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hellomerrittestatemanagemen-blog · 6 years ago

Text

RIGHT TO MANAGE – PART TWO

There are two paths to take if taken to the LVT (LVT decides which is appropriate)

1. Paper decision – Send in an application, prepare the case arguments and statements (this is the most commonly requested)

2. In-person hearing – Send in an application, prepare the case arguments and statements and attend the oral hearing and present the case

1. Do it yourself

Option 1 is to do it yourself. This would entail filling out all the paperwork, setting up the company, issuing the notice on the Freeholder, and dealing with any responses, objections or counter notices (that are sent back from the Freeholders Solicitor once you have served your notice) yourself.

Keep in mind, the RTM was designed to be accessible, and so the paperwork needed for an application is relatively straightforward (and available here). Setting up a company is also easy, and ltd companies can be bought ‘off the shelf’. If you live in a small property, if there are no complicating factors or grey areas (like these), or particularly – if the Freeholder is happy with your application and you don’t think they will contest it, this could be a good option for you.

2. A firm of Solicitors

Option 2 is to use a lawyer. There are lots of good firms out there who specialise in property, or large firms with property teams. Some of these have individual practitioners who specialse further, and concentrate on enfranchisements and management takeovers. If you are going to using a lawyer our advice would definitely be to seek out a specialist. We cant see the argument to use a lawyer unless its one that specialises.

If your application is likely to be complex or contentious, using a lawyer could be the best option, if for no other reason that it will create peace of mind – an important consideration if you are trying to coral together a large group of residents. It will also cost the most.

3. A specialist who isn’t a lawyer

Option 3 is a specialist who isn’t a lawyer and there are several practitioners (that we know of) who do nothing other than Right to Manage Applications. Their argument is that you don’t need a law degree when you’ve completed so many applications that you know the process inside out. There are merits to this argument – particularly if you are confident that your application is on a sure footing.

Two of the areas that generally cause the most confusion & complications in new RTM applications:

1. VERTICAL SEPARATION

Under a recent ruling, buildings which are vertically separated (ie, they aren’t ‘attached’ to a neighbouring property by anything such as a walkway, atriums, or underground car park) must now make separate applications – even if they are part of the same estate or development. It’s fair to say the industry is still finding its feet with this legislation, and some Freeholders are using it as a reason to force Residents Groups to re-serve Right To Manage Applications which have already been made.

In the picture below, despite being separate buildings, a joint application would have to be made – as there is a shared glass walkway linking them together.

2. Commercial Space

The Right to Manage process isn’t available to you if more than 25% of the property (as total square footage) is demised for Commercial Use. If it’s ‘borderline’ (a few percent over) it may still be worth putting in an application. It would be down to The Freeholder to object, and would then likely be referred to a specialist tribunal to rule upon (The first Tier Property Tribunal). They have the power to making a ruling in your favour and sometimes do, even when the percentage is slightly ‘over’.

For more details on our products and services, please feel free to visit us at investment property management, Contractors, estate management services, Building surveying, Party wall

0 notes

hellomerrittestatemanagemen-blog · 6 years ago

Text

LOCAL CONTRACTORS – PART ONE

As long as they have the right insurances and skillset we think small local specialists offer our clients a better solution than the large general maintenance firms lots of our competitors instruct

• Smaller local firms are often keener for new business than large more established companies. We find this means they generally price new contracts more competitively

• Its better to use a suppliers who are close to your property for as many of the contracts as possible (like lift maintenance, general cleaning and gardening) – as they’ll be able to attend more quickly when the need arises, and (again) – will charge you less as they’ll have to factor a lower transport cost. The closer the better in our view

• Good suppliers (like bad) come in all shapes and sizes. That said, in our experience a good small, independent contractor, generally beats good large contractor. They’re more flexible and each individual customer is more important to them

• An independent local tradesman will have lower overheads to cover than a large company and so are they’re often consistently cheaper. A lot of smaller firms are also not required to charge vat – which reduces costs by a further 20%

We’re not tied to any of the contractors we work with and if you’d like us to quote to take over the management of your building, but want to keep some of your existing suppliers – this is fine

As long as you raise it with us in good time (and provided they have the correct insurances) we’re happy work with preferred suppliers you’ve already got in place

Services

• PREPARE – annual budgets, year-end accounts, and cyclical maintenance plans

• ISSUE – Service charge & Ground Rent Demands

• COLLECT – service charges and ground rents

• ORGANISE – maintenance contracts

• ACTION – emergency and ad-hoc maintenance

• PROCESS – consents, notices and payments to contractors

• SUPERVISE – major building works

• ENSURE – health and safety compliance

• ARRANGE AND ATTEND – inspections, and AGMs and other meetings

• REVIEW – rents, draft leases and transfers

• PROVIDE 24/7 – emergency helpline

• ASSIST – in the formation of residents management companies (RMCs)

