Need Help From Anyone Who Lives In Glasgow Tenements!

JoyMo

Have recently decided to take the leap and get rid of Hacking and Paterson after 4 pipes burst in the shop unit downstairs, leaving the entire stair without water for 4 days - and our factor did nothing. This is just the latest in a long line of instances where H&P have done nothing and refused to answer any calls. A previous threat to remove them as factor did result in a call from a bullish company director, but apart from that, the owners have been paying a management fee of £120 plus VAT pa for a non-existent property management service. We are changing to D&I Scott, who have been recommended to us, and who charge a management fee of £96.00 plus VAT. Their number is 0141 649 1011 and I strongly recommned that Glasgow tenement owners change over from H&P as soon as possible. The Title Conditions Scotland Act and Tenements Scotland Act have made it easier to do so - only a majority of owners is required to agree, previously unanimity was required, but check title deeds in case they say something different.
Not having Hacking and Paterson as your property factor is also a definite plus when marketing your property. When getting rid of them, insist on the immediate return of the "property float" that will have been taken in the first invoice. If they do not return it - go straight to a small claim. These people have had it good for too long.

scotsbob

JoyMo wrote: »

We are changing to D&I Scott, who have been recommended to us, ..............and I strongly recommned that Glasgow tenement owners change over from H&P as soon as possible.

As you have not yet changed over, it may be better to wait until they have been your factors for a few months before suggesting everyone else move "as soon as possible"

A recommendation from satisfied, rather than prospective, customers always carries more credibility, especially from a first time poster.

AndyAlan

I also have been completely ripped off by factors in the past. Hacking and Paterson and Ross and Liddell just seem to charge an absolute fortune for very poor service.
We live in the southside of Glasgow and tried to move to D&I Scott but their books were full. Probably because they are actually reliable. We were recommended a company called Anne Gordon Property Management 0141 423 2297. They factor a friend's building and she thinks they are excellent. We have had no probs at all. Our insurance is now cheaper, the management fee is about £8.50 a month inc VAT and they are pleasant on the phone. Any repairs have been dealt with quickly at a very reasonable cost.

scotsbob

^^^^^^^^^

First time poster joins 4 year old thread with their very first post and puffs up a company complete with phone number!!!

tenementliving

Can’t help you but this might cheer you up, I originally posted on another thread but it might cheer you up too.
I live in one of the many tenements in Edinburgh that do not have a Factor. Good idea I thought when I moved in, no expensive factors fees. Until, I started trying to get agreement with my fellow tenement dweller owners. There are 15 of us and they can’t even agree what the consecutive door numbers should be.
When it comes to something basic like buildings insurance we can’t get the majority vote needed to go for block insurance, so we all go for separate policies. Not easy when your tenement has a flat roof with glass copula over the stair. Not uncommon in Scotland, but non-standard construction for most standard insurers so they will not quote you. Of the limited number who do you will not be covered for storm damage if the roof is older than 10 years.
The headache does not end there. With no factor there is no co-coordinator to make sure everyone has insurance at all, never mind it being the correct insurance, so if the biggest investment most people make in their lives burns down there is no guarantee it will be re-built.
It is of course a legal requirement that all owners have the requisite insurance (Tenements (Scotland) Act.) but this is only enforceable by the other owners. How do you write to your neighbours on an annual basis asking nicely if 1) do they have insurance and 2) have they proof of payment of their premiums? And stay on friendly terms? If they do not have the insurance it is up to you to enforce the obligation through the courts! The fact that buildings insurance is required by mortgage lenders is of no help since it is no longer a requirement that borrowers take insurance from their lenders. A lender only looks at the policy once they do not check that the installments are being paid and some do not even bother to check on an annual basis.
Don’t get me started on day to day repairs, without a factor you have to rely on the Council’s statutory notice procedures.
I wish I had a factor to moan about!!!

marie08

Anyone from Glasgow dealth with sbsidence in their building...did your insurance cover it even though it was no fault of your or your flat ? if each person has their own building insurance should this cover the whole building for nightmares like this ? Any advide help would be helpful

annamctag

i have just moved into a tenemant flat in a 6-flat block factored by Ross & Liddell, and they are charging me £700 for a year's building insurance. Based on the amounts being mentioned by others on the forum, this seems astronomical (rather than astronimical!). I have been told the policy is compulsory. Is there anything I can do, other than try to persuade the other tenants to move to another factor?

danski37

Hi there,

Has anyone got any recent recommendations on building insurance for tenement properties in Scotland?

We are currently paying out £503 a year via our factors, Grant and Wilson, for an RSA policy - our share of a block containing four households. Seems mightily steep.

Anyone got any experience of the issues that can arise when different households take out building insurance with different companies etc?

Cheers,

Dan

Boardbabe

danski37 wrote: »

Hi there,

Has anyone got any recent recommendations on building insurance for tenement properties in Scotland?

We are currently paying out £503 a year via our factors, Grant and Wilson, for an RSA policy - our share of a block containing four households. Seems mightily steep.

Anyone got any experience of the issues that can arise when different households take out building insurance with different companies etc?

Cheers,

Dan

We are being charged £965 per year for our share of buildings insurance on a value of £303,000 (not the value of the flat but the rebuild cost).
I am in the process of questioning this with our factors and trying to get alternative quotes as it seems excessive. It has almost doubled in 2.5 years.
If you find a good insurer please let me know!

jennifernil

That does seem totally excessive!!

I know it is not comparable but.......

just arranged buildings and contents cover for a townhouse near Anniesland, up to £400k rebuild (£205k requested), and £25 k contents, all with accidental damage and legal expenses was just under £150 through Endsleigh, underwritten by Legal and General.

Our daughter is still in her west end flat (modern) and paying around £260 for her buildings, small 3 bed place, x 14 for the block, which is insured for around £1.5 million rebuilding cost.

Done via her factors, so I don't know who the underwriters are.