WELCOME TO
RICHMOND BRIDGE
ESTATE
TABLE OF CONTENTS
1.
The Estate ............................................................................................................................................... 1
2.
The Ownership of the Freehold and Role of the Managing Agent ................................... 1
3.
Service Charges.................................................................................................................................... 3
4.
Insurance ................................................................................................................................................ 4
5.
Estate Manager ..................................................................................................................................... 5
6.
Security.................................................................................................................................................... 6
7.
Subletting/Multi Occupation ............................................................................................................ 6
8.
Use Of Flats ............................................................................................................................................ 6
9.
Enjoyment of the Estate & Gardens – House Rules & Regulations .................................. 7
10.
Parking ..................................................................................................................................................... 8
11.
Pets............................................................................................................................................................ 9
12.
Removals and Delivery of Goods / Services ............................................................................. 9
13.
Lifts .......................................................................................................................................................... 10
14.
Refuse..................................................................................................................................................... 10
15.
Alterations and other works to flats ........................................................................................... 10
16.
Estate Agents ...................................................................................................................................... 11
17.
Purchasing, Selling and Sub-Letting .......................................................................................... 11
18.
Recommended Emergency Contractors .................................................................................... 13
19.
Useful Telephone Numbers ............................................................................................................ 14
20.
Policy And Guidelines ....................................................................................................................... 17
Richmond Bridge Estate aims to be the pre-eminent residential address within Richmond
and the surrounding area. It aims to be renowned for its quality, management, security
and marketability. Working within the constraints of the leases, Richmond Bridge Estate
aims to maximize the potential of its location, local amenities, architecture and
landscaping whilst continuously reviewing its services to provide first class facilities and
value for money from the service charge.
These notes are intended as a general guide and although many of the points may seem
obvious, experience has shown that they will help to preserve the standards of
Richmond Bridge Estate and optimise the lifestyles of the residents.
You are invited to raise any queries or problems with Rendall & Rittner or the Estate
Manager. Both are here to serve your needs. Any serious complaints and all comments
on staff must be made in writing to Rendall & Rittner.
1.
The Estate
Richmond Bridge Estate comprises two phases:Phase 1:- 3,5,9 & 11 Arosa Road, Cambridge Road, Blanchard House, Keen House,
Leicester Court, Lennox House, Matcham Court, Turner House and Wyatt House.
Phase 2:- 2, 6 & 8 Arosa Road, Ashe House, Bevan Court, Cornelia House, Darling
House, Denton Road, Lawley House, Pelabon House, Sharp House and Totness
House.
2.
The Ownership of the Freehold and Role of the Managing Agent
Following completion of the last sale, the Developers transferred the freehold title
of Phase 1 to Richmond Bridge Estate Management Company Limited (Company
registration number 02958820) and Phase 2 to Richmond Bridge Estate
Management Company (No1) Limited (Company registration number 03261626).
The registered office for both companies is 363 Upper Richmond Road West,
London SW14 7NX. The Company Secretary for both companies is Adam Peake.
Each lessee or freehold owner owns one share in the Management Company for
their property.
The Directors of Richmond Bridge Management Company Limited and Richmond
Bridge Management Company (No 1) Limited are elected at the Annual General
Meeting. A list of the current directors is available from the Estate Manager or
Managing Agent. The joint Boards meet periodically to deal with financial planning,
management policy decisions and to give instructions to the managing agents.
There are four sub-committees which deal with Finance & Legal, Maintenance,
Operations & Security and Gardening issues. Listed overleaf are the policies of the
individual sub-committees:-1-
Policy of the Finance & Legal Sub-Committee
-
to ensure that service charges are kept to the minimum levels necessary to
deliver the highest quality of service
-
to ensure that service charges are collected efficiently and effectively and
that, in particular, arrears of service charges are pursued vigorously
-
to ensure that all necessary statutory requirements are complied with both in
managing the estate and dealing with suppliers
-
to ensure that quarterly management accounts are prepared within one
month of the quarter's end and that statutory accounts are prepared and
audited within four months of the year end
-
to ensure that the rates of return of funds on deposit are maximised
-
to ensure that legal procedures relating to the estate are dealt with in an
efficient and effective way.
Policy of the Maintenance Sub-Committee
The policy of the Committee is:
-
to maintain all existing common parts to the highest standards commensurate
with reasonable cost.
-
to gradually update our facilities to the latest modern standards.
-
to forecast long term maintenance requirements via a realistic 15 year plan
so that the reserve fund is sufficient to prevent major service charge
increases.
Policy of the Operations & Security Sub-Committee
The policy of the Committee is to ensure that:
-
the security of the estate is of the highest level commensurate with the risk
level.
-
an excellent reception service is provided
-
the estate complies with all relevant Health and Safety and Fire regulations
-
estate employees are well managed.
-
estate Rules and Regulations are designed to ensure peaceful enjoyment of
the estate by all residents and in accordance with the terms of the lease.
-
car parking regulations are strictly enforced.
-
gyms are equipped and maintained to current standards and are an asset to
the estate.
-
regular and informative communication with residents takes place.
-
TV and internet connections into the estate are reviewed periodically in the
light of technological developments.
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Policy of the Gardening Sub-Committee
The policy of the Committee is:
-
to maintain the gardens to a high standard, and improve them with additional
planting over a period of time, commensurate with reasonable cost.
-
to create pleasant surroundings for the benefit of residents and visitors.
The Estate is managed by Rendall & Rittner Ltd of Gun Court, 70 Wapping Lane,
London E1W 2RF. Rendall & Rittner prepares the service charge budget (for
agreement of the Directors), collects service charges, arranges maintenance of the
Estate, appoints and monitors service providers, assists residents in pursuing
insurance claims, deals with general enquiries etc etc.