• ADVISE – leaseholders on their rights and obligations

• ENFORCE – covenants

• HOLD – keys

• MEDIATE AND RESOLVE – disputes

Lets Tender

1. GET TO KNOW YOUR PROPERTY

We’ll spend a few hours at your property, getting to know it, talking to you and your co-owners, and working out how to run the building properly, and in such a way that address any problems you’ve raised. Based on experience we’ll assess exactly how often cleaners and other suppliers need to attend to keep your building in good condition, and highlight any existing contracts which are unnecessary or overpriced

2. GAIN AN UNDERSTANDING OF YOUR LEASE

We’ll conduct a detailed review of your buildings lease in order to get a full understanding of how charges should be set up and billed at your property (most leases are different). Based on this (and with the help of our solicitor) we’ll also be able to offer you and your co-owners clarity on any legal complexities.

3. FIND THE BEST CONTRACTORS FOR YOUR PROPERTY

Over the next few days we’ll contact and meet candidate companies and tradesmen, for example cleaners and gardeners, and consider with them the issues raised in our discussions with you and your fellow leaseholders. Some of these suppliers will be companies we’re already using, others will be new. Insofar as its possible though, all will be local to the property. We then assess the cost estimates and service proposals we’ve received to decide the best, most cost-effective contractors to look after your building.

4. REPORT BACK TO YOU IN DETAIL

All our findings are presented for your consideration in a bespoke report. Included in this are; projected service charges per leaseholder, our thoughts on how to improve the general management, any relevant information which has been bought to light in the course of our lease review and our collective thoughts on how to address any technical or practical issues you’ve raised

For more details on our products and services, please feel free to visit us at block management, property management London, residential block management, Leasehold, Leasehold management companies

0 notes

hellomerrittestatemanagemen-blog · 6 years ago

Text

RIGHT TO MANAGE – PART 3

1. Canvas leaseholders to ensure minimum 50% participation

2. Collect funds to start application (see costs below)

3. Obtain and inspect all Land Registry Titles for all flats

4. Identify and collect information for RTM company directors

5. Form RTM Company

6. Have all participants sign an RTM company application

7. Formally invite the non-participants for the building (wait 2-3 weeks)

8. Prepare and send the RTM Claim form to freeholder

9. Answer questions and challenges from Freeholder’s solicitor

10. After 1 month, hopefully receive landlord’s agreement with RTM, or no response, which is a default agreement

11. Wait 3 months as defined in the legislation

12. RTM company takes over management responsibility and can select a new managing agent

If at step 10 the freeholder issues a Counter Notice refusing the RTM, there are additional options:

1. Withdraw the RTM Claim (freeholder legal costs still payable

2. Take a case for RTM to the Leasehold Valuation Tribunal (LVT)

There are two paths to take if taken to the LVT (LVT decides which is appropriate)

1. Paper decision – Send in an application, prepare the case arguments and statements (this is the most commonly requested)

2. In-person hearing – Send in an application, prepare the case arguments and statements and attend the oral hearing and present the case

1. Do it yourself

Option 1 is to do it yourself. This would entail filling out all the paperwork, setting up the company, issuing the notice on the Freeholder, and dealing with any responses, objections or counter notices (that are sent back from the Freeholders Solicitor once you have served your notice) yourself.

Keep in mind, the RTM was designed to be accessible, and so the paperwork needed for an application is relatively straightforward (and available here). Setting up a company is also easy, and ltd companies can be bought ‘off the shelf’. If you live in a small property, if there are no complicating factors or grey areas (like these), or particularly – if the Freeholder is happy with your application and you don’t think they will contest it, this could be a good option for you.

2. A firm of Solicitors

Option 2 is to use a lawyer. There are lots of good firms out there who specialise in property, or large firms with property teams. Some of these have individual practitioners who specialse further, and concentrate on enfranchisements and management takeovers. If you are going to using a lawyer our advice would definitely be to seek out a specialist. We cant see the argument to use a lawyer unless its one that specialises.

If your application is likely to be complex or contentious, using a lawyer could be the best option, if for no other reason that it will create peace of mind – an important consideration if you are trying to coral together a large group of residents. It will also cost the most.

3. A specialist who isn’t a lawyer

Option 3 is a specialist who isn’t a lawyer and there are several practitioners (that we know of) who do nothing other than Right to Manage Applications. Their argument is that you don’t need a law degree when you’ve completed so many applications that you know the process inside out. There are merits to this argument – particularly if you are confident that your application is on a sure footing.

