LadyBrook Securities Ltd and Rentcharge

NatureGirl2023

There have been lots of threads on here over the years regarding LadyBrook Securities, rent charges and retrospective consent. All seems very dodgy but is apparently legal. 

Advice wanted regarding LadyBrook Securities from anyone whose dealt with them and retrospective consent. They are currently delaying my elderly and vulnerable mothers house move by asking we get retrospective consent for alterations made to the property. They have responded and say it will cost us £360. However they haven't been able to tell us what works they think have been done, so it's clearly just a money grabbing practice. They knew she was selling as solicitors contacted them to confirm there was no outstanding rent charge. She had a conservatory built decade's ago, but has had a new roof, doors and windows more recently. Should I declare these as well? 

Any response from LadyBrook has been vague and bare minimum without answering our questions. And of course no way to contact them swiftly, further delaying mums move.

Thanks for any advice

TripleH

In my mind, you replaces windows, doors and the roof. Unless you lived in a conservation area I would not think you need to declare these. Knocking down an internal wall, building an extension or adding a conservatory are 'adding' to the building and should be declared.

I assume this is a leasehold property? Does the lease not give any indications?

daveyjp

Rencharge is a big clue its not leasehold as its why they exist, to allow third parties with no interest in the land to receive an annual payment.

They may also come with other obligations, but the rent charge document is needed to see what they are.  To keep in repair, to maintain insurance and not to carry out alterations without prior permission are all typical.

NatureGirl2023

Thanks for your comments. I've gone over the small print from the 1960s deeds and it looks like buildings that have been erected rather than general home maintenance. 

dimbo61

Do you think they will come and visit the property ?
Tell them as little as possible  so no to the doors, windows and roof.
Good luck getting this sorted 

Rose247

Hi,
Does anyone have the email and phone number for Ladybrook Security.
Can't get mortgage because they need to give me statement and can't find details.
Thanks

NatureGirl2023

Hi they don't have an email or phone number. They will only correspond by letters. Infuriating but they did reply quite quickly when I was dealing with them last year.

Ladybrook_Hater

I am in the exact same situation regarding Ladybrook Securities. They're delaying a house purchase requesting retrospective payment for alterations made to the property (spoiler - there were none!)... 

Is anyone able to share their experience after disputing the charges? Did Ladybrook quickly admit defeat or was there a lot of back and forth that ensued? We don't really have time for any back and forthing to be honest as we will soon be homeless if it's not resolved! 

Anything anyone can share would be hugely appreciated, even if only just to calm some nerves and dispel our anxieties!

NatureGirl2023

Hi I ended up paying them in the end just to unblock the house sale as my elderly mum was vulnerable and we just needed to complete the sale otherwise risk losing her new home as the sale would have fallen through. They are an awful company. I paid off the rent charge for about £2k I think and they then wrote a document saying the rent charge was released. My buyers mortgage company got twitchy and wouldn't lend if we didn't do this. There is a process you can follow where you work with government department to release the rent charge but this takes time we didn't have. Luckily my mum has been very happy in her new home and I'm glad Ladybrook didn't ruin it for her..it came very close.

NatureGirl2023

Just checked it was £1200 and we got a certificate of redemption from Ladybrook confirming it was released. Once they knew we were paying they replied very quickly.

his3dji

We got a letter from Ladybrook Securities alleging a £7 rent charge. No phone number or email address on it so it was ignored. A few weeks later, a small claims court letter for £7 plus their "costs" of £120. I refuted the claim via the proper channels at no cost. The matter was referred to the small claims court in our (The Defendant's) local court in Liverpool. Of course, Ladybrook didn't show up to the hearing given they're based in Southampton and the judge dismissed the case meaning Ladybrook lost and they were liable for court costs. I'd highly recommend this option as their business model is atrocious demanding money from people via outdated laws. Do not pay them!