B3 LEASEHOLDERS HANDBOOK FINAL Lao 1 20/11/2012 …personal information that we hold about you, in...
Transcript of B3 LEASEHOLDERS HANDBOOK FINAL Lao 1 20/11/2012 …personal information that we hold about you, in...
Telephone
01992 453 700E-mail
Leasehold handbook
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 2
Section 1 introduction
Section 2 Service standards
Section 3 Service charges & ground rent
Section 4 Major works
Section 5 insurance
Section 6 Repairs and maintenance
Section 7 Responsibility for windows
Section 8 Lease extension & buying the freehold
Section 9 Subletting your property
Section 10 Moving home
Section 11 Living in your home and neighbourhood
Section 12 Getting involved
Section 13 Frequently asked questions
Section 14 definition of terms
Section 15 Lease and the law
Section 16 Useful contacts
co
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B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 4
This handbook is a guide
to your lease, rights and
obligations as a
leaseholder, no matter if
you purchased your
home under the Right to
Buy scheme or on the
open market.
Your lease describes the
property you have purchased,
including a plan showing the
property and any garden,
garage or shed. It also shows the
building containing your home
and the estate it is on.
B3Living is responsible for
maintaining, improving and
providing services to your
building and estate. As a
leaseholder, you are responsible
for paying towards these works
and services through your
service charge. It is our duty to
give you the best service we can
and in return, by becoming a
B3Living lessee, you have
entered into certain obligations
as well.
For example, you are responsible
for paying your ground rent and
service charge on time, and
complying with the terms and
conditions of your lease
agreement.
It is important that you
understand the terms of your
lease and the conditions in it.
Breaking the conditions of your
lease could have serious
consequences.
You should read your lease
carefully and get advice from a
solicitor. The Citizens Advice
Bureau is also an option if there is
anything you do not understand.
4
introduction
Section 1
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 5
5
What is a lease?
If you purchased a
flat/maisonette, you have
purchased a leasehold interest
for a fixed term i.e. 99 or 125
years. As a leaseholder you buy
the right to live in your property
and you pay a share of the costs
of the upkeep and repair of the
building and estate where you
live.
The lease is a legal contract
between you and B3Living and is
an important document. You
probably became a leaseholder
by:
l Buying your home from
Broxbourne Council under the
Right to Buy scheme.
l Buying your home from
B3Living under the Preserved
Right to Buy scheme.
l Buying your home from
B3Living under the Right to
Acquire scheme.
l Buying your home on the
open market from a previous
owner.
The lease will say what parts of
the building have been sold to
you (the ‘demised premises’)
and areas over which you have
rights. The plans attached to
your lease will show the demised
premises and areas over which
you have rights of access. You
should check your own lease
and plans to see which are
relevant to you. For example,
you may have the benefit of a
drying area or parking space.
The lease sets out your rights and
responsibilities as the leaseholder
and B3Living’s rights and
responsibilities as the landlord.
Section 1 - Introduction
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 6
commonly used terms
in the lease
Leaseholder/Lessee – The person
who has purchased the lease of
the property. You may also be
referred to as the flat owner. In
some legal documents the
leaseholder is referred to as the
tenant.
Landlord – B3Living. The landlord
may also be referred to as the
freeholder or lessor.
demised property – the
description of the
flat/maisonette you have
purchased as shown on the plan
attached to your lease.
Building – the building or block
that contains your flat.
Estate – the estate that includes
your flat / buildings as well as
other land and buildings.
Service charge – the amount
you pay for repairs and services
to your building and communal
areas.
covenants – legally binding
obligations and responsibilities
on your part as a leaseholder
and on B3Living’s part as the
freeholder.
My notes:
Leasehold Handbook
6
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 7
7
Service standards
Section 2
communication standards
If we wish to visit your home, we
will:
l Make an appointment first
and arrive on time
l Give you plenty of notice if
we cannot keep the
appointment and offer to re-
arrange
l Show identification before
entering your home
l Make sure our contractors
keep to these standards too
If we get things wrong, we will:
l Apologise for our mistakes. Put
it right as soon as possible and
keep you informed of our
progress
l Let you know that you have
the right to complain, and tell
you how to make a formal
complaint
l Tell you how we have learnt
from our mistakes and what
we are doing to make sure
the mistake does not happen
again
l Always welcome your
suggestions for improving our
service
In all our contact with you, we
will:
l Try to get things right the first
time
l Explain when we will be able
to deal with your enquiry, if
we can’t do it straight away
l Be polite and treat you fairly
and with respect, paying
attention to any special
requirements you may have
l Respect your confidentiality
and give you access to any
personal information that we
hold about you, in line with
our legal duties
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 8
l Explain your rights and
responsibilities
l Provide a consistent standard
of service
In all our communication with
you, we will aim to:
l Write to you in a way that is
straight-forward
l Be honest and clearly explain
the reasons for any decisions
we make, even if this
sometimes means that we
have to give you bad news
l Provide information in large
print and/or audio CD upon
request or where we know a
need exists
l Provide access to translation
or interpretation services upon
request or where we know a
need exists
l Look for ways to assist any
residents who have a
disability, mental or physical ill
health which may make
communication difficult
If you write or e-mail us, we will:
l Reply with a response that
fully answers your enquiries,
within five working days
l If we cannot provide a full
response, we will let you know
who is dealing with your
enquiry and when you can
expect a reply
If you telephone our offices, we
will:
l Answer your call within ten
seconds and give you our
name
l Answer your enquiries
immediately, or transfer you
quickly to someone who can
help you or take a message
l If you leave a message, we
will return your call by the end
of the next working day
8
Leasehold Handbook
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 9
Section 2 - Service standards
9
If you visit us, we will:
l Greet you quickly and politely
within five minutes of your
arrival
l Be on time for any
appointment you have made
l If you do not have an
appointment, we will make
sure you do not have to wait
more than 20 minutes to see
someone who can help you
l Keep our reception areas
clean and tidy, and display
up to date information
l Provide private interview
rooms to discuss confidential
Issues
Estate management
To keep your estate in order, we
will:
l Visit you in your home to
discuss any housing related
matter upon request
l Invite you to join us on estate
inspections, within a month of
your request.
l Remove any untaxed,
dumped vehicles within 15
days, less if it is dangerous
l Deal sympathetically with any
request for assignment or
succession, and make a
decision within 14 days of the
relevant facts being obtained
To help keep you safe, we will:
l Respond to reports of anti-
social behaviour within five
working days
l Respond to reports of serious
anti-social behaviour e.g.