Two of the areas that generally cause the most confusion & complications in new RTM applications:

1. VERTICAL SEPARATION

Under a recent ruling, buildings which are vertically separated (ie, they aren’t ‘attached’ to a neighbouring property by anything such as a walkway, atriums, or underground car park) must now make separate applications – even if they are part of the same estate or development. It’s fair to say the industry is still finding its feet with this legislation, and some Freeholders are using it as a reason to force Residents Groups to re-serve Right To Manage Applications which have already been made.

In the picture below, despite being separate buildings, a joint application would have to be made – as there is a shared glass walkway linking them together.

2. Commercial Space

The Right to Manage process isn’t available to you if more than 25% of the property (as total square footage) is demised for Commercial Use. If it’s ‘borderline’ (a few percent over) it may still be worth putting in an application. It would be down to The Freeholder to object, and would then likely be referred to a specialist tribunal to rule upon (The first Tier Property Tribunal). They have the power to making a ruling in your favour and sometimes do, even when the percentage is slightly ‘over’.

For more details on our products and services, please feel free to visit us at Party wall, commercial property, leasehold management services, Property management companies, professional property management

0 notes

hellomerrittestatemanagemen-blog · 6 years ago

Text

BLOCK MANAGEMENT – PART 2

Residential Block Property Management is our core business and represents the foundations of the Merritt Estate Management. Merritt provides a comprehensive residential block management service to our clients.

Customer service is very much at the forefront of the company identity at Merritt. We also follow the ARMA and RICS regulations as the company strives to enhance our reputation for delivering the highest possible standards in professionalism and overall client care. Merritt can demonstrate value for money and an emphasis on quality through innovative management practices. We have developed a customised inspection application to improve efficiency as well as enhanced communication channels in an effort to improve dialogue between our residents and property management team.

Key features of the Merritt Block Management service:

• Experienced Property Managers

• Bespoke internal property management training programme.

• Quarterly financial reporting to Clients.

• Experienced out-of-hours emergency service.

• Unique Field Based Site Inspector.

• Barclays Banking Group branch status.

• Merritt will organise and attend Board and Resident meetings.

CORPORATE SERVICES

Merritt can offer a comprehensive service to fulfil the corporate requirements for your block.

• Merritt can act as Company Secretary and our offices can also be the Registered Office address for our clients.

• Merritt is able to maintain the statutory records of a client and can arrange for all of the necessary statutory documentation such as annual returns, filing of accounts etc, to be dealt with.

• We can arrange ‘in-house’ transfer of memberships or shares when an individual property is sold. By arranging these services internally, the problems caused by third-party involvement in transfers are avoided.

• Our fees for this service are competitive and the majority of our clients instruct us to act for them in this capacity.

FREEHOLD PORTFOLIO MANAGEMENT

Merritt have a team of dedicated staff with expertise in property management, customer service, major works, accounts and administration all purely focused on the portfolios of our freehold Investor clients.

In order to protect your investment financially and legally, our ‘Freehold Investor Team’:

• Provide a first point of contact for individual lessee enquiries

• Cover all the day-to-day management issues

• Ensure all areas of the lease are complied with

• Keep up to date with current property legislation

• Customise the level of communication you require with us

• Liaise directly with your chosen professionals (solicitors, brokers etc.) or offer to use those from our own pool of tried and tested companies

And in the vast majority of cases the lease allows for our fee to be recovered from the service charges – so the above is included at no cost to the freeholder.

INSURANCE

Merritt has forged close links with a small number of selected brokers who have access to all major insurance companies. We are confident that we can obtain the best possible terms and service levels for our clients.

It must be noted that some leases restrict who can arrange insurance cover. Where the client is a freeholder, the lease may entitle them to arrange the insurance themselves.

We use the range of our expertise to ensure that our clients have the correct level of cover for their properties. This expertise extends further in the event of a claim where we liaise with residents and clients to ensure that the paperwork is processed quickly and that repairs are carried out promptly.

Where properties have lifts, communal boilers or other such equipment it is essential that there is an Engineering Insurance policy in place. Not only will this cover any accidental damage but these policies also include specialist inspections of the equipment at regular intervals. Statutory inspection is required for lifts, certain boilers and pumps and other lifting equipment.

Some of our clients have areas that are not covered by any buildings insurance policy. These could include private roadways, pavements and other areas. In these cases, we arrange a ‘public liability and material damage policy’ to cover the client’s liability to and for any damage caused by any third party using the area.

The vast majority of our clients now require ‘Directors and Officers’ Insurance to cover the liabilities of the elected Officers of their company and we can easily arrange this via one of our brokers.

We care about the insurance needs of our clients and we will ensure that they receive the right cover, whatever the circumstances.

