G06 Section 20 Major Works and Service Contracts
|
|
- Bonnie Francis
- 5 years ago
- Views:
Transcription
1 Section G IHT G06 Section 20 Maj Wks G06 Section 20 Maj Wks and Service Contracts 1. Purpose 1.1 This policy and procedure outlines the procedures f consulting leaseholders about cyclical maintenance and maj wks contracts and agreements f services contained in Section 20 of the Landld and Tenant Act The policy intends to ensure that NCHA meets its legal obligations and is able to recover the full cost of maj wks contracts service agreements from its leaseholders. 2. Policy Statement 2.1 It is the policy of NCHA to ensure its assets are properly maintained, including leasehold properties where it has a maintenance liability. 2.2 The Association will maintain sinking funds f cyclical maintenance and maj repairs, where the lease permits, to ensure adequate provision f future maintenance liabilities, and to avoid significant fluctuations in service charges the need to issue large repair bills to leaseholders. 2.3 NCHA will meet the requirements of Section 20 of the Landld and Tenant Act 1985, as amended by the Commonhold and Leasehold Refm Act 2002, and any subsequent legislation, in respect of the consultation of leaseholders about contracts f services and maj wks. 2.4 These procedures may not apply where there is a partnering relationship with a contract if the contract to be tendered is subject to EU procurement rules. 2.5 In exceptional circumstances, very urgent wks over the prescribed limits may have to be carried out befe Section 20 consultation has been completed. 3. Risks 3.1 The risk that the Association may be unable to recover the full cost of wks the provision of services through its failure to follow the Section 20 procedures crectly. 3.2 The risk that properties could be inadequately maintained due to a lack of funding. 3.3 The risk that leaseholders could be dissatisfied with the Association's management of maj wks service contracts. Page 1 of 12 Amended March 2014 by D Simmons
2 Section G IHT G06 Section 20 Maj Wks 3.4 The risk that the Association could be challenged by leaseholders at the Leasehold Valuation Tribunal. 4. References 4.1 Landld and Tenant Acts 1985 and Commonhold and Leasehold Refm Act NCHA Asset Management Strategy 5. Procedure: Maj Wks Contracts 5.1 The following procedure applies to all the NCHA Group's leasehold housing, and must be followed to ensure the recovery of the full cost of qualifying wks. 5.2 Qualifying wks include general maintenance, maj repairs, improvements and cyclical maintenance, including redecations. 5.3 The prescribed limit f these qualifying wks is currently 250 per year. This includes VAT. If the cost of the wks will result in one me leaseholders contributing over 250, these procedures must be followed. It is possible that the apptionment of charges may vary between leaseholders, therefe it is imptant to check the amount payable by each leaseholder. Only one has to be above the prescribed limit to trigger the consultation process. 5.4 The Intermediate Housing Manager will check the lease to ensure the proposed wks are the responsibility of the Association. 5.5 If the wk is NCHA's responsibility, the Technical Officer will prepare a specification of the wk required and estimate the likely cost. 5.6 If the cost of the wk is above the prescribed limit f at least one leaseholder, the Intermediate Housing Manager will serve a Notice of Intention to Enter into a Contract on the leaseholders (Letter 4) and on the recognised Residents Association, if one exists. The Notice will describe the proposed wks and the reasons f undertaking them. The leaseholders will be invited to nominate contracts, from whom NCHA will obtain quotations. The Notice will detail the requirements f contracts to be admitted to the Association's approved contract list. 5.7 Leaseholders will be given 30 days to respond to the Notice and will be told where and to whom to respond. 5.8 At the end of the 30 days consultation period, the Intermediate Housing Manager will review the observations in the leaseholders' responses, and any nominated contracts. If nominations exist, quotations must be sought by the Technical Officer from at least one nominee of the residents Page 2 of 12 Amended March 2014 by D Simmons
3 Section G IHT G06 Section 20 Maj Wks association, and one from any of the contracts proposed by the leaseholders. If there is me than one nominated contract from the leaseholders, the one with the most nominations will be chosen to tender. 5.9 The Technical Officer will invite tenders from the contracts following the Association's nmal tendering rules Once the quotations have been received, a Statement will be prepared which sets out the costs of at least two of the quotations, as well as giving a summary of all the observations received during the consultation period and NCHA's response to each observation. A Notice will be sent to leaseholders (Letter 5) detailing where and when the Statement, copies of the quotations f the wk and the leaseholders' observations can be viewed. The Notice will allow leaseholders a further 30 days to comment on the proposals After a further 30 days, the Technical Officer will enter into a contract f the wks A further Notice will be sent to the leaseholders (Letter 6) which details the selected contract, the reasons f the wks being undertaken, and when and where the written observations to the proposals can be viewed. 6. Procedure: Long-Term Agreements 6.1 The following procedure covers any Qualifying Long Term Agreement lasting longer than 12 months f the provision of services. 6.2 Qualifying services include maintenance contracts f lifts, entry phone systems, fire equipment, and also agreements f cleaning and gardening. 6.3 The prescribed limit f these qualifying wks is currently 100 per year. This includes VAT. If the cost of the wks will result in one me leaseholders contributing over 100, these procedures must be followed. It is possible that the apptionment of charges may vary between leaseholders, therefe it is imptant to check the amount payable by each leaseholder. Only one has to be above the prescribed limit to trigger the consultation process. 6.4 If the cost of the wk is above the prescribed limit f at least one leaseholder, the Intermediate Housing Manager will serve a Notice of Intention to Enter into a Long Term Agreement on the leaseholders (Letter 1) and on the recognised Residents Association, if one exists. The Notice will describe the services to be provided under the Agreement and the reasons f undertaking them. The leaseholders will be invited to nominate suppliers/ contracts, from whom NCHA will obtain quotations. The Notice will detail the requirements f contracts to be admitted to the Association's approved contract list. 6.5 Leaseholders will be given 30 days to respond to the Notice and will be told where and to whom to respond. Page 3 of 12 Amended March 2014 by D Simmons