threats, racial harassment or
actual use of violence, within
24 hours
l Investigate incidents as racist
if a complainant or a witness
calls the incident racist
l Keep you up to date with our
actions, by whatever means
you prefer (phone, email, and
so on)
l Close a case of anti-social
behaviour only after speaking
to the complainant
beforehand
l Support witnesses and victims
wherever possible in a way
that suits you
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 10
To keep your estate clean and
well looked after, we will:
l Remove any homophobic,
racist or sexist graffiti within 24
hours of being told about it
l Remove any dumped items
within 48 hours of notification
l Remove any hypodermic
needles or other dangerous
items within 4 hours of being
told about them
l Work to set schedules to keep
your estates clean and tidy
l Attend to any calls where
people are stuck in lifts within
two hours of call being
received
For leaseholders, we will:
l Send an annual service
charge schedule by the
beginning of April each year
l Send an annual invoice to all
leaseholders paying by direct
debit
l Send quarterly invoices to
those who do not pay their
service charges by direct
debit
l Only invoice for the cost of
services provided. No profit
element will be included in
the charges
l Base invoices on the
estimated charges for the
current year, as set out in the
service charge schedule
l Adjust charges after the year
end for the actual costs
incurred and issue a
statement each September
Leasehold Handbook
10
Our Community Rangers will keep
your estate clean and our Send and
Mend service will keep your block
maintained
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 11
11
Service charges and ground rent
Section 3
When you buy your property,
B3Living is still responsible for the
upkeep of the structure, exterior
and communal parts of the
block. As a leaseholder, you pay
a share towards the cost of
these services. This is called a
service charge. All of the
charges are, most of the time,
divided equally between each
of the properties in the block.
The charges could be made up
of the following:
l Repairs and maintenance to
your building and communal
areas
l Improvement work to your
building(e.g. new door entry
system)
l Ground maintenance for
communal areas
l Building insurance
l Management charge (our
costs for managing leasehold
properties)
l Communal electricity
l Caretaking
l Window cleaning
l Television aerial
l Communal heating
l Door entry system
We estimate your service
charges at the beginning of
each financial year (1st April). At
the end of the financial year
(31st March), we calculate the
actual expenditure and send
you a statement detailing the
costs of the services each
September. You will either
receive an invoice or credit note
for the difference between the
estimate and the actual cost.
Ground Rent
The ground rent is a fixed annual
payment for the use of the
demised premises. The ground
rent is £10.00 per annum if the
property was originally bought
under the Right to Buy scheme.
Ground rent costs will vary on
other schemes.
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 12
Limits on service charges
If you buy your property under
the Right to Buy scheme, we
have to provide you with an
estimate of the likely costs of
repairs or improvement works for
the first five years of the lease.
We cannot charge you more
than the estimated amount
together with an allowance for
inflation for the works during the
initial period of five years from
the date the lease was first sold.
If you sell your lease within the
five year period the next buyer is
also entitled to only be charged
the estimated amounts (with an
allowance for inflation) for the
remainder of the five year
period.
How do i pay?
Payment Options:
l cheque
- Payable to “B3Living Ltd”
l credit or debit card
- Telephone: 01992 453 700
or freephone 0800 107 0713.
l Personal internet Banking
- Payment via transfer from
your bank account using our
details as follows: Payee:
B3Living; Sort code: 30-99-86;
Account number: 01573497.
Please quote your “customer
account number” as the
reference
l direct debit / Standing Order
– please contact us on 01992
453700 and we can set up
payments by monthly
instalments
l Bar code Payment card
– if you wish to pay cash we
can issue a card that you can
use at numerous outlets.
Contact the Home Ownership
team on 01992 453 712 /
453 746.
l Payment Kiosk at council
Offices, Bishops college
– you can pay cash through
automated kiosk
12
Leasehold Handbook
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 13
Section 3 - Service charges and ground rent
13
What if i’m having trouble
keeping up with payments?
Your lease states that you must
pay your charges within 28 days.
If you cannot pay your service
charge you need to let us know
straight away so we can give
you help and advice. We can
do this over the phone or you
can visit our offices.
What happens if i do not pay my
service charges?
If you do not pay your share of
the charges, you are breaching
the terms of your lease
agreement. B3Living have a
recovery procedure which is
followed and various actions
can be taken such as issuing
reminder letters, approaching
your mortgage provider for
payment on your behalf,
applying to the court for a
County Court Judgment or
putting a charge on the
property. As a last resort, B3Living
could apply to the court to have
your lease “forfeited”. In these
circumstances you could lose
your home.
What is forfeiture?
Forfeiture is where we apply to
the court to end your lease
because you have broken the
terms of your lease agreement.
This could happen for
example if:
l You do not pay your service
charges/ ground rent
l You cause nuisance and
harassment to your
neighbours
There are other breaches of your
lease which could result in
forfeiture; for more information
on these conditions please refer
to your lease agreement and
ask your solicitor for advice.
If the court does decide that you
have seriously broken the terms
of your lease, it may end the
lease and grant us possession of
your home. You would lose your
home and would not get any
payment or compensation.
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 14
Leasehold Handbook
14
As a responsible landlord we
would only apply for forfeiture as
a last resort, to protect the
interest of B3Living. With overdue
service charges/ground rent we
will always try to help you if you
have genuine financial
problems. Before applying for
forfeiture for unpaid service
charges we would have to show
that our charges were
reasonable and that you had
made no attempt to pay them.
For advice on financial
problems, please see page 52
for organisations who can help.
My notes:
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 15
15
Major works
Section 4
B3Living is responsible for the
maintenance of the building
and estate where your leasehold
property is situated, as set out in
the lease.
Maintenance can include small
scale works such as replacing a
communal front door or a roof
tile. It may also include larger
items such as external
decoration, roof renewal or the
replacement of windows. These
types of works are called
“qualifying works” or more
commonly known as “major
works”.
Contracts for the provision of
services may be entered into by
B3Living. If the contract is for a
period of more than 12 months
this is called a “qualifying long-
term agreement”.
Before B3Living carries out major
works, relevant consultation must
be made. This happens when
the cost to any one leaseholder
is more than £250 or B3Living
enters into a contract for a
period of more than 12 months
where the cost is more than £100
in any one year. The relevant
consultation is as follows:
notice of intention
We write to all leaseholders and
recognised residents associations
with a Notice of Intention to
carry out works.
