0229s

Legra Grange, 1525 London Road, Essex SS9 2SF

The Challenge:
Internal and external decorations and refurbishments

Hair-line cracking in the render

Legra Grange, 1525 London Road, Essex SS9 2SF

The 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. "
0010s

41 Flats, Penrose House, 16 Newsholme Drive London N21 1TW

The Challenge:
To repair and redecorate dormer windows

Interim decorations at high level

41 Flats, Penrose House, 16 Newsholme Drive London N21 1TW

The 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. "
0409s photo

Mundania Court, Forest Hill Road, London SE22 0NQ

The Challenge:
To help the leaseholders buy the Freehold

Buying the Freehold. Help for leaseholders

Mundania Court, Forest Hill Road, London SE22 0NQ

The 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 £500.000

Customer 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 "
0233s

Sheridan Court 47 Belsize Road London NW6 4Ry

The Challenge:
Re-glaze all balconies screens with 6mm Gregorian wired gloss Planning permission to change windows to PVC double glazed units

Windows replacement - Planning permission

Sheridan Court 47 Belsize Road London NW6 4Ry

The 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. "
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16 Trebovir Road 5WS 9NH

The Challenge:
To help the leaseholders buy the Freehold

Buying the Freehold. Help for leaseholders (2)

16 Trebovir Road 5WS 9NH

The 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 valiosity 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 £ 00000. The freeholder also presented an owners contract for the freeholder conveyance attempting to release themselves from a number of liability or risk indemnity fretors 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.

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. "
0047s

Vanbern house London NW5 3LY

The Challenge:
To get the Tribunal to approve a change in the lease

Change in the lease

Vanbern house London NW5 3LY

The 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! "
0380s

Woodside park London NW12 8RQ

The Challenge:
To help the leaseholders get works done at a reasonable cost

Renovation works - Help for leaseholders

Woodside park London NW12 8RQ

The 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. "
0029s

Alliance Close Lancelot Road Wembley HA0 2NG

The Challenge:
Improve security and anti-vandal protection

Security and anti-vandal protection improvement

Alliance Close Lancelot Road Wembley HA0 2NG

The 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. "
0029s

Alliance Close Lancelot Road Wembley HA0 2NG

The Challenge:
Change of windows, to save costs

Saving costs by changing windows

Alliance Close Lancelot Road Wembley HA0 2NG

The 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. "
0037s

St. Christopher’s Court, 102 Junction Road, London, N19 5LT.

The Challenge:
Gutter and hopper overhaul repairs

Seeping gutters repairs

St. Christopher’s 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 reoccurrence

The 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. "
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