Buying a retirement flat in a block with leaking roof.

Bemahan

Apologies for lengthy post but didn't want to leave anything vital out!!
We have had an offer (well over the asking price as it went to Best and Final Offers and we were very keen to get it) accepted on a top floor one bed flat in a retirement block and are about to instruct solicitors and also get a survey.
The flats' manager told us the block's flat roof is leaking in several areas and the internal ceiling tiles in the corridor outside 'our' front door have very large dark brown damp stains. She didn't specify when the work was planned for but did say it would use up all the monies in the overall 'pot' held by the management company. So my questions/concerns are:
 - what happens when the management 'pot' is empty and other maintenance to the building or grounds is needed?
 - am I allowed to ask the management company questions direct or should I ask the vendor's estate agent?
 - we were planning on using a conveyancer as they are so much cheaper than a solicitor but in view of my query above, is that the sort of thing a solicitor would deal with or would a conveyancer also be able to check about the 
 - if we have a survey, will it look at issues that aren't part of the specific flat's internal condition? Again, I was hoping as the flat is so small and in a block that we could just get a Condition Report and get an electrician and plumber in to check all is well with those systems.

Thank you for any advice. 

HampshireH

Repairs and maintenance will be paid via a service charge into a sink fund or equivalent.

The service charge will likely increase to build this back up.  However I'd there is t enough money available to do the repairs then the leaseholders will be issued a S.20 notice and be billed accordingly for works.

This link may help you

https://www.lease-advice.org/advice-guide/leasehold-retirement-housing/

It explains a lot in really easy terms making it accessible for most 

Personally if roof works are already identified and it's a top floor where you can see issues I would avoid it,. Unless you are prepared to accept you could have further issues.

You may also need to inform your insurer for contents as of there is a major leak and it was known issues when taking out the policy they may not cover you.

A roof leak can bring a ceiling down if not addressed, as the water will travel to the most vulnerable areas so it's worth considering.

Without wishing to sound negative quite a lot of roof repairs get put off over and over in schemes like these so if it's not all in action don't be surprised if it doesn't happen for ages (possibly years).

It's a big job, inconvenient and expensive. Three things nobody likes.

There is likely to be a. Pack your solicitor /conveyancer obtain which should have all S.20 information in if served and in process. You need to ask specially when this work is being done now you are aware of it 

Bemahan

Thank you @HampshireH. That is all very useful and sensible advice. I shall be on the phone tomorrow asking a few pertinent questions. We love the location of the flats - one of the upsides to it being such an 'old' development (1986) is that it's in by far the best location (fab grounds which have a lovely sea view). But our heads are such that we rarely let them be ruled by our hearts which is a good thing in the long run. 

GDB2222

It doesn't sound like the managing agents have even got as far as getting quotes yet. So, nobody can tell you how much this will cost.

As you will be on the top floor, you will bear the brunt of this, and the people lower down the block will be less willing to pay their share of the cost. If it's a retirement block, some of the residents simply may not have the money at all.  You could be living with leaks for years. 

Even if it is not yet leaking into the flat itself, do you want to have to put a raincoat on in order to walk down the stairs? Plus, possible rot, if this is left.

The idea that you are paying a premium price to buy into this mess simply staggers me, I am afraid. Is there really nowhere else suitable?

eddddy

I guess a few things to consider:

• You should get a full set of accounts, details of sinking fund, details of repairs done recently, details of planned repairs, etc during the conveyancing processes.

• In my experience, a 'flats manager' is generally a carer/nurse role. Their job is to make sure the residents are happy and safe etc. I find them to be very kind people who are always keen to help, but I'm not sure that they would be the best people to ask about building maintenance issues, service charges, and sinking funds (or maintenance 'pots').  But the set-up might be different in your case.

• Maybe contact the management company head office - and try to speak to somebody responsible for arranging repairs etc. They might be willing to discuss plans and progress on the repairs etc. But I doubt they'll discuss financial matters with a 'stranger' - like the status of the sinking fund.

But you can't legally rely on anything the management company tell you over the phone. You can only rely on the seller's written replies to pre-contract enquiries that go via your solicitor.

Bemahan

@GDB2222 @eddddy
Thank you both. I think my hubby and I will have to put our big girl pants on about this and decide if we even want get as far as instructing solicitors on this as we could rack up up a scary bill and then decide we don't want it. We're very sensible (sometimes a bad thing!) and are thinking of retiring to this particular coastal town but aren't ready yet to move from our main life in a city 2 hours drive away so we are looking for a pied à terre (on a slim-ish budget of a recently acquired retirement lump sum) in the town so we can spend time there to make sure it really is what we want before turfing our young adult children out the family home and upping sticks and buying a larger apartment in the town we like. The flat we offered on ticks all of our boxes, except the ones of short term property investment,  hassle-free, low cost living!

GDB2222

"I think my hubby and I will have to put our big girl pants on ..."

Really, really big pants, if you are both going to get in them at the same time.

Bemahan

@GDB2222 😂😂

Bemahan

The irony of the situation is that hubby and, especially, me are usually the stern voices of sense and reason in any schemes my 19yo daughter or 87yo mum come up with and they're now saying to me (very nicely as they know how excited we were about this flat) "what would you be telling us to do in this situation?".

Skiddaw1

Bemahan said:

The irony of the situation is that hubby and, especially, me are usually the stern voices of sense and reason in any schemes my 19yo daughter or 87yo mum come up with and they're now saying to me (very nicely as they know how excited we were about this flat) "what would you be telling us to do in this situation?".

Oh bless them.....

Norman_Castle

Bemahan said:

The flats' manager told us the block's flat roof is leaking in several areas and the internal ceiling tiles in the corridor outside 'our' front door have very large dark brown damp stains. She didn't specify when the work was planned for but did say it would use up all the monies in the overall 'pot' held by the management company.

If the pot covers the cost you will have a new roof at no cost to you. The previous owners will have paid your share.