For more details on our products and services, please feel free to visit us at Leasehold management companies, rental property management website, Estate maintenance, Insurances, buying a leasehold property

0 notes

hellomerrittestatemanagemen-blog · 6 years ago

Text

RIGHT TO MANAGE – Part 1

Two of the areas that generally cause the most confusion & complications in new RTM applications:

1. VERTICAL SEPARATION

Under a recent ruling, buildings which are vertically separated (ie, they aren’t ‘attached’ to a neighbouring property by anything such as a walkway, atriums, or underground car park) must now make separate applications – even if they are part of the same estate or development. It’s fair to say the industry is still finding its feet with this legislation, and some Freeholders are using it as a reason to force Residents Groups to re-serve Right To Manage Applications which have already been made.

In the picture below, despite being separate buildings, a joint application would have to be made – as there is a shared glass walkway linking them together.

2. Commercial Space

The Right to Manage process isn’t available to you if more than 25% of the property (as total square footage) is demised for Commercial Use. If it’s ‘borderline’ (a few percent over) it may still be worth putting in an application. It would be down to The Freeholder to object, and would then likely be referred to a specialist tribunal to rule upon (The first Tier Property Tribunal). They have the power to making a ruling in your favour and sometimes do, even when the percentage is slightly ‘over’.

1. Canvas leaseholders to ensure minimum 50% participation

2. Collect funds to start application (see costs below)

3. Obtain and inspect all Land Registry Titles for all flats

4. Identify and collect information for RTM company directors

5. Form RTM Company

6. Have all participants sign an RTM company application

7. Formally invite the non-participants for the building (wait 2-3 weeks)

8. Prepare and send the RTM Claim form to freeholder

9. Answer questions and challenges from Freeholder’s solicitor

10. After 1 month, hopefully receive landlord’s agreement with RTM, or no response, which is a default agreement

11. Wait 3 months as defined in the legislation

12. RTM company takes over management responsibility and can select a new managing agent

If at step 10 the freeholder issues a Counter Notice refusing the RTM, there are additional options:

1. Withdraw the RTM Claim (freeholder legal costs still payable

2. Take a case for RTM to the Leasehold Valuation Tribunal (LVT)

There are two paths to take if taken to the LVT (LVT decides which is appropriate)

1. Paper decision – Send in an application, prepare the case arguments and statements (this is the most commonly requested)

2. In-person hearing – Send in an application, prepare the case arguments and statements and attend the oral hearing and present the case

1. Do it yourself

Option 1 is to do it yourself. This would entail filling out all the paperwork, setting up the company, issuing the notice on the Freeholder, and dealing with any responses, objections or counter notices (that are sent back from the Freeholders Solicitor once you have served your notice) yourself.

Keep in mind, the RTM was designed to be accessible, and so the paperwork needed for an application is relatively straightforward (and available here). Setting up a company is also easy, and ltd companies can be bought ‘off the shelf’. If you live in a small property, if there are no complicating factors or grey areas (like these), or particularly – if the Freeholder is happy with your application and you don’t think they will contest it, this could be a good option for you.

2. A firm of Solicitors

Option 2 is to use a lawyer. There are lots of good firms out there who specialise in property, or large firms with property teams. Some of these have individual practitioners who specialse further, and concentrate on enfranchisements and management takeovers. If you are going to using a lawyer our advice would definitely be to seek out a specialist. We cant see the argument to use a lawyer unless its one that specialises.

If your application is likely to be complex or contentious, using a lawyer could be the best option, if for no other reason that it will create peace of mind – an important consideration if you are trying to coral together a large group of residents. It will also cost the most.

3. A specialist who isn’t a lawyer

Option 3 is a specialist who isn’t a lawyer and there are several practitioners (that we know of) who do nothing other than Right to Manage Applications. Their argument is that you don’t need a law degree when you’ve completed so many applications that you know the process inside out. There are merits to this argument – particularly if you are confident that your application is on a sure footing.

For more details on our products and services, please feel free to visit us at Building surveying, professional property management, enfranchisement, Block insurance, Estate facilities

0 notes

hellomerrittestatemanagemen-blog · 6 years ago

Text

Lets Tender Part - 1

1. GET TO KNOW YOUR PROPERTY

We’ll spend a few hours at your property, getting to know it, talking to you and your co-owners, and working out how to run the building properly, and in such a way that address any problems you’ve raised. Based on experience we’ll assess exactly how often cleaners and other suppliers need to attend to keep your building in good condition, and highlight any existing contracts which are unnecessary or overpriced

2. GAIN AN UNDERSTANDING OF YOUR LEASE

We’ll conduct a detailed review of your buildings lease in order to get a full understanding of how charges should be set up and billed at your property (most leases are different). Based on this (and with the help of our solicitor) we’ll also be able to offer you and your co-owners clarity on any legal complexities.