4 Section G IHT G06 Section 20 Maj Wks 6.6 At the end of the 30 days consultation period, the Intermediate Housing Manager will review the observations in the leaseholders' responses, and any nominated contracts. If nominations exist, quotations must be sought from at least one nominee of the residents association, and one from any of the contracts proposed by the leaseholders. If there is me than one nominated contract from the leaseholders, the one with the most nominations will be chosen to tender. 6.7 Once the quotations have been received, a Statement will be prepared which sets out a statement of the goods services to be provided, the name and address of each contract, the total costs and cost per leaseholder of at least two of the quotations, the duration of the contract, and a summary of all the observations received during the consultation period and NCHA's response to each observation. A Notice will be sent to leaseholders (Letter 2) detailing where and when the Statement, copies of the quotations f the wk and the leaseholders' observations can be viewed. The Notice will allow leaseholders a further 30 days to comment on the proposals. 6.8 After a further 30 days, the Intermediate Housing Manager will enter into a contract f the wks. 6.9 A further Notice will be sent to the leaseholders (Letter 3) which details the selected contract, the reasons f the wks being undertaken, and when and where the written observations to the proposals can be viewed. 7. Procedure: Qualifying Contracts Long-Term Agreements f Which Public Notice is Required Under EU Procurement Rules 7.1 There is a simplified procedure f contracts long-term agreements that require public notice under EU Regulations, which only allows comments and observations to be made on the proposed wks, not on the selection of a contract. 7.2 The Intermediate Housing Manager will serve a Notice of Intention to carry out wk (to be based upon fmat of Letters 1 and 4) on all leaseholders and any recognised residents association. The Notice must describe the proposed wks and must detail the reasons f undertaking them. However the Notice will state that NCHA is not inviting nominations of contracts as public notice of the wks is to be given. 7.3 Leaseholders will be invited to make written observations and must be given 30 days in which to respond. The Notice must give clear detail of where and to whom to respond this should be the name of the LHO and the office address of NCHA. 7.4 The Intermediate Housing Manager must carefully consider the observations befe proceeding. 7.5 On the assumption that NCHA is to seek tenders, the Intermediate Housing Manager will draft a notification (based upon the fmat of Letters 2 and 5) that details a proposed contract statement which should be sent to all Page 4 of 12 Amended March 2014 by D Simmons
5 Section G IHT G06 Section 20 Maj Wks leaseholders and the residents association (if one exists). The statement should include the proposed contract, an estimate of the leaseholder s contribution to the wks, and a summary of the observations made by leaseholders and NCHA s response to them, and should be accompanied by a notice based upon the fmat of Letters 2 and Leaseholders should be invited to make written observations on the statement and will be given 30 days in which to submit them. 7.7 If any observations are received the Intermediate Housing Manager will reply to any individual leaseholder within 21 days of receipt. It is not necessary to respond to all residents. 7.8 After the 30 days consultation period has elapsed, the Intermediate Housing Manager Technical Officer can enter into the long-term agreement contract, following the Association's nmal financial procedures. Page 5 of 12 Amended March 2014 by D Simmons
6 Appendix 1 SECTION 20 MAJOR WORKS AND SERVICE CONTRACTS FLOW CHART LONG-TERM AGREEMENT CONTRACT An agreement lasting me than a year is proposed, and the cost to any leaseholder may be me than 100 in a year NO NO A contract f wks is proposed, which may cost any leaseholder me than 250 YES SECTION 20 DOES NOT APPLY Send standard letter 1 - "Notice of Intention to enter into a Long-Term Agreement" to all leaseholders YES Send standard letter 4 - "Notice of Intention to enter into a Contract" to all leaseholders AFTER 30 DAY CONSULTATION PERIOD Did any leaseholders nominate a contract? Did any leaseholders nominate a contract? NO YES YES NO Add at least one nominated contract to the tender list (the contract with the most nominations must be chosen unless two me have the same number of nominations, in which case either can be chosen) Obtain quotes tenders Obtain quotes tenders Send standard letter 2 - "Notice of Proposals to enter into a Long-Term Agreement" to all leaseholders. Ensure all written observations received in response to Letter 1 are listed and a response given to each. Send standard letter 5 - "Notice of Proposals to enter into a Contract" to all leaseholders. Ensure all written observations received in response to Letter 4 are listed and a response given to each. AFTER 30 DAY CONSULTATION PERIOD Enter into the long-term agreement. Is this either the lowest-priced contract a nominated contract? Enter into the Contract. Is this either the lowest-priced contract a nominated contract? NO YES YES NO Send standard letter 3 - "Notice of Reasons f entering into a Long- Term Agreement" to all leaseholders Send letter responding to written observations received in response to 2nd letter to all leaseholders Send standard letter 6 - "Notice of Reasons f entering into a Contract" to all leaseholders
7 Appendix 2 STANDARD LETTER 1: NOTICE OF INTENTION TO ENTER INTO A LONG- TERM AGREEMENT To: (name and crespondence address of leaseholder) and: (name of RTA) It is the intention of (insert name of landld manager) to enter into a long-term agreement in respect of which we are required to consult leaseholders The (goods)(services)(wks) to be provided under the agreement are as follows: (insert a general description of the subject-matter of the agreement) A description of the (goods) (services) (wks) to be provided under the agreement may be inspected at: (insert place and hours f inspection) We consider it necessary to enter into the agreement because: (insert statement of reasons; where the matters to be provided consist of include qualifying wks, state the reasons why you consider the wks necessary). We invite you to make written observations in relation to the proposed agreement by sending them to: (address of landld manager). Observations must be received within the consultation period of 30 days from the date of this notice, and the consultation period will end on: (insert date 30 days from the date of the notice) We also invite you to propose, within 30 days from the date of this notice, the name of a person from whom we should try to obtain an estimate in respect of the matters described in paragraph 2 above. Signed: (Signature of person giving the notice. Where an agent signs, insert also: 'duly authised agent of (name of landld manager)'.) Address: (Give the address to which future communications relating to the subject matter of the notice should be sent.) Date:
8 Appendix 3 STANDARD LETTER 2: NOTICE OF PROPOSALS TO ENTER INTO A LONG- TERM AGREEMENT To: (name and crespondence address of leaseholder) and: (name of RTA) This notice is given following the notice of intention to enter into a long-term agreement issued on: (insert date of notice of intention). The consultation period in respect of the notice of intention ended on: (insert relevant date). We have now prepared (insert number, at least two) of proposals in respect of the (goods)(services)(wks) to be provided under the agreement based on the estimates received, and [a copy of each proposal accompanies this notice] [copies of the proposals may be inspected at: (insert place and hours f inspection) We invite you to make written observations in relation to the proposals by sending them to: (address of landld manager). Observations must be received within the consultation period of 30 days from the date of this notice, and the consultation period will end on: (insert date 30 days from the date of the notice) We did not receive within the consultation period any written observations in relation to the notice of proposals given on: (insert date of notice of proposals) The written observations in relation to the proposals received during the consultation period may be summarised as follows: (insert summary of observations). Our response to the observations is: (state response) A summary of the written observations received during the consultation period, together with our response to them, may be inspected at: (specify place and hours f inspection) Signed: (Signature of person giving the notice. Where an agent signs, insert also: 'duly authised agent of (name of landld manager)') Address: (Give the address to which future communications relating to the subject matter of the notice should be sent.) Date:
9 Appendix 4 STANDARD LETTER 3: NOTICE OF REASONS FOR ENTERING INTO A LONG- TERM AGREEMENT To: (name and crespondence address of leaseholder) and: (name of RTA) This notice is given following the consultation with leaseholders on a notice of proposals to enter into a long term agreement issued on: (insert date of notice of proposals). The consultation period in respect of the notice of proposals ended on: (insert relevant date). We have now entered into an agreement f provision of the (goods)(services)(wks) first described in the notice of intention dated (insert date of notice of intention) with (name of chosen contract). Our reasons f doing so are: (state reasons) A statement of our reasons f doing so may be inspected at: (specify place and hours f inspection) We did not receive within the consultation period any written observations in relation to the notice of proposals given on: (insert date of notice of proposals) The written observations in relation to the proposals received during the consultation period may be summarised as follows: (insert summary of observations). Our response to the observations is: (state response) A summary of the written observations received during the consultation period, together with our response to them, may be inspected at: (specify place and hours f inspection) Signed: (Signature of person giving the notice. Where an agent signs, insert also: 'duly authised agent of (name of landld manager)' ) Address: (Give the address to which future communications relating to the subject matter of the notice should be sent.) Date:
10 Appendix 5 STANDARD LETTER 4: NOTICE OF INTENTION TO ENTER INTO A CONTRACT To: (name and crespondence address of leaseholder) and: (name of RTA) It is the intention of (insert name of landld manager) to enter into a contract in respect of which we are required to consult leaseholders. The (wks) to be provided under the contract are as follows: (insert a general description of the wks) A description of the (wks) to be carried out under the contract may be inspected at: (insert place and hours f inspection) We consider it necessary to enter into the contract because: (insert statement of reasons; where the matters to be provided consist of include qualifying wks, state the reasons why you consider the wks necessary). We invite you to make written observations in relation to the proposed contract by sending them to: (address of landld manager). Observations must be received within the consultation period of 30 days from the date of this notice, and the consultation period will end on: (insert date 30 days from the date of the notice) We also invite you to propose, within 30 days from the date of this notice, the name of a person from whom we should try to obtain an estimate in respect of the matters described in paragraph 2 above. Signed: (Signature of person giving the notice. Where an agent signs, insert also: 'duly authised agent of (name of landld manager)'.) Address: (Give the address to which future communications relating to the subject matter of the notice should be sent.) Date:
11 Appendix 6 STANDARD LETTER 5: NOTICE OF PROPOSALS TO ENTER INTO A CONTRACT To: (name and crespondence address of leaseholder) and: (name of RTA) This notice is given following the notice of intention to enter into a contract issued on: (insert date of notice of intention). The consultation period in respect of the notice of intention ended on: (insert relevant date). We have now prepared (insert number, at least two) of proposals in respect of the (wks) to be provided under the contract based on the estimates received, and [a copy of each proposal accompanies this notice] [copies of the proposals may be inspected at: (insert place and hours f inspection) We invite you to make written observations in relation to the proposals by sending them to: (address of landld manager). Observations must be received within the consultation period of 30 days from the date of this notice, and the consultation period will end on: (insert date 30 days from the date of the notice) We did not receive within the consultation period any written observations in relation to the notice of proposals given on: (insert date of notice of proposals) (see Note 3 below) The written observations in relation to the proposals received during the consultation period may be summarised as follows: (insert summary of observations). Our response to the observations is: (state response) A summary of the written observations received during the consultation period, together with our response to them, may be inspected at: (specify place and hours f inspection) Signed: (Signature of person giving the notice. Where an agent signs, insert also: 'duly authised agent of (name of landld manager)') Address: (Give the address to which future communications relating to the subject matter of the notice should be sent.) Date:
12 Appendix 7 STANDARD LETTER 6: NOTICE OF REASONS FOR ENTERING INTO A CONTRACT To: (name and crespondence address of leaseholder) and: (name of RTA) This notice is given following the consultation with leaseholders on a notice of proposals to enter into a contract issued on: (insert date of notice of proposals). The consultation period in respect of the notice of proposals ended on: (insert relevant date). We have now entered into an agreement f provision of the (wks) first described in the notice of intention dated (insert date of notice of intention) with (name of chosen contract). Our reasons f doing so are: (state reasons) A statement of our reasons f doing so may be inspected at: (specify place and hours f inspection) We did not receive within the consultation period any written observations in relation to the notice of proposals given on: (insert date of notice of proposals) The written observations in relation to the proposals received during the consultation period may be summarised as follows: (insert summary of observations). Our response to the observations is: (state response) A summary of the written observations received during the consultation period, together with our response to them, may be inspected at: (specify place and hours f inspection) Signed: (Signature of person giving the notice. Where an agent signs, insert also: 'duly authised agent of (name of landld manager)' ) Address: (Give the address to which future communications relating to the subject matter of the notice should be sent.) Date:
Section 20 Consultation for Private Landlords, Resident Management Companies and their Agents
Search: e.g. section 20 Section 20 Consultation f Private Landlds, Resident Management Companies and their Agents Outline guide to consultation f qualifying wks to a building and qualifying long-term agreements.