The Notice of Intention will
include the following:
l Description of works in
general terms
l State reasons why the works
are necessary
l Invite comments regarding
the works in writing within 30
days of the notice and give a
date by which the comments
must be received
l Provide the address where
comments must be sent to
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 16
l Invite individual leaseholders
and recognised residents
associations to nominate a
contractor of their choice
within 30 days of the date of
the notice.
B3Living considers all
observations sent to us. However,
as we are responsible under the
terms of the lease to maintain
the building, we can still
proceed with works.
To obtain estimates we will:
l Invite contractors to supply
estimates for the work
(include one nomination from
leaseholders and a
nomination from the
recognised residents
association if received and
approved by B3Living).
l Write and give reasons for not
including a nominated
contractor.
l Write to all leaseholders again
when we have received all of
the estimates for the work.
notice of Estimate
We write to all leaseholders and
recognised residents associations
with a Notice of Estimate.
The Notice of Estimate will
include the following:
l Landlord’s Paragraph B
Statement
l Details of at least two
estimates
l A summary of the written
comments received in
response to the Notice of
Intention regarding the works
and our response
l Make the estimates available
for inspection and specify a
place and time at which the
estimates can be inspected
l Invite written comments on
the estimates within 30 days
and give a date by which the
comments must be received
l Respond to any written
comments received within 30
days regarding the estimates.
16
Leasehold Handbook
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 17
Section 4 - Major works
17
When a contractor has been
chosen
If the contract is not made with
the lowest contractor or
nominated contractor we will
write and give the reasons for
awarding the contract within 21
days of entering into the
contract. We will also supply a
summary of any written
comments that have been
received and our responses to
them. This will only be in cases
where the contract is not made
with a nominated contractor or
the lowest tender
When the works are completed
and the contractor has been
paid, we will:
Send an invoice to all
leaseholders detailing the
amounts payable.
A management fee for major
works is added to your invoice,
which includes:
l Carrying out the statutory
consultation process with
leaseholders
l Answering queries about
major works
l Calculating and billing the
service charges for these
works
l The complete overseeing of
the contract from the time of
drawing up the specification
to the practical completion
being signed off
Please note, it is not unusual for
leaseholders in the same block
to receive different invoice
amounts for major works.
Leaseholders purchase their
properties at different times and
the provisions detailed for major
works will vary and therefore the
costs will vary.
Leaseholder challenges to
major works
Legislation states that the costs
and scope of the works should
be reasonable and works should
be carried out to a reasonable
standard. You have the right to
challenge the reasonableness of
either the cost (including fees) or
the standard of the works.
We ask that you contact us first
to challenge any charges.
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 18
However, a formal challenge
can be made at any time during
the major works process and the
forum for this challenge is the
Leasehold Valuation Tribunal
(LVT). You do not need to have
legal representation to take a
matter to the LVT. However,
because the process can be
fairly complex, it is often
advisable to seek legal advice.
Details of the Leasehold
Valuation Tribunal are provided
at the end of this booklet.
Paying for major works
We understand the financial
burden of contributing for major
works so we have a range of
payment options including
interest free payments. Full
details will be sent with the
invoice.
Leasehold Handbook
18
My notes:
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 19
19
Buildings insurance
Section 5
We insure the building where you
live. This is because we are still
responsible for the upkeep,
repair and maintenance of the
structure and communal areas
and it would be very difficult to
have more than one insurance
company. You pay for the
buildings insurance within your
annual service charge.
Making a claim
The summary of cover that is sent
to you annually and provides
contact details for making a
claim.
contents insurance
Our policy does not cover the
contents of your flat in any way.
We do recommend that you
arrange insurance to cover your
contents. You can get further
advice from your bank or
building society or from an
insurance broker. If you sublet
your property you may need
additional Landlords Insurance.
National Housing Federation
My Home Contents Insurance scheme
Ask your housing provider for an information pack or telephone 0845 337 2463
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B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 20
B3Living, as landlord, is
responsible for maintaining the
structure of your building and
any communal areas. As a
leaseholder you must contribute
your share towards these costs.
Repairs and maintenance inside
your property is the responsibility
of the leaseholder(s).
The exact responsibilities for
repairs and maintenance may
vary according to the contents
of your lease.
Leaseholder responsibilities
B3Living owns the structure of the
building in which you live. You
are responsible for the interior of
your property and are generally
responsible for the repair and
maintenance of everything
inside your home.
For example, you are responsible
for the following items:
l Individual heating systems
and appliances
l Internal doors
l Sanitary fittings
l Plumbing and pipe work
within the property
l Internal fixtures and fittings
and equipment
l Internal decorations including
the plaster covering on the
walls
l Floor coverings, including floor
tiles and screeds (the layer on
top of the concrete floor,
under the tiles)
l Non structural walls (non load
bearing, internal walls)
l Ceilings, including ceiling
battens
l The window glazing (but not
the frame)
20
Repairs and maintenance
Section 6
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 21
Section 6 - Repairs and maintenance
B3Living’s responsibilities
We have a duty to maintain the
structure of the building,
communal areas and services,
for example:
l Foundations
l Roofs and gutters
l External fixtures, fittings and
equipment
l External walls
l Communal ground and paths
l Window frames
l Drying areas
l Communal TV aerials and
equipment
l Main external entrance doors
and furniture
l Communal stairs, walkways,
passages and paths
l Waste pipes and soil pipes
21
See summary of repairresponsibilities overleaf...
We will keep your estate clean and
well maintained.
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 22
Leasehold Handbook
22
Item Who is responsible
B3Living Leaseholder
Structure of building
Roofs ✓
Gutters ✓
Structural walls ✓
Soil pipes ✓
Lifts ✓
Main entrance door ✓
Balconies ✓
Communal Areas
Communal gardens ✓
Communal TV aerial ✓
Door entry system ✓
Paths and gates ✓
Store sheds ✓ ✓ With door
Communal lighting ✓
Doors
Doors inside property ✓
Front door frame ✓
Front door ✓
Front door handles and locks ✓
Windows (if installed by B3Living)
Window frame ✓
Window glazing ✓
Window locks and handles ✓
Services
Water supply in property ✓
Drains & pipes up to property ✓
Gullies ✓
Cables & wires outside property ✓
Main storage tank (serving more than one property) ✓
Summary of repair responsibilities
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 23
Section 6 - Repairs and maintenance
Responsibilities for pipes
and wiring
B3Living owns and will maintain
the following:
l The pipes supplying the mains
water, from the water
company’s stopcock outside
the block, up to and
including, the main stopcock
in individual flats; or, where
there is a communal water
storage tank for the whole
building, the gate valve in
the flat.
l Gas pipes within the block, up
to but not including, the gas
meter in flats
l Electricity cables within the
block, up to but not including,
the electricity meters in flats.
l Wiring for communal TV and
radio within the block, up to
and including, the aerial
socket(s) provided in the
properties.