3. FIND THE BEST CONTRACTORS FOR YOUR PROPERTY

Over the next few days we’ll contact and meet candidate companies and tradesmen, for example cleaners and gardeners, and consider with them the issues raised in our discussions with you and your fellow leaseholders. Some of these suppliers will be companies we’re already using, others will be new. Insofar as its possible though, all will be local to the property. We then assess the cost estimates and service proposals we’ve received to decide the best, most cost-effective contractors to look after your building.

4. REPORT BACK TO YOU IN DETAIL

All our findings are presented for your consideration in a bespoke report. Included in this are; projected service charges per leaseholder, our thoughts on how to improve the general management, any relevant information which has been bought to light in the course of our lease review and our collective thoughts on how to address any technical or practical issues you’ve raised

LOCAL CONTRACTORS

As long as they have the right insurances and skillset we think small local specialists offer our clients a better solution than the large general maintenance firms lots of our competitors instruct

• Smaller local firms are often keener for new business than large more established companies. We find this means they generally price new contracts more competitively

• Its better to use a suppliers who are close to your property for as many of the contracts as possible (like lift maintenance, general cleaning and gardening) – as they’ll be able to attend more quickly when the need arises, and (again) – will charge you less as they’ll have to factor a lower transport cost. The closer the better in our view

• Good suppliers (like bad) come in all shapes and sizes. That said, in our experience a good small, independent contractor, generally beats good large contractor. They’re more flexible and each individual customer is more important to them

• An independent local tradesman will have lower overheads to cover than a large company and so are they’re often consistently cheaper. A lot of smaller firms are also not required to charge vat – which reduces costs by a further 20%

We’re not tied to any of the contractors we work with and if you’d like us to quote to take over the management of your building, but want to keep some of your existing suppliers – this is fine

As long as you raise it with us in good time (and provided they have the correct insurances) we’re happy work with preferred suppliers you’ve already got in place

Services

• PREPARE – annual budgets, year-end accounts, and cyclical maintenance plans

• ISSUE – Service charge & Ground Rent Demands

• COLLECT – service charges and ground rents

• ORGANISE – maintenance contracts

• ACTION – emergency and ad-hoc maintenance

• PROCESS – consents, notices and payments to contractors

• SUPERVISE – major building works

• ENSURE – health and safety compliance

• ARRANGE AND ATTEND – inspections, and AGMs and other meetings

• REVIEW – rents, draft leases and transfers

• PROVIDE 24/7 – emergency helpline

• ASSIST – in the formation of residents management companies (RMCs)

• ADVISE – leaseholders on their rights and obligations

• ENFORCE – covenants

• HOLD – keys

• MEDIATE AND RESOLVE – disputes

For more details on our products and services, please feel free to visit us at Leasehold, investment property management, estate management services, Contractors, Leasehold service charges

0 notes

hellomerrittestatemanagemen-blog · 6 years ago

Text

SURVEYING SERVICES PART - 3

Merritt can provide comprehensive surveying services using our experienced, qualified surveyors.

Services include:

• Preparation of ‘Planned Maintenance Programmes’, providing essential guidance for long-term financial planning.

• Maintenance Surveying – specification of works and contract administration for major redecoration and repair projects.

• Building Surveying- Refurbishment projects, defects analysis, building pathology and condition surveys

We also undertake full administration duties and consultation with qualifying leaseholders as required under Section 20 of the Landlord and Tenant Act 1985 (as amended) for qualifying works (i.e. works costing more than £250.00 per any one lessee).

In addition, we offer a comprehensive development service to clients who are considering developing part of their property. This work can range from the conversion of the basement in a block of flats to the redevelopment of an entire site. Services associated with this kind of work that we can offer include:

• Planning Co-ordinator services for clients requiring the appointment under the Health and Safety- CDM Regulations

• Party Wall Matters

• Planning and Building Regulation Applications.

• Project Management.

• Architectural Design Feasibilities for Development Opportunities.

Our surveying service is also available to individual lessees and we are happy to meet you on site to discuss your needs.

Lets Tender

1. GET TO KNOW YOUR PROPERTY

We’ll spend a few hours at your property, getting to know it, talking to you and your co-owners, and working out how to run the building properly, and in such a way that address any problems you’ve raised. Based on experience we’ll assess exactly how often cleaners and other suppliers need to attend to keep your building in good condition, and highlight any existing contracts which are unnecessary or overpriced

2. GAIN AN UNDERSTANDING OF YOUR LEASE

We’ll conduct a detailed review of your buildings lease in order to get a full understanding of how charges should be set up and billed at your property (most leases are different). Based on this (and with the help of our solicitor) we’ll also be able to offer you and your co-owners clarity on any legal complexities.

