Jontyv

Registered with Property118.com
Thursday 4th July 2013


Latest Comments

Total Number of Property118 Comments: 12

Jontyv

9:44 AM, 5th May 2021, About 2 months ago

Leaseholder bringing his own builder in to quote?

My understanding is that if any work is large enough that any leaseholder is required to contribute over £250 then the work should be put out to tender and a notification and consultation process among leaseholders takes place. Each leaseholder may nominate their own preferred contractor in addition to the management company's. At the end of this process a contractor is chosen (not necessarily the cheapest). If all but one leaseholder are happy with your nominated builder I expect you could go ahead, but surely wouldn't hurt to get them to tender and see if the leaseholders still want to go with yours?... Read More

Jontyv

22:41 PM, 23rd April 2021, About 2 months ago

Ground Rent makes property an AST?

My stepson lost a sale of his property last year when the prospective buyer's mortgage company said the ground rent was onerous and he should get the freeholder to vary the lease - which they refused. The ground rent was £72 and after 50 years rose to £125, then doubling to £250 after a further 50 years and again to £500 after a further 50 years where it remained fixed for the remainder of the 999 year term. We were told it was deemed to be an "Estate Fee" if at any time during the term it was ever due to exceed £250. Luckily he has just sold to a cash buyer!... Read More

Jontyv

22:15 PM, 23rd April 2021, About 2 months ago

Unsatisfactory EICR is an absolute shower?

Just checking the regs for Current Carrying Capacity of 6mm2 Twin and Earth flat PVC cable. The current carrying capacity varies from 47A to 23.5A. The lower figure would apply if a length of cable of over 400mm was surrounded by thermal insulation. The figure for cable above a plasterboard ceiling with over 100mm depth of insulation above the cable and the cable resting on the plasterboard is 27A. This is very common with a section of shower cable running in a loft. If this is the case it may be possible to clip the cable to joists or a length of timber attached to roof trusses. A shower drawing 37A using 6mm cables clipped direct (so with a capacity of 47A) protected by a 40A breaker is absolutely fine.... Read More

Jontyv

20:54 PM, 22nd April 2021, About 2 months ago

Managing Agents overcharging for nothing?

Reply to the comment left by at 22/04/2021 - 12:08
I bought several apartments on 4 developments around 15 years ago. We had problems with managing agents on all - one was charging £100 per month to change a lighbulb (which didn't actually get changed. The developments were going downhill and there were loads of disgruntled leaseholders. I checked my lease and there was a residents management company. I checked at Companies House and found that the managing agents should have stepped down and allowed leaseholders to become directors of the management company and they should have been holding AGMs. I found that leaseholders representing 5% of the membership of the company could force an Extraordinary General Meeting. It took time but we got our meeting, elected our own Directors and forced the Managing Agent to resign as director and then we ousted them as Agents and after a short period of managing ourselves we appointed our own choice of new Managing Agent. This only works if you are entitled to be a member of a management company. If not its possible you may be able to go for a "Right to Manage". Other points are that if any service costs an amount where any leaseholders would have to pay over £250 then the managing agent must go through a consultation process and show leaseholders 3 quotes and leaseholders may also nominate their own choice of contractor. Similarly any ongoing contract which would cost any leaseholder over £100 must also go through this process. I hope some of this may be of use.... Read More

Jontyv

14:55 PM, 15th April 2021, About 2 months ago

EICR has thrown a complete spanner in the works?

I'm an electrician and a landlord. An EICR is a very extensive inspection and test and generally takes me most of the day to do and then over an hour to produce the report later. Unfortunately people look for cheap quotes and I have to say that if you are paying £150 or less you are likely to get someone who is going to skimp on the work - or worse case scenario make the whole thing up and charge a fortune for "remedial work". It's been described in the industry as "a race to the bottom". I have performed an EICR in a property where the customer had just received what was obviously a completely fraudulent certificate, obviously cut and pasted from elsewhere where sections had the wrong address and 3 different dates spanning 2 years. The C1 and C2 codes listed should have been either C3 (improvement recommended but not essential) or should have been a tick (pass). The "essential" remedial work ran into thousands. The customer told me the electrician had spent 30 minutes only onsite at the fuseboard and then left. There is a common misconception that a plastic fuseboard is automatically a "fail" (C1 or C2) I normally give it a C3 depending on its condition and other factors. I make a note that it is compliant with an earlier version of the wiring regs in force at the time of the installation. There is a publication used by many good electricians "EICR Codebreakers", published by NAPIT and available for around £20, which could give you a good idea of whether your electrician is a rogue, which sounds very likely! Remember C3 can be ignored but C1 and C2 can't. I'd suggest get the book and then ask your electrician to reconsider the codes. If you get nowhere it will probably save money paying more and getting an honest professional to do the EICR properly.... Read More