How do i ask for a repair?
You can report any repair during
normal opening hours 8.30am to
5.30 pm Monday to Thursday
and 8.30am to 5pm Friday.
On the last Thursday in the
month our offices are shut from
3.30pm to 4.30pm for staff
training.
l Telephone
0800 107 0712 or 01992 453700
l Email to
l Visit our website
www.b3living.org.uk and
report a repair online
l in person at our offices at
Scania House in Hoddesdon
If the problem has been caused
by crime, please report it to the
police and give us the crime
reference number.
All of our staff, contractors and
agents have identification –
please ask to see this before
letting anyone into your home.
information for out of hours
repairs
If you have an emergency
repair, you can report it out of
hours by calling 01992 639 561.
Do not report it online. Our
response time for emergency
repairs is 24 hours and we aim to
have the problem resolved in this
time. Please note, we may only
23
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 24
Leasehold Handbook
be able to make the area safe
during an out of hours call and
so the repair may have to be
completed the following day or
a time suitable to you.
Repair priorities
We prioritise our repairs in order
of urgency:
Emergency
If your repair is an emergency,
we aim to attend within 2 hours
to make safe. This will exclude
severe weather when it may be
dangerous for an operative to
make safe. If work can be
completed at this time, it will be.
Otherwise we will aim to
complete the repair within 24
hours if this is possible.
Examples of an emergency are:
l Dangerous structures
l Dangerous wiring
l Burst supply pipes
When assessing if a repair is an
emergency we will take into
account the circumstances of
vulnerable residents (the very
old, very young or medical
circumstances) and will exercise
discretion.
Routine
This category is for all other
repairs and the timescale is
dependent on residents,
operatives, and materials
availability.
General emergencies and
problems
In an emergency you need to
act quickly to keep problems
under control and minimise
damage, whether the repair is
your responsibility or ours. If
possible, stop the immediate
problem and then call for help
to put it right.
If your water, electricity or gas
supply fails totally, call the
appropriate utility supplier to
check whether there has been a
general supply failure.
General emergency numbers
are listed on page 52. Please
alert your neighbours if a
situation could be dangerous for
them.
24
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Section 6 - Repairs and maintenance
What happens if i do not repair
and maintain my home?
B3Living may require you to carry
out repairs for which you are
responsible as a leaseholder. A
notice will be served giving a
date by which the repairs must
be completed. If you fail to
meet the timescale B3Living has
the right to enter your flat to
carry out these works on your
behalf and recharge you the
cost of these works plus an
administration fee.
damp and condensation
B3Living will need to ensure that
the damp is not due to
condensation from conditions
inside your property.
Condensation occurs when
warm, moist air meets a cold
surface such as a window, mirror
or wall and causes water
droplets to form. The risk of
condensation depends on how
moist the air is and how cold the
surfaces of the room are. How
you ventilate and heat your
home will affect the level of
condensation.
By using the guidelines below,
you can substantially decrease
the level of condensation that
you have in your home:
l Putting lids on saucepans
when being used
l Drying clothes outside and
not on radiators or clothes
airers
l If using a tumble dryer, make
sure it is vented to the outside
l Put a small amount of cold
water in the bath before
running the hot tap
l Do not run your shower for
longer than needed
l Mop up any condensation or
water everyday
l Do not leave kettles boiling
l Avoid using flueless bottled
gas heaters. One gallon of
gas produces about a gallon
of water vapour.
Heat your home:
l Heat more evenly – low level
of heating all day rather than
quick blasts. This should also
reduce your heating bills
l Use thermostats to control
your heating
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B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 26
Leasehold Handbook
l Avoid using bottle gas or
paraffin heaters
Stop water vapour spreading:
l Shut the kitchen and
bathroom doors when
bathing and cooking
l Use extractor fans or open a
window
Ventilate your home:
l Keep a small window partially
open or trickle vents open at
all times to allow flow of air
l Ventilate kitchens and
bathrooms when in use by
opening windows to remove
the humid air
l Use extractor fans if you have
them
l Make sure other doors are
closed, especially bedroom
doors as they are normally
slightly colder and will attract
moisture
l Ventilate cupboards and
wardrobes and avoid putting
too much in them as it stops
air circulating
l Do not put wardrobes or beds
against external walls
l Keep other furniture away
from walls to allow air to
circulate
l Open windows in the kitchen
and bathroom when cooking,
washing up, bathing or drying
clothes
In cold weather, the best way to
keep rooms warm enough to
avoid condensation is to keep
low background heating on all
day, even when there is no one
at home. This is very important in
flats where the bedrooms are
not above a warm living room.
dealing with mould
Treat any mould you have in
your property by washing walls
and window frames with anti
fungicidal wash using gloves and
follow manufacturers guide lines.
If you do this and follow the
other advice above, mould
should not reappear.
The only lasting way to avoid
severe mould is to reduce the
humidity in the air and
condensation by properly
heating and ventilating your
home.
26
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 27
The window frames form part of
the structure of the building.
Should you wish to replace your
windows, written permission must
be sought from B3Living prior to
the work being undertaken.
Permission will normally be
granted where the proposed
installation is in accordance with
B3 LIiving standard specification
and configuration and in
keeping with your block.
All glazing in windows is the
responsibility of the leaseholder.
27
Responsibility for windows
Section 7
My notes:
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 28
If you fulfill certain criteria, you
can ask for a lease extension.
The price is agreed between you
and B3Living, or if this is not
possible, set by the Leasehold
Valuation Tribunal (LVT). The usual
extension term is 90 years. To
exercise your right to extend
your lease, you first need to
check that you meet the
appropriate criteria. For
example:
l Have you owned your flat for
the last two years
l Do you have a long lease of
over 21 years
l Did you buy your flat through
a shared ownership scheme
l If you have inherited the
lease, are you applying to
extend within two years of the
grant of probate.
If you meet the appropriate
criteria then you can notify us in
writing that you wish to extend
your lease, stating the price you
are offering.
We then will reply within two
months of receiving your
notification letting you know if
we are either:
l Accepting your right and the
price offered, or
l Accepting your right and
proposing another price, or
l Stating why you cannot apply
for a lease extension.
