Ladybrook securities stopping house from selling.

Mszc2010

rachel230 said:

Mszc2010 said:

We are now in the same situation with Ladybrook requesting retrospective approval for the extension built by previous owners. Is anyone able to share what their outcome was and how it was resolved? Many thanks.

How do you know that the previous owners didn't pay for permission? Dont trust the Freeholder's word - they have form for this!
Can you check with the previous owners and also check back on your legal enquiries when you bought the property. Your solicitor would have asked this question (re alterations) and it should be in your paperwork.

Thanks, that's a fair point. It was never mentioned as an issue (to us) when we bought the house but I'm not sure our solicitors ever received anything from Ladybrook at the time.

Twilliam

Mszc2010 said:

We are now in the same situation with Ladybrook requesting retrospective approval for the extension built by previous owners. Is anyone able to share what their outcome was and how it was resolved? Many thanks.

Are you freehold our lease hold. We were free hold so might be slightly different to your situation. Either way I can tell you my experience of dealing with them if it helps.

Mszc2010

Twilliam said:

Mszc2010 said:

We are now in the same situation with Ladybrook requesting retrospective approval for the extension built by previous owners. Is anyone able to share what their outcome was and how it was resolved? Many thanks.

Are you freehold our lease hold. We were free hold so might be slightly different to your situation. Either way I can tell you my experience of dealing with them if it helps.

We are freehold and pay a rent charge. I'd like to hear your experience as we are stuck waiting for them to reply to our solicitors. Many thanks.

NatureGirl2023

Hello first time poster here and I am having the same issue with Ladybrook Securities so would welcome any help or advice from people who have dealt with them.

Currently selling my elderly mothers house and we were hoping to complete sale next week. Our solicitor wrote to Ladybrook requesting confirmation there was no outstanding rent charge. Received a letter yesterday saying rent charge all paid, but they believe we need to apply for retrospective approval as the property was altered without consent. I think this must be referring to an old small 1980s conservatory. 
How do I resolve this matter quickly so we don't lose our buyer? I've seen the forum posts on here and I'm worried. 
Thanks 

m0bov

You don't need to "resolve" the matter.

Ladybrook_Hater

I am in the exact same situation regarding Ladybrook Securities. They're delaying a house purchase requesting retrospective payment for alterations made to the property (spoiler - there were none!)... 

Is anyone able to share their experience after disputing the charges? Did Ladybrook quickly admit defeat or was there a lot of back and forth that ensued? We don't really have time for any back and forthing to be honest as we will soon be homeless if it's not resolved! 

Anything anyone can share would be hugely appreciated, even if only just to calm some nerves and dispel our anxieties!

eddddy

Ladybrook_Hater said:

I am in the exact same situation regarding Ladybrook Securities. They're delaying a house purchase requesting retrospective payment for alterations made to the property (spoiler - there were none!)... 

I assume you are the seller of a leasehold property - a house or a flat - and your lease says you need consent for alterations.

(If you're the purchaser, it's not really your problem to sort out.)



Just to clarify - the alterations could have been done without consent by a previous owner. In that case, the management company can require you to pay a fee for retrospective consent.


But in any case, I would respond with something like this:

"I don't believe that your demand for an administration fee of £x is reasonable, for the following reasons...

• No alterations (requiring consent or otherwise) have been carried out 

• And even if alterations had been carried out, £x is not a reasonable fee for granting consent

Therefore please provide details of the alterations that you believe have been carried out, and a detailed breakdown of the £x fee. Alternatively, please confirm that you are withdrawing your demand for £x.

If I don't hear from you within 14 days confirming that you are withdrawing the demand, I will pay £x under protest, and then challenge it at the First Tier Tribunal"



Some management companies back down at the threat of Tribunal. But if they don't, you can make an application to the tribunal for £110. And if you win, you'll get the £110 back as well as a refund of £x that you paid.

Ladybrook_Hater

Thanks for the reply and for the template response. We're looking to sell a freehold property that Ladybrook own the rentcharges for (purchased from Balfour in 2005). I am assuming that the seller before us also had to deal with their claims of retrospective amendments, and so must have either settled or disputed. 

We've left ours for the solicitors to resolve as they've disputed the claims. 

In any case, it's a morally abject and degenerate practice that essentially extorts vulnerable people. The fact the director has multiple shell companies, and he has no digital footprint or contact details, shows you exactly how shady the whole business is. 

Watchdog, here we come!

RAS

I'd suggest contacting your MP because multiple governments have promised to deal with this. And have to some extent.

Based on a quick Google

If you know anyone who lives near Southampton, it might be worth asking them to pop into the Local History Library, or where ever the open electoral roll is stored to find out who occupies the property. Ladybrook is one of several companies listed at the same domestic address. It may just be a mail box, but worth checking.

And there is reference to the 1977 Act confirming that you may be able to buy out rent charges for a reasonable value. The government guidance was updated in July 2024 and the office is still in Birkenhead. The paperwork has to be signed by the owners not solicitors.