New Lease Plan Required - Cost?

tizzle6560

We are making a minor addition to our property by excavating an old attached annex room.

Has anyone had experience with getting a new/updated lease plan and what the costs involved were?

All I can see online so far are companies charging £200+...

TIA

davidmcn

Seems about right if it involves a site visit. Less than half that if it can be done by someone sitting at a desk.

tizzle6560

davidmcn wrote: »

Seems about right if it involves a site visit. Less than half that if it can be done by someone sitting at a desk.

Thanks for swift response. my OH is a graphic designer and reckon's they can do this easily enough.

Will this suffice or does it have to be done by a 'specialist lease plan' company??

SmashedAvacado

Presumably the area you are currently being leased does not change, but rather just the internal layout? if so, why do you want a new lease plan?

If the latter, and you are adding space to your current demise (ie adding an area to the lease) then you will need to be careful how you do this - and will need a supplemental lease as otherwise varying the lease will trigger a surrender and regrant and could have SDLT implications.

davidmcn

tizzle6560 wrote: »

Thanks for swift response. my OH is a graphic designer and reckon's they can do this easily enough.

Will this suffice or does it have to be done by a 'specialist lease plan' company??

It may well need to comply with some sort of Land Registry criteria but I don't know what those are.

tizzle6560

SmashedAvacado wrote: »

Presumably the area you are currently being leased does not change, but rather just the internal layout? if so, why do you want a new lease plan?

If the latter, and you are adding space to your current demise (ie adding an area to the lease) then you will need to be careful how you do this - and will need a supplemental lease as otherwise varying the lease will trigger a surrender and regrant and could have SDLT implications.

Yes, we are simply taking down a small area of wall/plaster board to open up an annex room (which was once an outside toilet before the property was converted)

*forgot to mention that the management company who rep the Freeholder have stated that a new plan is required, that we can either source ourselves or they can..

So essentially adding a small square of internal floor plan/space.

Would you suggest a supplemental/ new lease plan in that case?

SmashedAvacado

I think you have asked this before? you don't need a new plan to show this if its within your demise.

I think before you also asked whether consent is needed, and i think you got the answer that this depends on whether you are doing structural or non structural alterations.

tizzle6560

SmashedAvacado wrote: »

I think you have asked this before? you don't need a new plan to show this if its within your demise.

I think before you also asked whether consent is needed, and i think you got the answer that this depends on whether you are doing structural or non structural alterations.

Yes correct, this is a follow on from a previous thread.

We did need consent in the end as even though not technically structural, there was add. wording around 'maiming, cutting walls' etc. I've been back and forth with them over this for weeks and don't see me winning this argument tbh..

The area in question does sit within the demise of our garden area, but they are saying that as it is technically adding some more internal floor space, that a new plan is needed to show this..

SmashedAvacado

ok, you need consent, and to get consent you get a "licence to alter" from the landlord. They can charge their costs ie legal costs and surveyors costs but not a premium. You will document the works (ie the removal of the wall) but you don't need to update the lease plan at the land registry. What they are saying is wrong.

All that matters is that all of the works / property / building you own is within the area on the title plan which if you own the garden also, it will be

tizzle6560

SmashedAvacado wrote: »

ok, you need consent, and to get consent you get a "licence to alter" from the landlord. They can charge their costs ie legal costs and surveyors costs but not a premium. You will document the works (ie the removal of the wall) but you don't need to update the lease plan at the land registry. What they are saying is wrong.

All that matters is that all of the works / property / building you own is within the area on the title plan which if you own the garden also, it will be

Thanks for the above, but can I ask how you are 100% sure on both the premium they’ve applied and also that the plan itself needn’t be changed?

Yes the area in question does sit within the demise of our garden but they are saying we are adding to the internal space and therefore the the floor plan must be updated.

I managed to speak to the Leaseholders Advice Bureau as well, who are under the impression that a freeholder can charge a premium if they so choose to.

So many conflicting opinions, and I just don’t want to be taken for a ride by them

SmashedAvacado

For alterations, its unlawful for them to ask for a premium. You have a statutory right to make alterations which are improvements and do not damage the landlord's reversion. Which these won't. If you look at the previous thread (under the 1927 Act). Tell your landlord this.