Up to two months are allowed
for negotiations on the price. If
after the two months nothing has
been agreed, either you or we
can apply to the LVT to settle the
price and any other issues.
Buying the freehold
Leaseholders may have the right
to buy the freehold of the
building as a group in certain
situations.
28
Lease extension
Section 8
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Section 8 - Lease extension
This is known as “collective
enfranchisement”. There is
certain criteria that your block
must meet in order to qualify to
buy the freehold including:
l At least two-thirds of the
residents in your block, must
be leaseholders
l At least half of the
leaseholders in the block must
be willing to buy
For example if there are 12
flats/maisonettes in your block at
least eight must belong to
leaseholders and at least six
would need to join in buying the
freehold.
There are some things you should
consider if you purchase the
freehold:
l All residents in the block will
be responsible for the
maintenance, management
and all associated costs.
l You will no longer be able to
contact B3Living as they will
no longer be your landlord.
For more information please
contact LEASE (details supplied
in useful contacts).
29
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B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 30
A sub-tenant is someone who
rents your property when you are
not living there.
You must notify the Home
Ownership Team if you are
subletting your property and a
registration form will be issued to
you. You are also responsible for
letting the Home Ownership
Team know of your new address
so that the service charge
invoices can be sent to you.
It would also be useful if you
gave us a contact telephone
number in case of emergencies.
You will still be responsible for
paying your service charge even
if you charge it to your tenant as
part of the rent they pay you.
You will need to make sure that
your tenant keeps to all the
conditions which are in your
lease. You are responsible for the
behaviour of any person(s) to
whom you sub-let and B3Living
may advise you if it becomes
aware of any breach of the
lease conditions. It is in your
interest to be aware of any
breach as soon as possible to
avoid legal action. You can
consider seeking legal advice on
the importance of having a
proper tenancy agreement.
30
Subletting your property
Section 9
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Section 9 - Subletting your property
Useful contacts are at the back
of this booklet.
It is important the tenancy
agreement between you and
the tenant conforms to the lease
agreement you hold with
B3Living.
If you sublet your property you
are responsible for ensuring that
you hold adequate Landlords
Insurance and that you also
carry out essential checks as a
responsible landlord, for
example annual gas safety
inspection with valid CP12
certificate which you should
issue to your tenants.
31
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B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 32
Selling your home
You must ensure that your
purchaser is aware of the
conditions in the lease and
all matters affecting the property
that you have become aware of
during your ownership.
It is important to keep all
consultation papers, service
charge invoices and other
correspondence concerning the
management and maintenance
of the property. If you fail to
divulge information that you are
aware of to a prospective
purchaser, you may be liable
under the terms of your sale
contract.
Under your lease, your solicitor
must let us have a copy of the
legal documents transferring the
lease within 28 days of sale. Until
we are notified in writing,
demands for service charges
and ground rent will still be sent
to you after the sale.
Service charges
We do not apportion service
charges upon sale as this is the
responsibility of your solicitor.
Please ensure that your solicitors
keep an appropriate amount of
money to pay for any future
service charge invoices that
may be due.
32
Moving home
Section 10
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 33
Section 10 - Moving home
Paying back the Right to Buy
discount
If you applied to purchase your
home on or after 18th January
2005 the amount of discount
repayable will be based on the
increase in the sale value of the
property since the right to buy
sale and the repayment period
will be five years.
The five-year repayment period
will be calculated as follows:
l Within Year 1 - Full discount
repayable
l Within Year 2 - Four fifths of the
discount is repayable
l Within Year 3 - Three fifths of
the discount is repayable
l Within Year 4 - Two fifths of the
discount is repayable
l Within Year 5 - One fifth of the
discount is repayable
l After 5 Years - No discount is
repayable
The following gives an indication
of who to advise when moving in
or out of a property.
33
Moving in and outchecklist...
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 34
Leasehold Handbook
Moving in and out checklist:
Careful organisation and
forward planning can minimise
the stress of moving house. Use
our moving checklist with our
‘who to notify’ checklist to guide
you through the six weeks
leading up to the moving day.
34
Six weeks before the move Tick: date:
Confirm the date of your move
Notify your landlord of your moving date
Check your home insurance - make sure you have coverfrom the day you move in to your new home.
Obtain written quotes from several removal firms. Getreferences and check the limits of their insurance.
If you're not using professional removers, ask friends to help.
Book extra storage space if required.
Notify the relevant utility companies of your departure.
Start getting rid of possessions you no longer need. Decidewhich items can be taken to a charity shop, sold at carboot sale, or offered to your friends.
If you need new furniture or carpets - order them now andarrange delivery for when you move in.
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 35
Section 10 - Moving home
35
Two weeks before moving Tick: date:
Notify Council Tax
Notify Benefits for Income Support / Tax Credit etc
Notify Hospital
Notify your television, Internet, telephone provider
Notify your workplace
Start packing non-essential items such as books and non-seasonal clothes into boxes.
De-register from your doctor, dentist and optician if you'removing out of the area.
One week before moving Tick: date:
Visit the post office and arrange for your post to beforwarded (you will be charged a fee for this service).
Notify your milkman and newspaper shop that you'll bemoving and give them a date you want the service tostop.
If you have children or pets, arrange for someone to lookafter them during the move.
Make a list of everyone who should know about the move.Send out change of address cards.
Finalise arrangements with your removal company.Confirm arrival times and make sure your removers havedirections to your new address.
Arrange a time to collect the keys for your new home fromthe estate agent.
Notify then bank of any changes to direct debits andstanding orders.
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 36
Leasehold Handbook
36
On the day Tick: date:
Take Electricity meter reading
Take Gas meter reading
Take Water meter reading
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 37
Amendments or changes that
you need to let us know about
If you marry or change your
name you will need to provide
us with a copy of your marriage
certificate or deed poll.
In the event of the death of any
of the parties to the lease you
will need to provide a copy of
the death certificate. It may also
be necessary for you to provide
details of the Executors name
and address. Providing this
information to us can minimise
any distress caused in mail being
sent out in the wrong names.
Health, safety and security
Escape routes
Escape routes must be kept
clear at all times. Escape doors
must not be secured with
unauthorised padlocks or chains
as this could delay the escape
for residents or visitors to the
building. Please do not wedge
open spring-loaded, self-closing
doors. These doors have been
fitted in some key positions in our
buildings and are fire resistant
where applicable. When closed
they stop fire and smoke
spreading and it is for this reason
that they must be kept closed at
all times. Do not disconnect or
remove the self-closing
mechanism fitted to doors and
frames.