More informationDecent Homes General Information
Decent Homes General Information We consult with Leaseholders as required by law about major works that will cost leaseholders more than 250. The works to your building are being carried out as part of
More informationDeveloped by LEASE and funded by the Welsh Government. MAJOR WORKS A guide for leaseholders of social landlords
Developed by LEASE and funded by the Welsh Government MAJOR WORKS A guide for leaseholders of social landlords Foreword A key aim of this Government is to ensure that everyone has a safe and affordable
More informationADVICE NOTE YOUR RIGHTS TO INFORMATION. A summary of your rights to information as a leaseholder
ADVICE NOTE YOUR RIGHTS TO INFORMATION A summary of your rights to information as a leaseholder 2 CONTENTS Note: As the leading trade body for residential leasehold management, ARMA is also an important
More informationSupporting Older People Conference
Supporting Older People Conference OS7: Are you being served? Update on service charges Speaker: S:\Dept\Conferences\2010-11\Finance 2011\Marketing\Handbook Derek Rawson Chartered Surveyor and Housing
More information1. Introduction - 2 -
PRE-ACTION PROTOCOL FOR CLAIMS FOR DAMAGES IN RELATION TO THE PHYSICAL STATE OF COMMERCIAL PROPERTY AT THE TERMINATION OF A TENANCY (THE DILAPIDATIONS PROTOCOL) - 1 - PRE-ACTION PROTOCOL FOR CLAIMS FOR
More informationA Guide to Lease Extensions for the Barbican Estate
A Guide to Lease Extensions for the Barbican Estate Under the Leasehold and Urban Development Act 1993 (as amended) ( the Act ) Barbican Long Leaseholders may purchase a new Lease from the City of London
More informationLEASEHOLD MAJOR WORKS POLICY Responsible Officer Director of Customer Services
LEASEHOLD MAJOR WORKS POLICY Responsible Officer Director of Customer Services Aim of the Policy Phoenix is committed to providing high quality management and maintenance services to leaseholders and meeting
More informationLEASEHOLD MANAGEMENT POLICY Responsible Officer Director of Customer Services
LEASEHOLD MANAGEMENT POLICY Responsible Officer Director of Customer Services Aim of the Policy Phoenix is committed to providing high quality management and maintenance services to leaseholders and meeting
More informationRight to Buy Policy SER-POL-18 Version 5.0 Date approved: February 2017 Approved by: Chief Executive
Date approved: February 2017 Approved by: Chief Executive 1. Introduction 1.1 The objective of this policy is to allow Southway Housing Trust (Manchester) Limited (Southway) to maximise the availability
More informationPolicy Updated: Leasehold Management Policy
Leasehold Management Policy LEASEHOLD MANAGEMENT POLICY STATEMENT Our vision is: - Provide Homes - Improve Wellbeing - Strengthen Communities Our Core purpose: Providing homes to be proud of and helping
More informationCOLLECTIVE ENFRANCHISEMENT
COLLECTIVE ENFRANCHISEMENT The right to enfranchise under the Leasehold Reform Housing and Urban Development Act 1993 as amended by the Commonhold and Leasehold Reform Act 2002 relates principally to the
More informationLeaseholder Guide to Rights and Responsibilities
Leaseholder Guide to Rights and Responsibilities The purpose of this document is to provide for information, a summary of the Lessee s rights and responsibilities. This document does not replace the legally
More informationService Charges in a new Regulatory Framework
Service Charges in a new Regulatory Framework Derek Rawson FRICS 19 October 2010 PLENARY ONE Service Charges The nuts and bolts of excellent service delivery Can HAs offer quality services representing
More informationOverview Home Ownership Policy
Overview Home Ownership Policy Version 1 Approved by: Executive Team Approved date: 16 April 2018 Effective from: 1 May 2018 1.0 Introduction 1.1 The objective of this Policy is to set the general parameters
More informationRecharges Policy May 2017
Recharges Policy May 2017 Registered address: Triathlon Homes LLP, Fleet House, 59-61 Clerkenwell Road, London, EC1M 5LA Responsible officer: Author: Approved by: Head of Operations (Triathlon Homes) (Responsibility
More informationCONDITIONS OF SALE 2019 EDITION
WARNING: IT IS RECOMMENDED THAT THE WITHIN SHOULD NOT BE COMPLETED WITHOUT PRIOR LEGAL ADVICE CONDITIONS OF SALE 2019 EDITION PARTICULARS and CONDITIONS OF SALE of *SALE BY PRIVATE TREATY *SALE BY AUCTION
More informationThe Right to Manage A short guide
The Right to Manage A short guide Real Estate Private Client Corporate Law CONTENTS Introduction 2 Commonhold & Leasehold Reform Act 2002 4 Qualifying conditions 4 Setting up a right to manage company
More informationRequest for Alterations Information Request
Leasehold Unit Information Request for Alterations Information Request Introduction Thank you for your recent request to make an alteration to your leasehold property. HomeGround Management Ltd are appointed
More information1.1 It is the policy of the Association to ensure that it operates service charges within the current framework of the law and good practice guide.
1 Policy 1.1 It is the policy of the Association to ensure that it operates service charges within the current framework of the law and good practice guide. 1.2 A service charge may be fixed or variable
More informationUseful Information for home owners. Service Charge Accounts
Useful Information for home owners Service Charge Accounts What is a service charge? Service charges are charges billed to home owners for the cost of any repairs and services we provide during the year.
