Request for Alterations Information Request

Transcription

1 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 by your freeholder to manage landlord obligations. This includes granting landlord consents. Our service is designed to make it as easy and convenient as possible for you to obtain the formal landlord consent you require to carry out improvements to your property. How it Works This form helps us to obtain as much information as possible about your proposed alteration, so that we fully understand the alteration you are proposing. It also helps us ascertain whether the alteration you are proposing is feasible under the terms of your lease. The more information you are able to provide us with at this early stage, the faster and easier it will be for us to assess your request. The Fees We request that all consent fees are paid in advance. This enables us to process your request speedily from the point the licence for alterations is agreed. In each case, HomeGround charge a non-refundable request fee. This initial fee is payable to HomeGround at the same time as making your application for alterations. This enables us to investigate the terms of your lease, inspect your leasehold title register and title plans and identify which consents (if any) are required. Once we have reviewed your application form, we will formulate a letter to you. This will set out our understanding of your proposed works, our requirements to be able to grant the consent and our fees in the matter. The fees vary for each type of alteration. In order to manage your expectations, we have provided the table below to set out how much you are likely to pay should your request for alterations be approved. Type of Licence Homeground s Fee Surveyor s Fee Solicitor s Fee Landlord Premium Total Letter Licence N/A N/A N/A Full Licence Conservatories Commercial Units Quotes will be provided on an individual basis To be confirmed following our review. 1, Premium (if applicable) Conservatories 1,200 + Premium (if applicable If your alteration falls outside the usual remit for alterations or is deemed by us to be unduly complicated we reserve the right to provide you with a bespoke fee quote.

2 Leasehold Unit Information Request for Alterations Please fill out the below sections giving as much detail as possible. Tenant Reference Number: Leasehold Property Address: Unit Type - Please circle: House Flat Maisonette Garage Bungalow Other Type - Please specify: Leaseholder Contact Information Leaseholder Full Name: Leaseholder Address: Leaseholder Telephone Number: Leaseholder Correspondence Address (if different from above): Managing Agent Please provide the name and contact details for your managing agent to whom you pay your service charges if applicable. Managing Agent Name: Managing Agent Contact Details:

3 Information about your proposed Alteration Please provide a detailed summary of the alterations you propose to make at your leasehold property. Please also attach any supporting information or photographs you may have which may assist us.

4 Please tick the appropriate boxes below if your request for alterations involves any of the following: Description of Works Removal of Wall or the Creation/Forming of New Openings. Example: - Creating open plan living area - Increasing size of a door Tick Please provide further detail Increasing the Floor Area of the Property Example: - Loft Conversion - Extension - Conservatory Alterations to Services Examples: - Changes to the gas / electrics - Installing boiler Reconfiguring the layout of your Property Examples: - Creating a new en-suite - Moving kitchen area - Converting Garage Space to Bedroom Changing the external appearance Examples: - replacing the windows - installing a roof light - new extraction grille Work to non-demised areas which could impact neighbours property Examples: - Works that could affect the common parts - Party wall issues.

5 Request for Alterations Frequently Asked Questions Why do I need to obtain my Landlords consent to make Alterations? Answer: As you own a leasehold property, under the terms of your lease you may be required to obtain the Landlords consent to make any alterations to your property. HomeGround will review your lease to confirm whether Landlords consent is required. What are the next steps? Answer: Once we have received this form together with any supporting documentation and payment we will begin by fully reviewing your alteration request. As part of this review we will review your Lease, Title Documents and the documents you have provided to date. We will also review whether a premium is applicable for the type of alteration. If we need any further documentation, we will keep you informed. When we have received all of the above, we will confirm any of the following; That your request has been approved and we will grant a Licence for Works as a Letter Licence; That we propose to agree to the works however a surveyor is to be appointed to provide their full report. If this is the case, we will request all fees suggested above to be paid in advance. This applies for major works Full Licence only. We will confirm what the Premium fee will be (if applicable). That we are unable to consent to the works. If this occurs please note that the initial fee of 108 is non-refundable and no further sums will be required at this stage. Once we have received everything required under the surveyor s report the final step is for our solicitors to draft your formal licence. Our solicitors will send you the draft form of licence and surveyors report which will be appended to the licence for signature. Once the formal licence has been signed and completed, you are free to carry out the alterations to your property. Do I need consent from any other parties for my alteration? Answer: In some cases you will be required to liaise with your managing agent (if there is one in place) and provide us with written confirmation from them that they are happy and do not object to the proposed works. Some works may also require neighbour notification however we will inform you of this accordingly.