Fire doors
Your individual front door is your
responsibility. In order to comply
with the Fire Regulatory Order
2005, any door that opens onto
the communal hallway must be
a FD30S fire resisting door to
provide 30 minutes integrity from
fire and be capable of limiting
the passage of smoke.
Hazardous chemicals
You can not use a portable oil,
paraffin or gas appliances or
store any flammable materials
such as gas, paraffin or oil in the
property.
37
Living in your home and neighbourhood
Section 11
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Leasehold Handbook
Water leaks
If possible, turn off the water at
the mains stopcock (stop valve),
which may be located inside
your property or in the
communal hallway. Stopcocks
should be clearly labelled to
help in identification. We suggest
that you check where the
stopcocks are before you have
a problem. Please note, there
may be more than one.
Gas
If you suspect a gas leak, call
Transco immediately on: 0800
111 999. There is no charge for
calls to this number or for
investigating gas leaks.
Do not:
l Turn electric switches on or off
l Smoke or use a naked flame
Do:
l Call Transco’s Gas Emergency
Service
l Turn off your gas supply by
turning off the tap at the
meter
l Open doors and windows to
get rid of the gas
l Put out naked flames
l Check that the pilot light on
the boiler is out
l Keep people away from the
area affected
l Listen to your gas supplier who
will advise you on what further
action you should take
important note about gas
appliances
It is very important that your gas
appliances are properly
maintained. We strongly advise
you to have them serviced
annually. You may consider
having a service contract with a
reputable GAS SAFE approved
contractor, which will provide
regular servicing, and
maintenance for any gas
installation.
You may also consider the
installation of a carbon
monoxide detector.
Smoke detectors
We recommend that you
consider installing at least one
smoke detector in your home. It
is worth taking advice on the
type of smoke detector to install
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B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 39
Section 11 - Living in your home and neighbourhood
and where to put them. If you
have a smoke detector please
remember to change the
batteries regularly and make
sure the detector is in working
order.
Anti-social behaviour
Under your lease agreement you
are responsible for making sure
that you, people living in your
home, visitors, sub-tenants
(where applicable) and pets do
not cause:
l A nuisance to neighbours or
l Any kind of harassment that
interferes with their peace
and comfort or which offends
them.
What you should do if you
experience anti-social
behaviour
You should try and speak to your
neighbour to resolve any
problems if you feel
comfortable. This will often settle
problems at an early stage. You
can also report anti-social
behaviour to B3Living.
Storage in communal areas is
not permitted under any
circumstances. Stairs, landings,
entrances and passageways
must be kept clear of obstruction
at all times. Grounds and
gardens must not be used for
personal storage
Private gardens
Some leasehold properties were
sold individual gardens and the
responsibility to maintain
gardens and fences are marked
with an inward facing ‘T’ on the
lease plan. You must keep front
and rear garden areas (if any) of
the flat in a tidy condition and
any grass mown.
You must not use any grassed
areas for anything else other
than a lawn. You must not
damage any tree or shrubs that
may have been planted by the
Broxbourne Borough Council or
B3Living.
Please refer to your lease to
determine your individual
responsibilities.
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Leasehold Handbook
Parking
You must not park or give
permission for cars to be parked
on the property other than in the
area (if any) set aside for
parking. You must also not park
or give permission to be parked
any caravans, boats, lorry trailers
or large vans within the
boundary of the property.
Business or trade at your flat
You are allowed to run a
business from your home as long
as you seek our permission. We
will give permission as long as we
feel that the business is unlikely to
cause nuisance or annoyance
to your neighbours or damage
your property. Some examples of
businesses we will not allow are:
Car and maintenance, printing,
shops and businesses that use
hydraulic equipment or
controlled substances or
chemicals
Alterations
You can make alterations to your
property. However, you must get
permission from us in writing
before you alter the external
appearance of the flat, change
any internal structure of the flat
or erecting any building or
structure. You may also require
planning or building regulation
approval for these types of work.
noise
All residents are entitled to enjoy
their property and should ensure
that noise does not cause
annoyance in the
neighbourhood or be heard
outside your home. You need to
ensure that any domestic
machinery or DIY equipment is
used at reasonable times i.e. not
early morning or at night.
Keeping pets
You are able to keep an animal
as long as it does not cause a
nuisance or annoyance to your
neighbours and that you do not
allow any animal in your care to
foul in shared areas outside the
property.
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Section 11 - Living in your home and neighbourhood
You need to ensure that all dogs
are kept on leads and under
proper control anywhere outside
of your home and on B3Living
land.
Please bear in mind the
sensitivities of other residents,
especially children and the harm
that can be caused by not
cleaning up after your pets.
Laminate and hard-wood
flooring
If you live above someone you
must have written permission
from B3Living if you wish to install
laminate or hard wood flooring
in your home.
If your floor covering needs to be
lifted to access services i.e.
pipes, you are responsible for
lifting it and for any damage
caused to it.
Smoking
Smoking is not permitted in any
communal area.
Refuse and recycling
l Rubbish should be disposed of
carefully
l You will put all rubbish in
appropriate bin bags and
dispose of it in the bin chute
containers or communal bin
areas used for this purpose
l You must place only
recyclable products in the
recycling bins
l You must not throw refuse or
any other items from the
windows of the flat
Aerials
You must not erect any external
reception or transmission aerial
including television aerials,
satellite dishes or any other
apparatus on the property, flat
or any part of the block.
Most blocks have communal
television aerials which have
been upgraded to digital which
means that you can access SKY
TV, SKY PLUS TV and digital radio
channels.
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Leasehold Handbook
door entry systems
We have put door entry systems
into many of our buildings to
make them more secure by
controlling who enters into the
building.
To help maintain security:
l Make sure the door is locked
behind you.
l Only allow someone to come
in if you are certain they are a
genuine visitor.
l Never leave the entrance
door propped open.
l Try not to let non residents
follow you into the block and
try to make sure they press the
button for the flat they are
visiting.
If you lose your communal door
key, we can provide you with
another but we will have to
charge you.
The door entry systems are
regularly maintained. If there is a
problem or the system needs a
repair, please contact our
offices.