More informationLeaseholder Alterations and Improvement Request for Consent Form
Leaseholder Alterations and Improvement Request for Consent Form Section 1 - Your Information 1.1 Applicant 1 Name: (must be the person named on the lease) 1.2 Applicant 2 Name: (must be a person name
More informationService Charge Guide
Service Charge Guide Windsor Housing Association, Swaythling Housing Society Ltd, Drum Housing Association and Longwood Park registered as the Freeholder of your property are subsidiaries of Radian. Radian
More informationThe project will be a wide-ranging review of residential leasehold law, focussing in the first instance on reform to:
THE LAW COMMISSION: RESIDENTIAL LEASEHOLD LAW REFORM TERMS OF REFERENCE The project was announced in the Law Commission's Thirteenth Programme of Law Reform and in Government's response to its consultation
More informationPROPERTY LITIGATION ASSOCIATION
PROPERTY LITIGATION ASSOCIATION PRE-ACTION PROTOCOL FOR CLAIMS FOR DAMAGES IN RELATION TO THE PHYSICAL STATE OF COMMERCIAL PROPERTY AT THE TERMINATION OF A TENANCY (THE "DILAPIDATIONS PROTOCOL") Third
More informationCONDITIONS OF SALE 2017 EDITION
WARNING: IT IS RECOMMENDED THAT THE WITHIN SHOULD NOT BE COMPLETED WITHOUT PRIOR LEGAL ADVICE CONDITIONS OF SALE 2017 EDITION PARTICULARS and CONDITIONS OF SALE of *SALE BY PRIVATE TREATY *SALE BY AUCTION
More informationLANDLORDS TERMS AND CONDITIONS
LANDLORDS TERMS AND CONDITIONS AGENCY AGREEMENT Between Cloud9 Aspirational Property Management Limited The Old Chapel, 14 Fairview Drive, Redland, Bristol, BS6 6PH and Landlord s name/s (all joint landlords):..
More informationLeasehold management policy
Leasehold management policy Author: Richard Dowling, Housing Manager Version 2.0 June 2016 Glossary Section 20 A formal written notification sent to the leaseholder of proposed works or services affecting
More informationPURPOSE FOR WHICH TO BE USED
The Landlord and Tenant Act 1954, Part 2 (Notices) Regulations 2004 Made 30th March 2004 Laid before Parliament 6th April 2004 Coming into force 1st June 2004 The First Secretary of State, as respects
More informationHelpsheet 16. Service Charges: Information for residents. What are service charges, and how do they work?
Helpsheet 16 Service Charges: Information for residents What are service charges, and how do they work? What is a service charge? Service charges are charges Hanover makes to residents (tenants, leaseholders
More informationConsulted With Individual/Body Date Head of Finance Financial
Equipment Disposal Policy Developed in response to: Policy Register No: 12037 Status: Public Internal Audit Report for Fixed Assets Contributes to CQC Regulation 17 Consulted With Individual/Body Date
More informationYORKSHIRE HOUSING ADMINISTRATION CHARGES
Throughout the ownership of your property Yorkshire Housing may carry out additional work or services which are not covered by our management fee. On these occasions we charge a direct administration fee
More informationGuidance Document. Guidance to Commons Registration Authorities in Wales on Sections 15A to 15C of the Commons Act 2006.
Number: WG36285 Welsh Government Guidance Document Guidance to Commons Registration Authorities in Wales on Sections 15A to 15C of the Commons Act 2006 Mae r ddogfen yma hefyd ar gael yn Gymraeg. This
More informationCertificate of Title. Lender's reference (from letter of instruction) The Borrower(s)
Certificate of Title Lender's reference (from letter of instruction) The Borrower(s) Mortgagor(s) (if Property to be registered in name(s) other than Borrower(s )) Property Tenure (if leasehold please
More informationEnfranchisement and lease extension A short guide
Enfranchisement and lease extension A short guide Real Estate Private Client Corporate Law CONTENTS Introduction 2 The collective right to enfranchise 4 What is it? 4 How do I prepare for a claim? 4 How
More informationLeasehold Management Policy
Author(s): Simon McCracken and Liz Evans Leasehold Management Policy Approved by: The Board Date: 3 rd December 2015 Date Published: 1 st January 2016 Version: Live 3.0 Review Date: December 2019 Contents
More informationNotes to consider before completing this application:
DRS GR December 2016 RICS Dispute Resolution Service (DRS) Request for the appointment of a dispute resolver to assess the ground rent in England, Wales or Northern Ireland General Information Important:
More informationNON-EXCEPTED AREAS - POLICY AND GUIDANCE (January 2016 Edition)
NON-EXCEPTED AREAS - POLICY AND GUIDANCE (January 2016 Edition) LEASEHOLD REFORM ACT 1967 ( the 1967 Act ) LEASEHOLD REFORM, HOUSING AND URBAN DEVELOPMENT ACT 1993 ( the 1993 Act ) These Acts give home
More informationFACTORING AGREEMENT ARGYLL COMMUNITY HOUSING ASSOCIATION LIMITED
ARGYLL COMMUNITY HOUSING ASSOCIATION LIMITED This is a FACTORING AGREEMENT between Argyll Community Housing Association Limited, having our registered office at Menzies House, Glenshellach Business Park,
More informationLe Morne Heritage Trust Fund. for. Renting of Office Space with amenities in the region of Port Louis. Procurement Reference No: LMHTF/50/2017
Le Morne Heritage Trust Fund Issued on 5 th January 2018 for Renting of Office Space with amenities in the region of Port Louis Procurement Reference : LMHTF/50/2017 Royal Road Le Morne Village Tel : 451
More informationStandard for the acquisition of land under the Public Works Act 1981 LINZS15005
Standard for the acquisition of land under the Public Works Act 1981 LINZS15005 Version date: 20 February 2014 Table of contents Terms and definitions... 5 Foreword... 6 Introduction... 6 Purpose... 6
More informationHS2 Phase Two - Land & Property - preparation of Hybrid Bill activities privacy notice
HS2 Phase Two - Land & Property - preparation of Hybrid Bill activities privacy notice Your privacy There are rules about what personal information we can record, hold, use and share. You have rights over
More informationRetail Leases Amendment Act 2005 No 90
New South Wales Retail Leases Amendment Act 2005 No 90 Contents Page 1 Name of Act 2 2 Commencement 2 3 Amendment of Retail Leases Act 1994 No 46 2 4 Amendment of Fines Act 1996 No 99 2 Schedule 1 Amendment
More informationApplication Form for Alterations. Property Address: Daytime tel No: Evening tel no: Mobile: address(es): Alternative mailing address:
Application Form for Alterations Name Property Address: Daytime tel No: Evening tel no: Mobile: E-mail address(es): Alternative mailing address: Details of all proposed contractors, consultants, architects
