Alterations clause

FataVerde

My lease contains the following clause: "Not to make any alterations to the plan elevation projection or architectural decorations of the demised premises, except with the written consent of the lessor." If I do renovation work that is not structural, i.e. install hardwood floors, install a new kitchen, repaint the flat, do I need the consent of the lessor? It's a share of freehold situation and I'm getting different lease interpretations from my solicitor and the lease advisory. A friend in the same terraced house has a similar clause in her lease, except hers uses the phrase 'structural' alongside 'plan' and 'elevation'. I am trying to find out what kind of work requires solicitors & all and what doesn't. I'll of course communicate with my immediate neighbours, but I am trying to understand the lease provisions. Thanks!

canaldumidi

No work 'requires solicitors', but some work requires the freeholder's (lessors) consent.

I'm not sure on definition of 'architectural decorations' but suspect it refers to external decoration.

Hardwood floors should be fine provided there is no other clause prohibiting them. Which floor are you on? Often upper floors must be carpetted to reduce noise in the flat below, which can be very annoying and cause neighbour disputes!

Kitchen and repainting should be fine, provided you don't knock down walls (alter the plan).

Don't forget you'll need Building Regs certification for aspects of the kitchen eg electrical work.

FataVerde

I'm on the first floor. The lease itself does not require keeping carpeted floors (some leases do). I'll most certainly include insulation. I mentioned solicitors because I suspect I'll need one for the process of obtaining consent from the freeholder.

Slithery

FataVerde said:
I mentioned solicitors because I suspect I'll need one for the process of obtaining consent from the freeholder.

You suspect wrong. All you need to do is write them a letter and ask.
Employing a solicitor would only be a waste of money.

FreeBear

canaldumidi said: Don't forget you'll need Building Regs certification for aspects of the kitchen eg electrical work.

In England, only a new circuit being added to the kitchen requires BR sign off. In Wales, any electrical work in a kitchen is regarded as "notifiable" so requires certification. Not too sure about Scotland - I have a feeling their rules are aligned with England. N.I. doesn't have any comparable regulations/requirements that I'm aware of.

Regardless of which part of the country, electrical work should only be carried out by a competent person and a certificate of conformance/safety should be supplied where appropriate.