3. FIND THE BEST CONTRACTORS FOR YOUR PROPERTY

Over the next few days we’ll contact and meet candidate companies and tradesmen, for example cleaners and gardeners, and consider with them the issues raised in our discussions with you and your fellow leaseholders. Some of these suppliers will be companies we’re already using, others will be new. Insofar as its possible though, all will be local to the property. We then assess the cost estimates and service proposals we’ve received to decide the best, most cost-effective contractors to look after your building.

4. REPORT BACK TO YOU IN DETAIL

All our findings are presented for your consideration in a bespoke report. Included in this are; projected service charges per leaseholder, our thoughts on how to improve the general management, any relevant information which has been bought to light in the course of our lease review and our collective thoughts on how to address any technical or practical issues you’ve raised

For more details on our products and services, please feel free to visit us at residential block management, lease management company, leasehold property management, property management fees, apartment block management

0 notes

hellomerrittestatemanagemen-blog · 6 years ago

Text

CORPORATE SERVICES PART - 2

Merritt can offer a comprehensive service to fulfil the corporate requirements for your block.

• Merritt can act as Company Secretary and our offices can also be the Registered Office address for our clients.

• Merritt is able to maintain the statutory records of a client and can arrange for all of the necessary statutory documentation such as annual returns, filing of accounts etc, to be dealt with.

• We can arrange ‘in-house’ transfer of memberships or shares when an individual property is sold. By arranging these services internally, the problems caused by third-party involvement in transfers are avoided.

• Our fees for this service are competitive and the majority of our clients instruct us to act for them in this capacity.

FREEHOLD PORTFOLIO MANAGEMENT

Merritt have a team of dedicated staff with expertise in property management, customer service, major works, accounts and administration all purely focused on the portfolios of our freehold Investor clients.

In order to protect your investment financially and legally, our ‘Freehold Investor Team’:

• Provide a first point of contact for individual lessee enquiries

• Cover all the day-to-day management issues

• Ensure all areas of the lease are complied with

• Keep up to date with current property legislation

• Customise the level of communication you require with us

• Liaise directly with your chosen professionals (solicitors, brokers etc.) or offer to use those from our own pool of tried and tested companies

And in the vast majority of cases the lease allows for our fee to be recovered from the service charges – so the above is included at no cost to the freeholder.

INSURANCE

Merritt has forged close links with a small number of selected brokers who have access to all major insurance companies. We are confident that we can obtain the best possible terms and service levels for our clients.

It must be noted that some leases restrict who can arrange insurance cover. Where the client is a freeholder, the lease may entitle them to arrange the insurance themselves.

We use the range of our expertise to ensure that our clients have the correct level of cover for their properties. This expertise extends further in the event of a claim where we liaise with residents and clients to ensure that the paperwork is processed quickly and that repairs are carried out promptly.

Where properties have lifts, communal boilers or other such equipment it is essential that there is an Engineering Insurance policy in place. Not only will this cover any accidental damage but these policies also include specialist inspections of the equipment at regular intervals. Statutory inspection is required for lifts, certain boilers and pumps and other lifting equipment.

Some of our clients have areas that are not covered by any buildings insurance policy. These could include private roadways, pavements and other areas. In these cases, we arrange a ‘public liability and material damage policy’ to cover the client’s liability to and for any damage caused by any third party using the area.

The vast majority of our clients now require ‘Directors and Officers’ Insurance to cover the liabilities of the elected Officers of their company and we can easily arrange this via one of our brokers.

We care about the insurance needs of our clients and we will ensure that they receive the right cover, whatever the circumstances.

NEW DEVELOPMENTS

Merritt has been involved in new build developments through two decades. In recognition of the importance we place on this area of our business and the specialist nature of the management requirements, we have a specific department at Merritt for this type of development. We are very proud of our association with several of the UK’s leading property developers.

• The property development industry has seen many issues in the last few years and demand for land is high. It is therefore vital that the project runs on time and within budget to ensure maximum return on investment. By outsourcing the management of the development from the onset, both time and money are saved.

• Service charge levels are important for both the developer and the prospective purchasers. At Merritt, we work closely with developers to ensure the service charge is set at a level that they are happy to bring to market, while providing adequate funds to ensure quality management.

• Unlike existing developments, previous financial information is not available for new developments. With our extensive experience, we are able to advise developers of the predicted ongoing maintenance costs.

• There is absolutely no cost to the developer. We charge our management fee pro-rata, out of service charges.

• The developer doesn’t incur the costs and time associated with dealing with property management.

• There is one point of contact for any issues raised.