More informationRent Setting Policy
Rent Setting Policy 2016-2017 Contents 1. Scope 2. Policy statement 3. Monitoring and evaluation 4. Conditions and exceptions to policy 5. Policy equality and diversity statement 6. Resident/Tenant involvement
More informationAdvice to Local Weights and Measures Authorities on Enforcement of Energy Certificates and Air- Conditioning Inspections for Buildings
1 The Inspections) (England s 2007 SI 2007/991, amended by SI 2007/1669, SI 2007/3302, SI/2007 647 and SI 2008/2363 Advice to Local Weights and Measures Authorities on Enforcement of Energy Certificates
More informationPPP Project Realization Roadmap for Public Entities. based on the PPP Act and the Act on Concessions for Construction Work or Services
PPP Project Realization Roadmap for Public Entities based on the PPP Act and the Act on Concessions for Construction Work or Services 1. Identification of needs and possibilities to fulfil them by means
More informationDisposal of property: Procedures for Universities. Introduction
Disposal of property: Procedures for Universities Introduction 1. These Revised Procedure Notes supercede the Interim Procedure Notes in all matters relating to the arrangements which should be followed
More informationInstruction for Guarantors: Market/Affordable Rent Applicants
Instruction for Guarantors: Market/Affordable Rent Applicants Applicants who do not qualify for a market unit may qualify by providing a guarantor. If the applicant is trying to qualify by providing a
More informationLETTER TO COMPANY - DRAFT CITY OF LONDON LAW SOCIETY LAND LAW COMMITTEE CERTIFICATE OF TITLE (7 TH EDITION 2016 UPDATE)
LETTER TO COMPANY - DRAFT CITY OF LONDON LAW SOCIETY LAND LAW COMMITTEE CERTIFICATE OF TITLE (7 TH EDITION 2016 UPDATE) This is the first of two letters which may be sent by the solicitors giving the Certificate
More informationReport. complaint no 03/B/13806 against Oxford City Council. on an investigation into. 31 May 2006
Report on an investigation into complaint no 03/B/13806 against Oxford City Council 31 May 2006 The Oaks No 2, Westwood Way, Westwood Business Park, Coventry CV4 8JB Investigation into complaint no 03/B/13806
More information2017 Florida Legislative Changes To Florida Statute 720
2017 Florida Legislative Changes To Florida Statute 720 Paragraph (b) of subsection (7) of section 720.303, Florida Statutes, is amended to read: 720.303 Association powers and duties; meetings of board;
More informationBuying the Freehold Interest in your Building with other flatowners (Leasehold Reform, Housing and Urban Development Act 1993)
Buying the Freehold Interest in your Building with other flatowners (Leasehold Reform, Housing and Urban Development Act 1993) 19 OCTOBER 2011 C ATE GOR Y: ARTI C LE This note sets out the procedure following
More informationCONTENTS. Ordinance 28 of 2014 Published in Gazette No of 29 August 2014
Ordinance 28 of 2014 Published in Gazette No. 1751 of 29 August 2014 IMMOVABLE PROPERTY (TENURE,REGISTRATION AND VALUATION) (AMENDMENT NO.2)ORDINANCE 2014 CONTENTS 1. Short title and commencement 2. Amendment
More informationLease Extension Interested in extending your lease? We hope you find this guide useful in informing you of your options and how to go about it.
Lease Extension Interested in extending your lease? We hope you find this guide useful in informing you of your options and how to go about it. If you own a flat and you wish to extend your lease then
More informationLeasehold home ownership: buying your freehold or extending your lease. Law Commission Consultation Paper
Leasehold home ownership: buying your freehold or extending your lease Law Commission Consultation Paper @Law_Commission www.lawcom.gov.uk Our role The Law Commission is a statutory independent body created
More informationTHE CITY OF LONDON LAW SOCIETY LAND LAW COMMITTEE CERTIFICATE OF TITLE (Seventh Edition 2016 Update) WRAPPER FOR REPORT ON TITLE AND NOTES TO USERS
THE CITY OF LONDON LAW SOCIETY LAND LAW COMMITTEE CERTIFICATE OF TITLE (Seventh Edition 2016 Update) WRAPPER FOR REPORT ON TITLE AND NOTES TO USERS NOTES TO USERS These notes to users are issued with the
More informationa short guide to The Right to Manage
a short guide to The Right to Manage CONTENTS Page 1 INTRODUCTION 2 commonhold & leasehold reform act 2002 Qualifying Conditions SETTING UP A RIGHT TO MANAGE COMPANY INVITATION NOTICE CLAIM NOTICE LANDLORD
More informationNoble s Park Pavilion Restaurant
Noble s Park Pavilion Restaurant Information Pack Introduction Douglas Borough Council invites submissions from parties interested in the tenancy of the Noble s Park Pavilion restaurant. The Council is
More informationDraft guidance Service Charge Accounts
Draft guidance Service Charge Accounts THE ACCOUNTANT S REPORT ON SERVICE CHARGE ACCOUNTS PREPARED IN ACCORDANCE WITH REGULATIONS MADE UNDER THE COMMONHOLD AND LEASEHOLD REFORM ACT 2002 Memorandum prepared
More informationCommercial Property Works Guide
Commercial Property Works Guide (For James Hay Modular isipp, Private Client SIPP, Select SIPP, Wrap SIPP, Partnership SIPP, Family SIPP, IPS SIPP, IPS (2008) SIPP and IPS Pension Builder only) James Hay
More informationProperty Form. for the Suffolk Life SIPP and MasterSIPP
Property Form for the Suffolk Life SIPP and MasterSIPP This document is part of a set, all of which should be read together: Key Features Personal Illustration Schedule of Fees Schedule of Allowable Investments
More informationLeasehold Management
Leasehold Management Reference Purpose Owner Related documents Approved by HM23 This policy sets out Colne s approach to leasehold management. Operations Director Income Management policy Service Charge
More informationHM COURTS AND TRIBUNALS SERVICE RESIDENTIAL PROPERTY TRIBUNAL SERVICE LEASEHOLD VALUATION TRIBUNAL MAN/00CVLAC/2012/0022
Z HM COURTS AND TRIBUNALS SERVICE RESIDENTIAL PROPERTY TRIBUNAL SERVICE LEASEHOLD VALUATION TRIBUNAL MAN/00CVLAC/2012/0022 An application under Schedule 11 Paragraph 5 of the Commonhold and Leasehold Reform
More informationCompulsory Land Acquisition Delegations
Board Meeting 30 May 2013 Agenda item no. 10(iii) Closed Session Compulsory Land Acquisition Delegations Recommendations It is recommended that the Board: i. Receive this report; ii. Grant delegated authority
More informationThe purpose of this policy is to outline how Bridge Housing Limited (Bridge Housing) calculates rent and manages the bi-annual Rent Review process.
