How and where will my property be marketed?
When instructed, we take quality photographs, produce attractive property details and draw up floorplans as standard. Your property is advertised on Rightmove, the Ross & Co Website, Newsletters, Social Media, and in our prime location window displays at both Hailsham and Willingdon branches. Both branches will fully market your property. We also advertise in the Wealden Eye, Tradecatcher and the monthly Polegate Residents Association booklet.
Having recently received a survey report through your offices, can you suggest a reputable local contractor to complete the necessary works?
Prior to suggesting a proposed contractor we would highly recommend, in respect of any major works, that a detailed Specification is prepared in order that tenders can be obtained on a like-for-like basis from independent contractors. The client is then available to choose their preferred contractor based on price, timescale and nature of the contract, in the full knowledge that the works can be overseen by our surveyors, and stage payments made based on the works completed to that date.
The rates on my property appear excessive, and we are considering making an appeal to the Valuation Office. How should we proceed?
We would recommend that our valuer gives an initial appraisal based on the information you can supply. Although the Valuation Office’s records are now more up to date than at any previous time, due to current technology, we have advised clients on errors that have been brought forward from previous valuations and successfully argued a reduction on the current Rateable Value and the recovery of previous overpayments.
I am considering taking a new lease, as I am coming to the end of my commercial lease and the property is in need of repair. The landlord is expecting me to complete the repairs. How should I proceed?
We would highly recommend our surveyor attends the site to prepare a Schedule of Condition (or Dilapidations at the expiry of a lease) to avoid any disputes at a later date.
The lease on my flat has only 70 years left to run and I have been told that it will soon become unmortgageable. Is this true?
Flats with less than 65 years remaining are frequently considered unmortgageable by financial institutions. Subject to certain criteria lessees are entitled to a 99 year extension in addition to the existing term. Ross & Co can provide a valuation in respect of the cost of extension and liaise with your solicitor, and your freeholder, in order that your solicitor may serve appropriate Notice.
Both myself and other leaseholders are dissatisfied with our freeholder's choice of Managing Agent on our block of flats. What options are available?
In accordance with current legislation, you have, subject to certain criteria, the right to buy your freehold and/or exercise your Right to Manage. We do, however, recommend that you always employ the services of a professional qualified Managing Agent. Ross & Co Property Management provides this service for numerous large blocks in the local area and ensures compliance with current legislation and RICS codes of conduct. Be aware that failure to comply with the ever burgeoning legislation in this area of property management can result in being unable to recover all service charges and/or ground rent.
Do I need planning permission to extend my home?
This will depend on your property. For example:
- Is the property a Listed Building
- Or within a Conservation Area, AONB or World Heritage site?
- Is the property residential or commercial?
- A house or a flat?
- Has it been previously extended?
This link will take you the interactive page on The Planning Portal. This allows you test out what can be achieved under Permitted Development and what requires Planning Permission based on the type of property and development.
It is worth noting that many of the development right under the GPD are constrained by property type and location.
For example, the Local Planning Authority can restrict the scope of permitted development rights either in relation to a particular area or site, or a particular type of development anywhere in the authority’s area. Where an article 4 direction is in effect, a planning application may be required for development that would otherwise have been permitted development.
Article 4 directions are used to control works that could threaten the character of an area of acknowledged importance, such as conservation areas and protected and non- protected heritage assets and their settings.
They are not necessary for works to listed buildings and scheduled monuments as listed building consent and scheduled monument consent would cover all potentially harmful works that would otherwise be permitted development under the planning regime.
However, article 4 directions might assist in the protection of all other heritage assets (particularly conservation areas) and help the protection of the setting of all heritage assets, including listed buildings.
Article 4 directions may be used to require planning permission for the demolition of a non-designated heritage asset (such as a locally listed building outside of a conservation area), by removing the demolition rights under part 11 of the GDPO.
It is therefore always worth consulting with an expert.
If you have questions about how you would like to develop your home we would be happy to help.