ← Previous
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