Rent Purpose The purpose of this policy is to outline how Bridge Housing Limited (Bridge Housing) calculates rent and manages the bi-annual Rent Review process. Scope This policy applies to all tenants
More informationAgreements for the Construction of Real Estate
HK(IFRIC)-Int 15 Revised August 2010September 2018 Effective for annual periods beginning on or after 1 January 2009* HK(IFRIC) Interpretation 15 Agreements for the Construction of Real Estate * HK(IFRIC)-Int
More information12. Service Provisions
Page 1 of 27 The Residential Tenancy Branch issues policy guidelines to help Residential Tenancy Branch staff and the public in addressing issues and resolving disputes under the Residential Tenancy Act
More informationNOTICE OF ASSIGNMENT TO THE LESSEE
Please refer to the AWG Template Documents on Lease Novation/Assignment & Assumption Agreements Guiding Principles October 2017 (as amended) at www.awg.aero for further drafting notes NOTICE OF ASSIGNMENT
More informationLTN 82 COMPULSORY PURCHASE ORDERS
JANUARY 2018 LTN 82 COMPULSORY PURCHASE ORDERS INTRODUCTION 1. The purpose of this Legal Topic Note is to explain the circumstances in which a parish council or, in Wales, a community council (local council)
More informationGuide to Taking a Rent Arrears Case to VCAT
Guide to Taking a Rent Arrears Case to VCAT CEHL June 2010 -2- Guide to Taking a Rent Arrears Case to VCAT INTRODUCTION CERCS are required to exercise their rights and obligations as a landlord, and it
More informationTerms of Business (v4.0)
Terms of Business (v4.0) These Terms of Business set out the services The Agent can provide to The Landlord and also set out the corresponding responsibilities of The Landlord. Please read these Terms
More informationLEASEHOLD MANAGEMENT POLICY
LEASEHOLD MANAGEMENT POLICY 1. Introduction 1.1 On the 21 st January 2008, all leasehold properties sold by Monmouthshire County Council under the Right to Buy legislation, were transferred to MHA. 1.2
More informationVendor Form Property Services Agreement For The Auction of Property Other Than Land SOLE AGENCY
CARRIER USE ONLY Carrier Name: Amount: To be charge to proceeds YES NO Seller Signature Authorising above: Office use only REF: Sp. Com: Entered: Vendor Form Property Services Agreement For The Auction
More informationSDLT WORDING AND PROCEDURES Practice Note re Lease Transactions and Lending Transactions
SDLT WORDING AND PROCEDURES Practice Note re Lease Transactions and Lending Transactions 1. Lease transactions (a) General Commentary The principal difference in procedure that the new Stamp Duty Land
More informationRE: PART 3, TENANTS ASSOCIATION (PROVISIONS RELATING TO RECOGNITION AND PROVISION OF INFORMATION) REGULATIONS 2018 OPINION
RE: PART 3, TENANTS ASSOCIATION (PROVISIONS RELATING TO RECOGNITION AND PROVISION OF INFORMATION) REGULATIONS 2018 OPINION Introduction 1. We are asked to advise the All-Party Parliamentary Group on Leasehold
More informationOur fees for residential conveyancing
Purchase of a freehold residential property Our fees for residential conveyancing Our fees cover all of the work* required to complete the purchase of your new home, including dealing with registration
More informationREQUEST FOR PROPOSAL MV COMBERMERE COMMUNITY CENTRE ACCESSIBLE LIFT SYSTEM For The Corporation of the Township of Madawaska Valley
REQUEST FOR PROPOSAL MV2015 05 COMBERMERE COMMUNITY CENTRE ACCESSIBLE LIFT SYSTEM For The Corporation of the Township of Madawaska Valley Proposal Closing Date and Time Friday, June 5, 2015 At 3:00 p.m.
More informationTHE COPELAND CENTRE AND MORESBY PARKS DEPOT LEASE OF PART. Fiona Rooney, Director of Commercial and Corporate Resources. Manager.
THE COPELAND CENTRE AND MORESBY PARKS DEPOT LEASE OF PART EXECUTIVE MEMBER: LEAD OFFICER: REPORT AUTHOR: Councillor Lena Hogg (Land and Property). Fiona Rooney, Director of Commercial and Corporate Resources.