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B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 43
As a B3Living leaseholder you
can get involved with the
organisation and the community
to help improve our services.
l Resident Involvement
Manager
l Leasehold panel
l Compact meetings
l Resident associations
l Mystery shopping
l Residents’ panel
l Annual residents’ conference
l Community audits
l Home magazine
l Leasehold newsletter
For more details about how to
get involved see our leaflets or
contact the Resident
Participation Manager on
01992 453 700.
43
Getting involved
Section 12
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 44
What is a Leasehold property?
When you buy a flat or a
maisonette from B3Living (they
are usually known as the
freeholder) they are usually sold
on a long lease of 125 years.
Your Lease gives you the right to
live in the property for the term
of the lease but you are able to
sell the flat at any time.
i'm a joint Leaseholder, and wish
to transfer the lease into my sole
name?
You will need to contact your
Solicitor, who can arrange a
Notice of Transfer to be sent to
the Home Ownership Team at
B3Living.
i have purchased a Leasehold
property, can i sub-let it?
You can sub-let the property.
However, you must supply your
forwarding address in writing to
the Home Ownership Team.
What happens if i intend to sell
the flat/maisonette?
You must ensure that your
Solicitor contacts the Home
Ownership Team so that your
solicitor is aware of service
charges and future works. All
outstanding monies must be
paid before completion,
otherwise we will not accept any
Notices transferring the property
to the new owner.
What happens if i don’t agree
with what i have been charged
for within my Service charge?
You should firstly contact the
Home Ownership Team to try
and resolve matters. If you still do
not agree with your service
charges, you may consider
taking the matter to the
Leasehold Valuation Tribunal.
Either you or B3Living can apply
to the Leasehold Valuation
Tribunal to settle a dispute over
charges.
44
Leasehold Frequently Asked Questions
Section 13
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Section 13 - Leasehold Frequently Asked Questions
can i install my own windows?
Yes, leaseholders are permitted
to install their own windows after
obtaining consent from us. For
this there is an administration
fee. Application forms are
available from the Home
Ownership Team.
can you discuss my account
with a relative/partner?
Under the Data Protection Act it
is not possible to discuss your
account with a third party, unless
we have written permission from
yourself.
How do i report a communal
block repair such as a broken
light within the stairwell?
You will need to contact the
Customer Service Centre on
01992 453 750 and give full
details of the repair. You can also
email customer services at
[email protected], or go
on to our website
www.b3living.org.uk
They will then raise a report and
give you a reference number
that should be quoted should
any queries arise at a later date.
You will also be supplied with an
estimated timescale for the
repair to be carried out.
i have an issue with my
neighbours, what can i do?
In the first instance please try to
resolve the matter with your
neighbour. However, if you are
not happy to contact them, you
would need to contact the Safer
Communities Team on 01992 453
700 giving full details of the
problem and they will then
investigate the matter on your
behalf.
What will B3Living do about
dumped rubbish in the
communal areas?
You will need to report this to our
Customer Service Centre 01992
453 700 giving details of the
items that have been dumped.
How can i pay my service
charge bill?
Every year, in March, you will
receive an estimated invoice for
the next 12-month period, which
starts on the 1st April. The total
can vary from year to year due
to changes in the cost of
providing materials and services.
45
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Leasehold Handbook
l cheque
- Payable to “B3Living Ltd”
l credit or debit card -
Telephone: 01992 453700 or
Freephone 0800 107 0713.
l Personal internet Banking -
Payment via transfer from
your bank account using our
details as follows: Payee:
B3Living; Sort code: 30-99-86;
Account number: 01573497.
Please quote your “customer
account number” as the
reference
l direct debit / Standing Order
– please contact us on 01992
453700 and we can set up
payments by monthly
instalments
l Bar code Payment card
– if you wish to pay cash we
can issue a card that you can
use at numerous outlets.
Contact the Home Ownership
team on 01992 453712 /
453746.
l Payment Kiosk at council
Offices Bishops college
– you can pay cash through
automated kiosk
i’ve just received my annual
service charge invoice and can't
afford to pay this in full, can i pay
in instalments?
Yes, but the account must be
paid in full by the 31st March.
i want to pay by direct debit.
can you take my details over
the phone?
Yes we can take details over the
phone to set up your direct
debit.
i've received an invoice for
major works. What are my
repayment options?
We can arrange for payments to
be made by instalments. Please
contact the Home Ownership
Team on 01992 453 746. Full
details of the range of payment
options will be sent with the
major works invoice
46
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 47
Assignment
This is the term used when the
lease is sold on when you sell
your property. The new
leaseholder is the assignee.
Block
The building as described in your
lease in which your flat is
situated.
Building
The block of the building or
estate that can be used by all of
the residents, such as stairs, lifts,
paths, communal gardens etc.
common parts
The parts of the building or
estate that can be used by all of
the residents e.g. stairs. lifts,
paths, communal gardens etc.
comprehensive insurance
Full buildings insurance cover –
all risks.
consultation process
This is the process of asking for
your opinions. Where
practicable, we will consult you
about anything we do that
affects you.
demised premises
That part of the block included
in the lease you have
purchased. This will include your
flat, any garage area and any
gardens which only you can
access.
Estate
Your building and land that you
share facilities such as roads and
communal gardens and grassed
areas
Fixtures
You are responsible for these
items in your home and include
kitchen units, the bathroom suite,
light fittings and any central
heating system.
47
definition of terms
Section 14
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 48
Leasehold Handbook
Forfeiture
This means that the lease is
terminated and B3Living as
freeholder can lawfully repossess
the property, require you to
vacate it and dispose of it with
vacant possession.
Freehold
Absolute ownership of property
and land on which it stands.
Ground rent
This is the rent paid to the
landlord during the term of the
lease.
improvement
Doing more work to a property
than is required to satisfy an
obligation to repair, or adding
something that was not there
before.
index linking
Automatic annual increase of a
cost item, such as insurance
cover.
insurance premium
Annual amount paid for
insurance.
Landlord
This refers to the person or
organisation that owns the
freehold of a property and
grants a tenancy or lease to a
tenant or leaseholder. In your
case: the landlord is B3Living.
Lease
The lease is a contract between
the landlord and the leaseholder
that sets out the obligations of
both parties.
Leaseholder
This is the person who has been
granted the lease by the
landlord or to whom the lease
has been assigned.
48
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 49
Section 15 - Definition of terms
Leasehold Valuation Tribunal
This is a decision-making body
for service charge disputes
between landlords and
leaseholders. It is a panel of
people with experience of
property disputes such as
solicitors and surveyors.
Lessee
This means the same as a
leaseholder.