6 Type of Licence? Letter Licence Changing of Windows like for like, UPVC or double Glazing. Change of Boiler and related Flue (if no internal walls are being moved or removed). Erecting Walls, Fences, Gates and Railings (Outdoors) Replacing or updating Driveways Wet Rooms (Bathroom or Kitchens, if no internal walls are being moved or removed). Lighting and re-wiring Flooring (Carpet replacements, Installation of Laminate Flooring Full Licence Change of Boiler and related Flue (if internal walls are being moved or removed). Conservatories or Orangeries Extensions (including single or two story extensions, new garages, outhouses and porches). Changing Internal Layout of the House or Flat (moving, removing or adding internal walls or partitioning.) Lateral Conversions (two flats into one) and Garage Conversions (All types) Converting Attic or Eaves Space Installing Mezzanine Levels The Landlord has absolute discretion as to which category of licence is required. How long will a Licence take to be granted? Answer: We advise that the process can take weeks to complete provided that we have all of the relevant documentation. This however is subject to change depending on the complexity of the alteration you wish to undertake. Will I need legal advice? Answer: We would recommend that you obtain independent legal advice where any legal document is being entered into as we are unable to advise you in relation to legal matters. The Landlord will not bare any cost for any independent legal advice sought. Will I incur any additional costs? Answer: Any third party costs such as surveyor s fees or planning fees which you incur in obtaining documents required in connection with this licence are to be obtained at your own expense and the Landlord will not bare any cost in respect of the same. What if I have carried out alterations to my property and I did not obtain Landlord consent? Answer: We will investigate the matter and retrospective fees may be applied in addition to the Fees set out above. If you inherited an alteration from a previous owner that did not obtain Landlord consent and are able to evidence this retrospective fees will not be applied.

7 Contact us We aim to provide you with an efficient and cost effective service. We do not offer telephone assistance but we are committed to acknowledging and responding to your enquiries as quickly as possible. Post: HomeGround Management Ltd PO BOX 6433 London W1A 2UZ Methods of Payment By Cheque Made payable to HomeGround. Please write the address of the property payment refers to and your unique 12-digit Tenant Reference Number on the back of the cheque and send it to: Address: HomeGround Management Ltd, PO Box 6433, London, W1A 2UZ On our Website Tenant Portal Using the tenant portal to log-in to your online account, it is easy to complete an online application form. This will electronically forward your application to our team for a faster resolution. For this you need to have registered your accounts first. Once logged-in you'll find the link to the form in the navigation panel on the left-hand side of the page. Please quote your unique 12-digit Tenant Reference Number with your payment. By Electronic Bank Transfer Account Name: HomeGround Management Limited Account Number: Sort Code: Bank Address: Coutts & Co, 440 Strand, London WC2R 0QS Quote: 12- digit Tenant Reference Number/ALT Yours faithfully HomeGround Management Ltd

8 Administration Charges - Summary of Tenants Rights and Obligations (1) This summary, which briefly sets out your rights and obligations in relation to administration charges, must by law accompany a demand for administration charges. Unless a summary is sent to you with a demand, you may withhold the administration charge. The summary does not give a full interpretation of the law and if you are in any doubt about your rights and obligations you should seek independent advice. (2) An administration charge is an amount which may be payable by you as part of or in addition to the rent directly or indirectly for or in connection with the grant of an approval under your lease, or an application for such approval; for or in connection with the provision of information or documents; in respect of your failure to make any payment due under your lease; or in connection with a breach of a covenant or condition of your lease. If you are liable to pay an administration charge, it is payable only to the extent that the amount is reasonable. (3) Any provision contained in a grant of a lease under the right to buy under the Housing Act 1985, which claims to allow the landlord to charge a sum for consent or approval, is void. (4) You have the right to ask a First-tier Tribunal whether an administration charge is payable. You may make a request before or after you have paid the administration charge. If the tribunal determines the charge is payable, the tribunal may also determine who should pay the administration charge and who it should be paid to; the amount; the date it should be paid by; and how it should be paid. However, you do not have this right where a matter has been agreed to or admitted by you; a matter has been, or is to be, referred to arbitration or has been determined by arbitration and you agreed to go to arbitration after the disagreement about the administration charge arose; or a matter has been decided by a court. (5) You have the right to apply to a First-tier Tribunal for an order varying the lease on the grounds that any administration charge specified in the lease, or any formula specified in the lease for calculating an administration charge is unreasonable. (6) Where you seek a determination or order from a First-tier Tribunal, you will have to pay an application fee and, where the matter proceeds to a hearing, a hearing fee, unless you qualify for a waiver or reduction. The total fees payable to the tribunal will not exceed 500, but making an application may incur additional costs, such as professional fees, which you may have to pay. (7) A First-tier Tribunal has the power to award costs, not exceeding 500, against a party to any proceedings where it dismisses a matter because it is frivolous, vexatious or an abuse of process; or it considers that a party has acted frivolously, vexatiously, abusively, disruptively or unreasonably. The Upper Tribunal (Lands Chamber) has similar powers when hearing an appeal against a decision of a Firsttier Tribunal. (8) Your lease may give your landlord a right of re-entry or forfeiture where you have failed to pay charges which are properly due under the lease. However, to exercise this right, the landlord must meet all the legal requirements and obtain a court order. A court order will only be granted if you have admitted you are liable to pay the amount or it is finally determined by a court, a tribunal or by arbitration that the amount is due. The court has a wide discretion in granting such an order and it will take into account all the circumstances of the case.