More informationADMINISTRATIVE GUIDANCE
11 ADMINISTRATIVE GUIDANCE ON CONTAMINATED SITES Effective date: April 1, 2013 Version 1.1 May 2013 Expectations and Requirements for Contaminant Migration Introduction This guidance focusses on the ministry
More informationP420 PROCUREMENT, & DISPOSAL OF LAND AND ASSETS
1. INTRODUCTION Section 49 of the Local Government Act 1999 requires Council to prepare and adopt policies on the contracting out of services, competitive tendering and the use of other measures to ensure
More informationREQUEST FOR CONSENT TO ALTER OR ADD TO A LEASEHOLD PROPERTY Guidance Notes for Leaseholders
Introduction Homeground and Leasehold Property Alterations Homeground Management Limited ( Homeground ) acts as an agent for a large number of companies which own Freehold and other Landlord interests
More informationAdministration charges
Administration charges Information for leaseholders Orbit Leasehold and Commercial Services Administration charges At Orbit it is important that we ensure the public investment in your property is protected.
More informationLandlord s Application for Assistance to The First-tier Tribunal for Scotland (Housing and Property Chamber)
Landlord s Application for Assistance to The First-tier Tribunal for Scotland (Housing and Property Chamber) This guidance has been prepared by the Housing and Property Chamber for the assistance of landlords
More informationPolicy date November 2015 Document version Version 3 National Operations Manager Review date November 2018
Policy Document Routine Inspections Policy section: 1.0 Policy: 1.2.8 Section name: Establishing and Maintaining Tenancies Document name Routine Inspections Applicability Mission Australia Housing Authorisation
More informationThe Application Process & Pre-Tenancy Determination Form - Standard Terms of Business
The Application Process & Pre-Tenancy Determination Form - Standard Terms of Business What to do with this form: 1. This form has been sent to you because we understand that you are interested in applying
More informationREQUEST FOR PROPOSALS Professional Engineering Services for Lift Station In the Rural Municipality of Wellington
REQUEST FOR PROPOSALS Professional Engineering Services for Lift Station In the Rural Municipality of Wellington Issue Date: March 2, 2018 Prepared By: Rural Municipality of Wellington Wellington, PEI
More informationCONFLICT OF INTEREST BY-LAW/POLICY. BY-LAW/POLICY No. XXXX. (Legal Name of Non-Profit Housing Provider)
CONFLICT OF INTEREST BY-LAW/POLICY BY-LAW/POLICY No. XXXX OF (Legal Name of Non-Profit Housing Provider) BE IT ENACTED as a By-Law of the non-profit/cooperative to repeal and replace By-Law No., Conflict
More informationASX LISTING RULES Guidance Note 23
QUARTERLY CASH FLOW REPORTS The purpose of this Guidance Note The main points it covers To assist listed entities subject to the quarterly cash flow reporting regime in Listing Rules 4.7B and 5.5 and Appendices
More informationsold under a separate Order. Failure of Seller to deliver any installment shall not entitle Buyer to cancel the balance of the Order. 4.3 Any time quo
Terms and Condition 1. GENERAL Buyer s order for goods and/or service provided by Seller ( Goods and/or Services ) ( Order ) is deemed to incorporate, and will be supplied by Seller on, these sales Terms
More informationBUILDING REGULATIONS SUBMISSION PACK
BUILDING REGULATIONS SUBMISSION PACK The following documents are supplied for your convenience; please retain the information for future use. Drawings / Specifications / Calculations Please provide all
More informationBuying a 90 year extension of your flat lease (Leasehold Reform, Housing and Urban Development Act 1993)
Buying a 90 year extension of your flat lease (Leasehold Reform, Housing and Urban Development Act 1993) 14 JU NE 2013 C ATE GOR Y: ARTI C LE Do you qualify to buy a 90 year extension? As a preliminary,
More informationAGREEMENT TO ASSIGN LEASE. This form is approved by Auckland District Law Society Inc and the Real Estate Institute of New Zealand Inc SAMPLE
AGREEMENT TO ASSIGN LEASE This form is approved by Auckland District Law Society Inc and the Real Estate Institute of New Zealand Inc FIFTH EDITION 2012 (2) DATE: ASSIGNOR: (Outgoing Tenant) ASSIGNEE:
More informationSECTION 4 SELLING PROPERTY
Uniting Church in Australia Synod of NSW and the ACT SECTION 4 SELLING PROPERTY TABLE OF CONTENTS Selling Property Part Page 1 General Overview 23 2 Consent to Sell 23 3 Sale Limitations 24 4 Selling Process
More informationTENDER CALL NOTICE (PRINTING AND SUPPLY OF PASSBOOKS)
TENDER CALL NOTICE (PRINTING AND SUPPLY OF PASSBOOKS) No. 31/06.01.2015/1KL(S) 56/2014 Sealed tenders are invited from printers of repute for printing & supply ofkendu Leaves Pluckers and Binders Pass
More informationCo-Tenancy Agreement
eclc.org.au/deakin Co-Tenancy Agreement Information Sheet This co-tenancy agreement is provided as a guide only. It has been prepared based on common disputes that occur in shared households. It is not
More informationBY INFORMAL TENDER Falcon Business Centre Chadderton, Oldham
FOR SALE BY INFORMAL TENDER Falcon Business Centre Chadderton, Oldham Offered as a going concern 34,500 sq ft with 65 lettable units Unity Partnership, on the instructions from Oldham Council, is seeking
More informationARCHITECTS BRIEF (development year to RIBA stage 3 with option to progress to 7)
1. Luton Culture A lump sum quotation is sought for the Architectural Design to be undertaken as follows: Development Phase Works up to and including RIBA Stage 3 (including preparing planning application);
More informationTEXAS GENERAL LAND OFFICE PROCUREMENT GUIDANCE FOR RECIPIENTS AND SUBRECIPIENTS UNDER 2 CFR PART 200 (UNIFORM RULES)
TEXAS GENERAL LAND OFFICE COMMUNITY DEVELOPMENT & REVITALIZATION PROCUREMENT GUIDANCE FOR RECIPIENTS AND SUBRECIPIENTS UNDER 2 CFR PART 200 (UNIFORM RULES) This checklist will assist the Texas General
More informationLaceys Guide To Right To Manage
What is the Right to Manage? This is the right for flat owners on long leases to form a company to take over the management of their block of flats without purchasing the freehold. Previously the right
More information