• Provides residents with continuity after the completion of the project.

• Protects the developer’s good reputation.

If you are interested in finding out more about us or getting a quote, please call us on: 020 3797 1024 or email: [email protected]

For more details on our products and services, please feel free to visit us at block management, property management London, corporate property management, london block management, right to manage

0 notes

hellomerrittestatemanagemen-blog · 6 years ago

Text

INSURANCE PART - 2

Merritt has forged close links with a small number of selected brokers who have access to all major insurance companies. We are confident that we can obtain the best possible terms and service levels for our clients.

It must be noted that some leases restrict who can arrange insurance cover. Where the client is a freeholder, the lease may entitle them to arrange the insurance themselves.

We use the range of our expertise to ensure that our clients have the correct level of cover for their properties. This expertise extends further in the event of a claim where we liaise with residents and clients to ensure that the paperwork is processed quickly and that repairs are carried out promptly.

Where properties have lifts, communal boilers or other such equipment it is essential that there is an Engineering Insurance policy in place. Not only will this cover any accidental damage but these policies also include specialist inspections of the equipment at regular intervals. Statutory inspection is required for lifts, certain boilers and pumps and other lifting equipment.

Some of our clients have areas that are not covered by any buildings insurance policy. These could include private roadways, pavements and other areas. In these cases, we arrange a ‘public liability and material damage policy’ to cover the client’s liability to and for any damage caused by any third party using the area.

The vast majority of our clients now require ‘Directors and Officers’ Insurance to cover the liabilities of the elected Officers of their company and we can easily arrange this via one of our brokers.

We care about the insurance needs of our clients and we will ensure that they receive the right cover, whatever the circumstances.

NEW DEVELOPMENTS

Merritt has been involved in new build developments through two decades. In recognition of the importance we place on this area of our business and the specialist nature of the management requirements, we have a specific department at Merritt for this type of development. We are very proud of our association with several of the UK’s leading property developers.

• The property development industry has seen many issues in the last few years and demand for land is high. It is therefore vital that the project runs on time and within budget to ensure maximum return on investment. By outsourcing the management of the development from the onset, both time and money are saved.

• Service charge levels are important for both the developer and the prospective purchasers. At Merritt, we work closely with developers to ensure the service charge is set at a level that they are happy to bring to market, while providing adequate funds to ensure quality management.

• Unlike existing developments, previous financial information is not available for new developments. With our extensive experience, we are able to advise developers of the predicted ongoing maintenance costs.

• There is absolutely no cost to the developer. We charge our management fee pro-rata, out of service charges.

• The developer doesn’t incur the costs and time associated with dealing with property management.

• There is one point of contact for any issues raised.

• Provides residents with continuity after the completion of the project.

• Protects the developer’s good reputation.

If you are interested in finding out more about us or getting a quote, please call us on: 020 3797 1024 or email: [email protected]

For more details on our products and services, please feel free to visit us at professional property management, Property management companies, professional property management, leasehold management services, property management fees

0 notes

hellomerrittestatemanagemen-blog · 6 years ago

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BLOCK MANAGEMENT – PART 1

Residential Block Property Management is our core business and represents the foundations of the Merritt Estate Management. Merritt provides a comprehensive residential block management service to our clients.

Customer service is very much at the forefront of the company identity at Merritt. We also follow the ARMA and RICS regulations as the company strives to enhance our reputation for delivering the highest possible standards in professionalism and overall client care. Merritt can demonstrate value for money and an emphasis on quality through innovative management practices. We have developed a customised inspection application to improve efficiency as well as enhanced communication channels in an effort to improve dialogue between our residents and property management team.

Key features of the Merritt Block Management service:

• Experienced Property Managers

• Bespoke internal property management training programme.

• Quarterly financial reporting to Clients.

• Experienced out-of-hours emergency service.

• Unique Field Based Site Inspector.

• Barclays Banking Group branch status.

• Merritt will organise and attend Board and Resident meetings.

SERVICES

CORPORATE SERVICES

Merritt can offer a comprehensive service to fulfil the corporate requirements for your block.

• Merritt can act as Company Secretary and our offices can also be the Registered Office address for our clients.

• Merritt is able to maintain the statutory records of a client and can arrange for all of the necessary statutory documentation such as annual returns, filing of accounts etc, to be dealt with.

• We can arrange ‘in-house’ transfer of memberships or shares when an individual property is sold. By arranging these services internally, the problems caused by third-party involvement in transfers are avoided.

• Our fees for this service are competitive and the majority of our clients instruct us to act for them in this capacity.

FREEHOLD PORTFOLIO MANAGEMENT

Merritt have a team of dedicated staff with expertise in property management, customer service, major works, accounts and administration all purely focused on the portfolios of our freehold Investor clients.

