Licence to Alter

It is a requirement of most residential leases that a leaseholder cannot carry out alterations to his or her property without first obtaining a Licence to Alter in writing from the Freeholder.  Giles Lewis & Co are able to act on behalf of the freeholder and can advise and assist leaseholders in their obligations associated with the attainment of a Licence to Alter

The first step in the process of applying for a Licence to Alter will involve the leaseholder approaching their Landlord (Freeholder) or Managing Agent with details of the work that they wish to undertake. From these details, a review of the information will determine whether a License to Alter is required.

If a license is required, it is often the case that a Chartered Surveyor will on behalf of the Freeholder review full details of the proposed works, including detailed drawings and a specification. Other information such as insurance details, Statutory Consents, Party Wall implications if applicable will also need to be submitted or reviewed.

A Leaseholders applying for a Licence to Alter is responsible for paying Surveying and legal costs in dealing with the consent and an undertaking in respect of fees will be required. With information collated, a desk top study of the information will be conducted, this will be followed up with site visit so that the Surveyor can consider the proposal and generate a full understanding of what is being proposed.

When the Surveyor has reviewed the proposals, he will report to the Landlord (Freeholder) and so long as satisfied, will recommend that the formal Licence to Alter document is drafted by Solicitors. Once the document has been checked by the surveyor it is issued to the parties for signature and where necessary, any security deposit paid prior to works commencing.

While the works are in progress the Landlord (Freeholder) may require that the works are inspected by the lessees suitably qualified representative such as a Chartered Surveyor or Architect. Alternatively, the Chartered Surveyor representing the Landlord (Freeholder) may carry out these inspections at various stages. The frequency of visits will depend upon the complexity of the works and on completion of the work to ensure that the work has been carried out in accordance with the drawings that support the licence and ensuring all statutory consents, certificates etc are collated.

Giles Lewis & Co are able to act on behalf of the freeholder and can advise and assist leaseholders in their obligations associated with the attainment of a Licence to Alter.  Please contact us by telephone on 01722 323016/07432 499502 or email us.

Reinstatement Cost Assessment

A Reinstatement Cost Assessment is a professional evaluation of the rebuilding costs of a property in the event of total destruction. Giles Lewis & Co can produce Building Reinstatement Cost Assessments on behalf of Freeholders, Block Management Companies and individuals responsible for insuring a portfolio of or individual properties.

A Reinstatement Cost Assessment (RCA) is an assessment of the cost of reinstatement of a building for insurance purposes. The Assessment will cover the full cost of demolition, reconstruction, all additional costs such as professional and local authority fees and the relevance of current statute which could impact on the Reinstatement Cost Assessment.  If the property were to be underinsured the Insurer is not duty-bound to cover the full cost of any repairs, leaving the building owner to fund any shortfall.

For small single dwellings, the Reinstatement Cost Assessment is generally automatically adjusted by the Insurer year on year. However, for larger properties, residential blocks of flats or commercial units this is not the case. The RICS recommend a full Reinstatement Cost Assessment should be carried out every three years with desktop re-valuation on a yearly basis. It is also essential that a Reinstatement Cost Assessment is carried out when there is a change in the building such as an extension or an improvement. We can produce Building Reinstatement Cost Assessments on behalf of freeholders, leaseholders, and building occupiers.

If a property is overvalued, insurance premiums may be unnecessarily high. But if a property is undervalued, in the event of a claim you may not receive the full value of the buildings’ reinstatement cost, Giles Lewis & Co can make sure the cover is correct.

For small single dwellings, the Reinstatement Cost Assessment is generally automatically adjusted by the Insurer year on year. However, for larger properties, residential blocks of flats or commercial units this is not the case. The RICS recommend a full Reinstatement Cost Assessment should be carried out every three years with desktop re-valuation on a yearly basis. It is essential that a Reinstatement Cost Assessment is carried out when there is a change in the building such as an extension or an improvement, we can produce Building Reinstatement Cost Assessments on behalf of freeholders, leaseholders, and building occupiers.

If you require a Reinstatement Cost Assessment, please contact Giles Lewis & Co and either telephone us on 01722 323016/07432 499502 or email us.

Schedule of Condition

Giles Lewis & Co can provide a detailed Schedule of Condition that records the condition of the property and is used and  extensively in Party Wall Matters or to support a lease for a commercial property. In Party Wall matters the Schedule of Condition records the condition of an adjoining property prior to works commencing in order that any pre-existing defects can be recorded. In a commercial property lease  an incoming tenant should negotiate with the landlord for a Schedule of Condition to be attached to the Lease to reduce the tenant’s liability for repairs at the end of the lease.  Giles Lewis and Co can provide.

Party Wall work will usually involve a Schedule of Condition, in respect to commercial premises, the Schedule of Condition is prepared prior to completion of a new lease. It is prepared, almost exclusively for the benefit of tenants, but can also be prepared for landlords.

It is factual record of the property at the beginning of the tenancy and the purpose of the Schedule of condition is to prevent tenants being made responsible for repairs to elements of the property in poor repair at the start of the lease which will reduce liability during or to the end of the lease.

If you are thinking about taking a lease of commercial property, then speak to us about obtaining a Schedule of Condition before you sign your lease. It is important that a Schedule of Condition is accurate, properly referenced and thorough if it is to stand up to scrutiny. Giles Lewis & Co can provide high quality detailed written Schedules of Condition incorporating referenced schedules of photographs. As an alternative, if required, we can provide a photographic schedule of condition which is like the above but without the written report.

It is important that a Schedule of Condition is accurate, properly referenced and thorough if it is to stand up to scrutiny. Giles Lewis & Co can provide high quality detailed written Schedules of Condition incorporating referenced schedules of photographs. As an alternative, if required, we can provide a photographic schedule of condition which is like the above but without the written report.

If you are soon to embark on a commercial lease and require a Schedule of Condition, please contact Giles Lewis & Co by either telephone on 01722 323016/07432 499502 or email us.