Party Wall Cost

Economizor

We are extending our property and will be needing a party wall agreement, what is a fair cost of a party wall agreement?

Thanks

Doozergirl

It could be the cost of printing off a template letter, it could run into thousands. 

We don't have any details of the work or what your neighbours are like...  fancy filling us in a bit? 

Economizor

Apologies for the brevity of my post yesterday it was sent just before the end of lunch break. 

The work involves building of extension within 3 metres of next doors property and installation of  steel beam as entrance is being widened from existing building into extension. 

Now the neighbours, one party of the adjoining neighbours is happy to talk and discuss things amicably, however it seems they don't own the property and it is in the partners name. Who prefers to drop a letter through the door stating legal action will be taken if we trespass on their land during the build, no permission to remove fence between their extension to allow pointing to be undertaken to our new extension again stating legal action and solicitor being appointed.

Me and my wife have always been approachable for discussion and working towards a solution that works for both parties, but feel that if we don't have the backing of a party wall award  the next door owner will cause us problems during the build and afterwards.

I would prefer not to spend the money but on this occasion with next door owner not wanting to talk to us but issue letters there is little choice but to go down the line of getting a party wall act notice in place.

Doozergirl

Hmm.  Is the beam going directly into a party wall? 

And are you intending  for your foundations to be deeper than theirs? 

Those are the criteria.   Access isn't really a party wall act issue.  You are allowed onto neighbouring land to maintain your property if it's on the boundary BUT it is perfectly feasible for the bricklayer to lay the bricks overhand from your side.   The only person that suffers is the neighbour, because they get a less attractive wall to look at.  

What is your builder like?  My husband is brilliant at dealing with the neighbours.  We've never had a major issue and we were warned about a particular set of neighbours and one time and he even managed to placate them.  A sensitive builder will act as the contact for neighbours.   They'll explain why it's a good idea to let them remove the fence (the potential for damage to it is MUCH greater if left!) and put it back nicely with new footings for the posts.  They can also explain about the ugly pointing the results from laying overhand.  

If you can avoid the build being a PWA issue, I would.  We've had a post recently and the neighbour just used it as an excuse to complain about the whole build, but a PWA genuinely only covers work that falls under the PWA for the period that item is under way.  Then it's done. Your foundations might be a PWA issue, but your wall above them and how it's laid is not!  Nor does it cover their fence.  

  A neighbour who will spend thousands of your money with you trying to placate them, with 2 surveyors... and they don't  understand the PWA anyway so they think it gives them a reason to start and continue a grudge match.    It doesn't.   It might last for a period of three days.  Two surveyors could cost you £400 an hour!  If you're trying to cover off stuff that isn't covered, it's expensive!   You could buy them a new fence.  

Economizor

Our builder said he would be wiling to meet the neighbour to advise them of the work being done  and that it would be better to remove the fence prior to any work being undertaken, we informed the neighbour of this, all we could was a letter saying do not send your builder round and again threatened solicitors.

Doozergirl

That doesn't make it a PWA issue.  

Do not engage in it unless it is truly a part wall issue.  A fence is not.  They can't sue you for removing a fence in their own interests, but if they want it up, leave it up and budget for a new fence and posts.  It's still cheaper than a party wall surveyor.  I guarantee that your neighbour won't be spending £200 plus an hour on solicitors either.  Any sensible solicitor will warn them off.  

Builder does need to have a conversation with the nice person in the house on the day they start and convince them that preserving the fence items is the most sensible issue.  They can erect site fencing as a temporary measure.  

Economizor

@Doozergirl
Fence issue appears to have been sorted, have checked deeds and it is our fence (so far no adverse reaction from neighbour following us advising them of this).

Have spoken to builder whilst he would prefer to remove the fence in particular when digging foundations (possibility fence footings could fail, I would estimate these have been in place for at least 20 years +)  he is able to work around it and do overhand pointing.  We are happy to put in and pay new panels if needed.

In the end we will end up with our extension, small gap, fence, neighbours conservatory. Don't know how the fence will be maintained

Turning now to party wall, should a party wall surveyor advise whether or not the work being undertaken are subject to the party wall act upon receipt of the approved plans? 

Thank you

Doozergirl

You don't really need a surveyor to do that. 

You are not building on the party wall.  

How old is their house?   Are you planning for your foundations, the ones within 3 metres, to be deeper than theirs?   

If it's a relatively modern house, the foundations are likely to be the same on their house and your extensions as ground conditions are the same.  If it's a period property, they will be different.   

All that applies here is the footings.  As soon as they are dug and the concrete filled in - that could be two days, even - the party wall agreement is done.  Nothing to do with your brickwork, definitely nothing to do with the fence if it is yours - pull it out to your heart's content!