We act for major lenders, landlords, tenants, investors and owner occupiers who come to us for a range of valuation advice, e.g., capital valuations for new acquisitions, tax planning, rental valuations to support a commercial rent review, assessment of the cost of rebuilding a property for insurance purposes or re-valuation of a property owned through a company to assess the value to be stated in the Company’s accounts (balance sheet).

We also support owner occupiers with purchase and mortgage valuations as well as leaseholders who have a short lease and want a lease extension or those who have clubbed together with 51% of the owners in their block and need a freehold purchase valuation or a valuation to counter a Section 5 first right of refusal notice where a lease extension on a freehold house is required.

The term asset valuation covers a wide range of situations but essentially covers situations where there is not a transaction happening, no buyer, no seller and no deemed disposal for tax or other purposes.

A valuation of a property for asset valuation purposes may be needed for any of the following reasons:

• for the purposes of updating the value of buildings which are held as assets of a company
• to determine the value of assets held by a family trust
• to determine the asset value of a pension fund

Extending your lease has been a legal right to qualifying leaseholders since 1993. Leases will continue to get shorter, in some areas 40-60 year leases are now common place.

To claim your statutory lease extension you need:

• to have owned the lease for 2 years* (personally or through your company).

You get:

• 90 extra years
• Your ground rent reduced to a peppercorn

You can also serve notice then sell your right to extend your lease to a new purchaser so they don’t have to wait 2 years to qualify.

Leasehold enfranchisement……When undertaking a valuation for negotiation the Chartered Valuation Surveyor has to interpret the right evidence for the right situation to bring maximum benefit to the Client. More so with changing legislation in the enfranchisement arena where the freeholder needs to ensure that he is well advised, and represented to maximise his forced exit value.

Take me straight to freehold purchase help »

Also known as “collective enfranchisement” Ringley is an expert in this niche area and helps those wishing to buy their freehold or extend their lease.

Our solicitors practice, Ringley law can also serve notices, negotiates and deal with county court and Tribunal matters.

Rent Reviews & responsibilities for commercial landlords

For Commercial tenants

Within Ringley we have Solicitors, Engineers, Negotiators and Property Managers so together we act as expert witness; prepare submissions for arbitration & can advise on statutory and tactical procedures. Ringley’s expertise encompasses; rent reviews, dilapidations, lease renewal and sourcing tenants. The rest of this page provides useful advice for tenants.

A development appraisal is a valuation which assesses a property with or without planning permission to establish the likely value of a future use or the value as a cleared site for redevelopment. The valuation is called a ‘development appraisal’ because the Valuer has to assess a multitude of factors including build costs.

Firstly, the Valuer has to assess the value of the completed development.For residential developments this is the likely end sales price of the units or accommodation to be created. For Commercial developments this will typically be the NET income of the completed development capitalised at an appropriate all risks yield. This is known as the ‘gross development value’ the maximum end value proceeds from selling or leasing the development.

As residential and commercial valuers we value most property classes including:

• Retail
• Offices
• Industrial & Logistics
• Leisure Properties
• Residental
• Land & Development Sites
• Specialist Properties including: pubs, restaurants, care homes, GP surgeries, dentists, health centres and student accomodation.

An insurance valuation is the assessment of a building’s structure and fittings to provide the re-instatement cost, i.e, how much it would cost to rebuild the building if the land it stands upon were FREE.

Declared value: this represents the total cost to rebuild the property (including all fixtures and fittings, car parks, pavements and similar property for which you are responsible) at the start date of your policy. It also includes an allowance for professional fees "declared" to the insurance company at a point in time.

Building sum insured: this represents the declared value plus a day one uplift. The purpose of the uplift is to protect the policyholder against inflation as the years pass from the original valuation.

More so these days mediation and arbitration are preferred routes and advice from a Chartered Valuation Surveyor can help in assessing the value of property or buildings in a range of circumstances including but not limited to:

• matrimonial settlements,
• boundary disputes,
• defective title,
• unlawful eviction,
• solicitors indemnity fund

A valuation for tax purposes will usually be required for:

• a disposal subject to capital gains tax,
• as part of tax planning when a property is being ‘gifted’,
• inheritance tax following a death.

A Chartered Valuation Surveyor can assist with valuations for many purposes but tax valuations are a rather specialist area where local expertise and experience really counts.

Valuations for tax purposes, whether inheritance tax, capital gains tax or to assess the value of a property being gifted as part of inheritance tax planning usually have to be negotiated and agreed with the Valuation Office Agency. So the valuation and the Chartered Valuation Surveyor’s ability to justify and defend it becomes critical. Most valuations for tax planning or tax management are generally required as the property being valued has not been sold, so there is no ‘arms length market transaction’ taking place.

Goodwill valuations are a specialist valuation discipline that combines valuation principles with a detailed analysis of the business accounts, it is a valuation of the bricks and mortar (the buildings) and a valuation of the value of the property as a trading location with an established customer base, ready and fitted out for use. A goodwill valuation is usually required when somebody is buying a “going concern” or trading business (the property + the customers + the fixtures & fittings) as opposed to perhaps buying an empty shop to start their own business.

Compulsory purchase…… Where a property is affected by a compulsory purchase order, for road, rail, aerodrome or inner-city redevelopment, the Chartered Valuation Surveyor needs to ensure that evidence gathered reflects the ‘no scheme world’ and is not tainted by ‘blight’. Otherwise compensation negotiated would be reduced because local market values may well have taken into account a ‘possible scheme’ long before the actual scheme is confirmed by government. For home owners and businesses compensation due will include ‘disturbance’ (costs flowing from the compulsory purchase order).