Nick Pope

Registered with Property118.com
Sunday 18th August 2013


Latest Comments

Total Number of Property118 Comments: 150

Nick Pope

9:44 AM, 16th September 2018
About 5 days ago

New mandatory HMO licensing rules fast approaching - 1st Oct

Reply to the comment left by Chris Daniel at 16/09/2018 - 09:13
Yes. I use Metropix which is online. I only do a couple a year and you can pay for each plan. I think it's about £3. It's very simple - just draw a box, divide it into smaller boxes, put in windows and doors, kitchen fittings, sanitaryware, stairs etc and you're done. I can do a standard terraced house in a few minutes. For an additional fee it will convert to a 3d image.
If you need to do more then there is a wide range of free and paid for software.... Read More

Nick Pope

7:22 AM, 16th September 2018
About 5 days ago

New mandatory HMO licensing rules fast approaching - 1st Oct

Reply to the comment left by stephanie nascimento at 12/09/2018 - 09:43Assuming the council don't want a full, to scale floorplan, you might try a domestic energy assessor who does EPC's. They have to measure properties anyway and many of them can do a basic floorplan with dimensions. Alternatively, speak to your friendly local estate agent and ask who does theirs.
For a full scaled plan then try an RICS building surveyor (find a local one at http://www.rics.org) or contact an architect - many have drawing technicians who can add all the detail if needed.

On another point - remember that the licence is personal to the individual or company. If you are buying an HMO it will not automatically transfer. You should check with LA as to their specific requirements to prove you are a fit and proper person.... Read More

Nick Pope

7:55 AM, 10th September 2018
About 2 weeks ago

Changed my mind landlord not moving now?

Mesne profits were mentioned. This is absolutely correct. You should never accept rent even if offered as such as that creates a landlord/tenant situation and you are back to square 1. You need to acknowledge the money as mesne profits and if possible get the ex tenant (for such will he be) to sign a copy of the receipt for your records or alternatively have a 3rd party present if paid in person or send the receipt by post but signed for.... Read More

Nick Pope

9:46 AM, 18th August 2018
About a month ago

Leaseholder wants to change Ground Rent?

I suspect that the leaseholder has been told about some ground rents which, for example, double every 10 years. This has a snowball effect and would exceed inflation at current rates (the increase equates to approx. 7.5% per annum). Such increases have caused concern with the major mortgage lenders. For instance Nationwide state:
Maximum starting ground rent 0.1% of property value
Any ground rent reviews must be reasonable, e.g. linked to RPI. Ground rents which double every 10 or 15 years are not acceptable.
Event fees (for consent to alter or extend the property) must be reasonable.
This applies to new properties but valuers are expected to apply the same guidance to second-hand flats and houses as well. Following these rules I have recently had to decline a flat where the ground rent doubles every 10 years.
In your case you have no obligation other than to grant a lease extension if the leaseholder legally requests it and the figures for this can be accurately calculated by a surveyor in accordance with specific rules set out in the legislation.
I would certainly not agree to a cap on ground rent as this would reduce the value of the freehold.
As mentioned above you could offer to reduce the ground rent permanently to a peppercorn but there would be a value payable by the leaseholder, also easily calculated.
So far as legal costs are concerned it is the leaseholder requesting an alteration so it should be at his/her cost.
You would not then be required by legislation to offer the same deal to other leaseholders and can negotiate with each separately.
Of course you will appreciate that the occupiers can force you to sell by applying for Collective Enfranchisement see http://www.leaseholdadvicecentre.co.uk/Collective%20Enfranchisement.htm for more information. Once again the cost to them would be based on similar calculations to those above and they would be liable for all your legal costs.
Hope this helps.... Read More

Nick Pope

9:44 AM, 11th August 2018
About a month ago

Reinstatement insurance valuation every 2 years?

You make no mention of the size of the block but if you are concerned about the cost I assume that there are no more than, say, 50 flats and also that it is a standard, purpose built block. Conversions of large country houses , listed buildings, warehouses etc. are much more complex.
I do re-instatement valuations 20+ times a week for mortgage valuations and they are part of report and are not charged at extra cost. At the rates quoted I would be a millionaire by this time next year! It take me less. 5 minutes to calculate the re-build cost for a single flat and that includes the measuring. A block entails more work as there are communal areas, bin stores, bicycle sheds and all manner of other bits and pieces which have to be included. Unusual features such as communal heating systems etc. can complicate matters.
IMHO it is unnecessary to carry out such valuations (unless there have been significant alterations to the building) at anything less than 5 year intervals and even then it would be a matter of checking the old figure to confirm it remains in line with re-build costs in the area concerned. In some cases, it would be appropriate to carry out the exercise if building regulation changes might add to costs such as high rise blocks with external claddings following the Grenfell Tower fire. Similarly upgrades in fire precautions etc. would warrant a review.
It is possible that there is some clause in the lease requiring a biennial review but I've never seen one before. If the same firm of chartered surveyors has done the job both times I can't see any justification for this type of cost for the second valuation. I may be an old cynic but is there any obvious connection between the managing agents and the surveyors?
If asked to do this type of job on a standard post-war block of 50 flats it would be about a day's work at around £500 - £750 and a couple of hours every other year to update and confirm cover is sufficient.... Read More