Leasehold house - £20000 contribution needed to upgrade roof. Any help appreciated.

Crashy_Time

Mickygg said:

Slithery said:

Unfortunately that's the risk you take when you buy a leasehold property with the council as your freeholder.

Nice and helpful. 

True though, there are associated costs to owning or having a mortgage on a home. Councils have been caught out before though, Edinburgh was a classic example a few years ago, abusing or exploiting this scheme for their own (or relatives in the trades) benefit.

ratechaser

bagby said:

ratechaser said:

bagby said:

Slithery said:

Unfortunately that's the risk you take when you buy a leasehold property with the council as your freeholder.

No reply to you.

And no help for you perhaps but it's a valid statement and a warning to others reading - I very nearly got badly burnt with my first property, which was ex-LA - luckily we had a very effective leaseholders association that was able to hold the council to account...

Who would advise you not to buy an ex council property?  We have a flat which we rent out and so far no problems whatsoever.   Did not think that it would ever be this much that she would be expected to pay.   Might be able to accept it more if the cost was reasonable but it’s extremely excessive.   We do need a leaseholders association.   Thanks.

I'm not inherently against buying ex-LA properties, it's just that you need to be  very aware of the potential cost risks you can be facing - rather than just looking at the sticker price (which tends to be cheaper than non-LA).

Crashy_Time

80k sounds excessive though, worth getting together and getting a full costed example of what they are asking you to pay, and afterwards selling the flat and getting out of there?

bagby

Crashy_Time said:

80k sounds excessive though, worth getting together and getting a full costed example of what they are asking you to pay, and afterwards selling the flat and getting out of there?

Don’t think she will get out of paying the money.  I’m sick to my stomach for her.   

bagby

Crashy_Time said:

80k sounds excessive though, worth getting together and getting a full costed example of what they are asking you to pay, and afterwards selling the flat and getting out of there?

She has had a list of costed work.  £200 for painting the fences listed.  Last year metropolitan would not replace  the fence that was non existent in her garden so paid for new fencing around her garden and painted it herself, so a bit of a kick in the teeth to pay for something that they would have nothing to do with last year?

deannagone

Has she looked at the leasehold paper work to see what is says about what proportion of roof works she is responsible for?  You are assuming its £20k x4 but it could be that when she purchased the flat she took on responsibility for the whole roof.  Its a possibility.  Then this will affect whether the cost is reasonable or not.  Scaffolding, if required, is very expensive.  Get the breakdown for the costs, look at the leasehold paperwork and then with that information you can plan how to approach this.  Information is your prime need right now.

bagby

deannagone said:

Has she looked at the leasehold paper work to see what is says about what proportion of roof works she is responsible for?  You are assuming its £20k x4 but it could be that when she purchased the flat she took on responsibility for the whole roof.  Its a possibility.  Then this will affect whether the cost is reasonable or not.  Scaffolding, if required, is very expensive.  Get the breakdown for the costs, look at the leasehold paperwork and then with that information you can plan how to approach this.  Information is your prime need right now.

Has got the lease and it’s a minefield. Loads of writing.   They have sent her a letter saying it’s 80k and her share is 25%

eddddy

As Mildreds_earings suggests, challenging a correctly executed section 20 consultation is difficult. 

It would have been best to challenge it at the first stage – a notice of intention to do the works - probably by saying that a new roof isn't required. (It sounds like the consultation has reached the 2nd or 3rd stage now.)  See: https://www.lease-advice.org/faq/what-is-the-section-20-consultation-process-for-major-works/

FWIW, I don't think the opinion of a roofing contractor would be taken seriously.

If it were me, I would start-off by instructing a highly experienced RICS building surveyor to inspect the roof and write a report - hopefully saying that the roof doesn't need replacing, it just needs some repairs. I'd be tempted to instruct an RICS Expert Witness Building Surveyor for this. See: https://www.ricsfirms.com/residential/legal-issues/expert-witness/

A few years back, an RICS Expert Witness charged me £850+vat for an inspection visit and report (on a much simpler problem) - so maybe expect to have to pay at least £1000+vat.

And if the report supports your view, you can send a copy to the HA.

bagby

eddddy said:

As Mildreds_earings suggests, challenging a correctly executed section 20 consultation is difficult. 

It would have been best to challenge it at the first stage – a notice of intention to do the works - probably by saying that a new roof isn't required. (It sounds like the consultation has reached the 2nd or 3rd stage now.)  See: https://www.lease-advice.org/faq/what-is-the-section-20-consultation-process-for-major-works/

FWIW, I don't think the opinion of a roofing contractor would be taken seriously.

If it were me, I would start-off by instructing a highly experienced RICS building surveyor to inspect the roof and write a report - hopefully saying that the roof doesn't need replacing, it just needs some repairs. I'd be tempted to instruct an RICS Expert Witness Building Surveyor for this. See: https://www.ricsfirms.com/residential/legal-issues/expert-witness/

A few years back, an RICS Expert Witness charged me £850+vat for an inspection visit and report (on a much simpler problem) - so maybe expect to have to pay at least £1000+vat.

And if the report supports your view, you can send a copy to the HA.

Just looked at the schedule and looks like massive refurb.  Pavements windows asbestos?  So to be honest I think a challenge is going to be extremely hard to fight.   As well as even more expensive.   I think metropolitan will be doing a blanket refurb on the whole estate whether or not the roof and repairs need doing.    I’m sickened for her.    Thanks for your help.

martindow

bagby said:

Just looked at the schedule and looks like massive refurb.  Pavements windows asbestos?  So to be honest I think a challenge is going to be extremely hard to fight.   As well as even more expensive.   I think metropolitan will be doing a blanket refurb on the whole estate whether or not the roof and repairs need doing.    I’m sickened for her.    Thanks for your help.

If it covers lots of repairs and maintenance, the £20k may be much more reasonable rather than being an excessive bill for the roof.  It is a big hit, but if the renovation is comprehensive it should need little or no repair in the next few years.  It would also make it easier to sell at a better price at some point in the future.

I do sympathise as no-one would want to receive a large bill like this.