In order to protect your investment financially and legally, our ‘Freehold Investor Team’:

• Provide a first point of contact for individual lessee enquiries

• Cover all the day-to-day management issues

• Ensure all areas of the lease are complied with

• Keep up to date with current property legislation

• Customise the level of communication you require with us

• Liaise directly with your chosen professionals (solicitors, brokers etc.) or offer to use those from our own pool of tried and tested companies

And in the vast majority of cases the lease allows for our fee to be recovered from the service charges – so the above is included at no cost to the freeholder.

For more details on our products and services, please feel free to visit us at Estate facilities, Insurances, buying a leasehold property, Leasehold service charges, apartment block management

0 notes

hellomerrittestatemanagemen-blog · 6 years ago

Text

SERVICES - CORPORATE SERVICES

Merritt can offer a comprehensive service to fulfil the corporate requirements for your block.

• Merritt can act as Company Secretary and our offices can also be the Registered Office address for our clients.

• Merritt is able to maintain the statutory records of a client and can arrange for all of the necessary statutory documentation such as annual returns, filing of accounts etc, to be dealt with.

• We can arrange ‘in-house’ transfer of memberships or shares when an individual property is sold. By arranging these services internally, the problems caused by third-party involvement in transfers are avoided.

• Our fees for this service are competitive and the majority of our clients instruct us to act for them in this capacity.

FREEHOLD PORTFOLIO MANAGEMENT

Merritt have a team of dedicated staff with expertise in property management, customer service, major works, accounts and administration all purely focused on the portfolios of our freehold Investor clients.

In order to protect your investment financially and legally, our ‘Freehold Investor Team’:

• Provide a first point of contact for individual lessee enquiries

• Cover all the day-to-day management issues

• Ensure all areas of the lease are complied with

• Keep up to date with current property legislation

• Customise the level of communication you require with us

• Liaise directly with your chosen professionals (solicitors, brokers etc.) or offer to use those from our own pool of tried and tested companies

And in the vast majority of cases the lease allows for our fee to be recovered from the service charges – so the above is included at no cost to the freeholder.

NEW DEVELOPMENTS

Merritt has been involved in new build developments through two decades. In recognition of the importance we place on this area of our business and the specialist nature of the management requirements, we have a specific department at Merritt for this type of development. We are very proud of our association with several of the UK’s leading property developers.

• The property development industry has seen many issues in the last few years and demand for land is high. It is therefore vital that the project runs on time and within budget to ensure maximum return on investment. By outsourcing the management of the development from the onset, both time and money are saved.

• Service charge levels are important for both the developer and the prospective purchasers. At Merritt, we work closely with developers to ensure the service charge is set at a level that they are happy to bring to market, while providing adequate funds to ensure quality management.

• Unlike existing developments, previous financial information is not available for new developments. With our extensive experience, we are able to advise developers of the predicted ongoing maintenance costs.

• There is absolutely no cost to the developer. We charge our management fee pro-rata, out of service charges.

• The developer doesn’t incur the costs and time associated with dealing with property management.

• There is one point of contact for any issues raised.

• Provides residents with continuity after the completion of the project.

• Protects the developer’s good reputation.

If you are interested in finding out more about us or getting a quote, please call us on: 020 3797 1024 or email: [email protected]

INSURANCE

Merritt has forged close links with a small number of selected brokers who have access to all major insurance companies. We are confident that we can obtain the best possible terms and service levels for our clients.

It must be noted that some leases restrict who can arrange insurance cover. Where the client is a freeholder, the lease may entitle them to arrange the insurance themselves.

We use the range of our expertise to ensure that our clients have the correct level of cover for their properties. This expertise extends further in the event of a claim where we liaise with residents and clients to ensure that the paperwork is processed quickly and that repairs are carried out promptly.

Where properties have lifts, communal boilers or other such equipment it is essential that there is an Engineering Insurance policy in place. Not only will this cover any accidental damage but these policies also include specialist inspections of the equipment at regular intervals. Statutory inspection is required for lifts, certain boilers and pumps and other lifting equipment.

Some of our clients have areas that are not covered by any buildings insurance policy. These could include private roadways, pavements and other areas. In these cases, we arrange a ‘public liability and material damage policy’ to cover the client’s liability to and for any damage caused by any third party using the area.

The vast majority of our clients now require ‘Directors and Officers’ Insurance to cover the liabilities of the elected Officers of their company and we can easily arrange this via one of our brokers.

We care about the insurance needs of our clients and we will ensure that they receive the right cover, whatever the circumstances.

For more details on our products and services, please feel free to visit us at Estate maintenance, Contractors, leasehold property management, commercial property, Building surveying