Mortgagee
This is a bank or building society
that lent you money so that you
could buy the property.
Rateable value
A property based sum used
originally as a former method of
local taxation but used in this
way as a fair way of
apportioning service charges.
Reinstatement value
Cost of replacing an insured
item.
Section 20 process
This is the consultation process
we must follow if we are
intending to carry out works or
enter into long term contracts for
services that will cost you more
than a sum prescribed by the
legislation.
Section 125 notice
This is the Offer Notice, which is
provided when the lease
is first sold. It contains itemised
details of repairs and
improvements and their
costs. It limits your contribution to
the costs of works during the first
five full financial years after the
original sale of the lease.
Section 146 notice
Notice of breach of the lease
and possible forfeiture.
Service charges
This is a payment made by
leaseholder to a landlord in
return for services and freeholder
charges.
49
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 50
Leasehold Handbook
Subletting
This is when you let out part or all
of your home.
Tender
This is the process to get
competitive prices for a large
contract. We invite contractors
to give their price or ‘tender’ for
the work.
50
My notes:
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 51
There are several laws and acts
of Parliament, which protect
your rights as a leaseholder,
including:
l Landlord and Tenant Act 1954
l Local Government and
Housing Act 1989 (schedule
10)
l Landlord and Tenant Act 1985
l Landlord and Tenant Act 1987
l Housing Act 1985
l Housing and Planning Act
1986
l Leasehold Reform, Housing
and Urban Development Act
1993
l Housing Act 1996
l Commonhold and Leasehold
Reform Act 2002
Some of the rights which these
acts of Parliament granted to
leaseholders are:
l The right for most people with
long leases to stay as tenants
at the end of their leases
l Rights in terms of service
charges, consultation about
major work and insurance of
the property
l Limitation of service charges
within the first 5 years of
purchase under the Right
to Buy
l Rights to information about
service charges, and to
challenge levels set
l The right to set up a
recognised tenants'
association
l The right to change their
leases
l The collective right for most
leaseholders to buy their
freehold and the individual
right to renew their leases
l Lease extensions
l Other Leasehold matters
l Buying the freehold; collective
enfranchisement
51
The lease and the law
Section 15
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 52
B3Living
Scania House
17 Amwell Street
Hoddesdon
Herts
EN11 8TS
Telephone
01992 453 700
Out of hours repairs emergency
01992 639561
Website
www.b3living.org.uk
Leasehold Advisory Service
The Leasehold Advisory Service
(LEASE) is an independent
agency, which is funded by
government and provides free
advice on leasehold matters
Website
www.lease-advise.org.uk
Telephone
020 7383 9800
Leasehold Valuation Tribunal
The Residential Property Tribunal
Service which incorporates the
Leasehold Valuation Tribunal. The
Leasehold Valuation Tribunal are
appointed to make decisions on
applications relating to major
works, improvements and service
charge disputes.
Website
www.justice.gov.uk
The department for communities
and Local Government
Copies of the Commonhold and
Leasehold Reform Act 2002 can
be obtained from here along
with other free literature. A full list
of booklets is available on the
website.
Website
www.communities.gov.uk
52
Useful contacts
Section 16
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 53
Section 1 - Useful contacts
Gas
If you suspect a gas leak, call
Transco immediately on: 0800
111 999. There is no charge for
calls to this number or for
investigating gas leaks.
citizens Advice Bureau (cAB)
The Citizens Advice Bureau offers
free, confidential impartial and
independent Advice on legal,
money, welfare benefit issues
Website
www.citizensadvice.org.uk
Telephone
01992 635 858
consumer credit counselling
Service
Offers you help to deal with
several debts
Telephone
0800 138 1111
Website
www.cccs.co.uk
national debtline
A helpline that provides free
confidential, independent
advice on how to deal with debt
problems
Telephone
0808 808 4000
Website
www.nationaldebtline.co.uk
Shelter
Offers you help with housing,
mortgage debt or problems with
welfare benefits
Telephone free housing advice
helpline on 0808 800 4444 from
8am to 8pm 7 days a week or
you can visit
www.shelter.org.uk/adviceonline
Hertfordshire county council
Offers you help with things from
child benefit to disability
information.
Telephone
0300 1234 040
Website
www.hertsdirect.org.uk
53
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 54
Leasehold Handbook
Broxbourne council
Responsible for refuse and
recycling collection, street
cleansing, grounds maintenance
Telephone
01992 785555
Website
www.broxbourne.gov.uk
council Tax Benefit
To find out if you are eligible for
help with your council tax bills
Phone Jobcentre Plus on 0800
055 6688 or visit
www.jobcentreplus.gov.uk or
contact your local Council
income Support, Employment
and Support Allowance and
Jobseeker’s Allowance
For information and advice or to
make a claim
Telphone Jobcentre Plus on
0800 055 6688
Website
www.jobcentreplus.gov.uk
Pension credit
For information and advice or to
make a claim visit your local
Pension Centre or
Phone the Pension Service on
0800 99 1234 or visit
www.thepensionservice.gov.uk
Working Tax credit and
child Tax credit
For more information phone
0845 300 3900 or visit
www.hmrc.gov.uk/taxcredits
Housing Ombudsman Service
81 Aldwych
London
WC2B 4HN
Telephone
0300 111 3000
Website
www.ihos.org.uk
Local Police
Non emergency 101
Hertfordshire Police
0845 3300 222
54
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 55
My notes:
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 56
Telephone
01992 453 700
Website
www.b3living.org.uk
Scania House, 17 Amwell Street, Hoddesdon EN11 8TS
Published in 2012 by:B3Living
www.b3living.org.uk/publications
You can alsodownload this leaflet
via our website at:
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Se avete bisogno di aiuto per capire le informazioni contenute nel presente documento, siete pregati di telefonare allo 01992 453 700. Possiamo inoltre f
Caso necessite de ajuda para compreender a informação contida neste documento, telefone para o 01992 453 700. Podemos também fornecê-lo em t
if you need help to understand the information in this document, please
phone 01992 453 700.
SMELL GAS? RinG TRAnScO iMMEdiATELy On 0800 111 999
Address
B3Living
Scania House
17 Amwell Street
Hoddesdon
Herts EN11 8TS
Telephone 01992 453 700
Out of hours repairs emergency 01992 639561
E-mail [email protected]
Website www.b3living.org.uk
B3 LEASEHOLDERS HANDBOOK FINAL_Layout 1 20/11/2012 10:15 Page 1