3.
Service Charges
These monies are used for the administration, maintenance and upkeep of the
estate and all the common areas including the gardens and the employment of the
Estate Management and Security staff.
Richmond Bridge Estate Management Companies (Phases 1 & 2) Limited have
prepared a policy on the preparation of the Annual Budget to ensure that the
Finance Committee and the managing agent allocate expenditure fairly and in
accordance with the leases.
The leases at Richmond Bridge Estate allow for expenditure to the individual
blocks, expenditure to the car parks and expenditure to the estate. Estate
expenditure covers items such as the provision of security guards, the
maintenance of the roads, footpaths, gardens etc.
Routine expenditure (i.e. day to day expenditure for running the buildings and
estate) is paid for using service charge funds. Major works are paid for using
Reserve Funds.
At Richmond Bridge Estate, any expenditure which is specific to a block must be
paid for by that block. This will include the cleaning of common parts and the
cleaning of windows, the maintenance of the lift, building & engineering insurance
and general repairs to the building. Such costs much not be shared with other
blocks or charged to the estate as a whole.
The budget for general repairs to the blocks is low but it is acknowledged that 2 or
3 serious leaks within any one year could result in this budget being exceeded. In
such circumstances, the block contingency will be used.
-3-
All car park expenditure is divided between car park users. The total percentages
add up to 100%, and so all parking costs are split equally amongst car park users.
Users of ground level surface car parking spaces pay half the service charge of
underground car park users. Users of individual garages (not connected to private
houses) pay one and a half times the service charge of the underground car park
users. Garages connected to private houses do not attract a separate service
charge.
The cost of major works (anything which is not considered to be routine annual
expenditure) is to be met from the relevant reserve fund. When major work is
carried out, again, each block must pay for itself. Major work to the blocks must
be charged to the relevant blocks (e.g. internal or external decoration, lift
replacement). Expenditure on major work to a particular phase (e.g. a courtyard
surface or, say, the redecoration of railings in one phase) must be charged to the
relevant phase estate. Some major works which the whole estate is deemed to
benefit from, such as garden replanting, can be split 48% to Phase 1 and 52% to
Phase 2.
A capital expenditure plan is in place. Each year a contribution will be made by
each block to the block reserve fund. A contribution will also be made by each
parking space to the car park reserve fund and by each estate to the estate
reserve fund. The capital expenditure plan dictates what each of those annual
contributions needs to be in order to fund the work in that specific year and in
future years. The capital expenditure plan is reviewed by the Board on an annual
basis to ensure that expenditure is prioritised appropriately.
By following this policy the Board aims to ensure that service charges are kept to
the minimum levels necessary to deliver the highest quality of service.
The budget for each year is approved by the Directors each November and then
circulated to lessees by Rendall & Rittner. There is a separate budget for each
block, the Estate and the parking spaces. Payment of the service charge is due
half yearly in advance on 25th December and 24th June. Payments should be
made to Rendall & Rittner. Cheques should be made payable to Rendall & Rittner
Client Account re Richmond Bridge Estate.
It is important that lessees pay their demand promptly to avoid cash flow
problems and, in the worst event, to avoid legal action and costs for non-payment
and interest charges for late payment.
4.
Insurance
Under the terms of the town house transfer deeds, the owner is legally responsible
for arranging his or her own buildings insurance.
-4-
The blocks are insured by the landlord and the premium is included within the
service charge.
This insurance includes fixtures and fittings but does not cover the contents of the
flats. The insurance of the contents, including third party liability and damage to
other lessees’ property and contents, is the individual lessee’s responsibility.
There is an excess payable on each claim and this, at the Board’s discretion, may
be debited to the lessee’s service charge account if there is a belief that the claim
is due to negligence. Should the insurance company reject the claim altogether
then the lessee causing the damage will be responsible for rectifying the damage
at the lessee’s own cost.
If a lessee suffers from damage to a flat, a claim form should be obtained from
the Estate Manager and returned with at least 2 estimates for repairing the
damage (one estimate will suffice if the cost is less than £500). It is the lessee’s
responsibility to obtain the estimates and to ensure that the quotations fully cover
the damage. The claim form and the estimates must be returned to the Estate
Manager who will, in conjunction with the managing agent, process the claim. You
should not, under any circumstances, proceed with the repairs until you have
received the insurer’s approval.
Upon completion of the work, the invoice should be sent to the managing agent
for payment. If the contractor requires immediate payment, you can pay the
contractor directly and ask the managing agent to reimburse you but you should
allow up to 21 days for a cheque to be received.
Please note that lessees have no right in law to withhold service charges due to
the fact that they have a pending insurance claim. The two matters are totally
separate and the collection of service charges will therefore be dealt with in the
normal way.
If a claim for malicious damage is submitted, for instance during the course of a
break-in, the police must be notified immediately and a police crime number
obtained.
5.
Estate Manager
The Estate Manager is employed Monday to Friday, 8.00am to 4.00pm and from
8:00 to 11:00 one Saturday per calendar month. He is based in the office next to
the reception in Lawley House. The main duties of the Estate Manager are:o
The supervision of the security guards, cleaning, gardening and other
contractors on site.
o
Reporting issues to the managing agent.
o
Regular inspections of the Estate.
o
Maintaining an Incident report recording, for example, workmen on site.
-5-
6.
o
Maintaining a daybook to record significant events and issues.
o
Ensuring the adherence of lease and estate regulations, including parking.
o
Maintaining records of emergency contact numbers for residents.
Security
24 hour security is provided. The security guards’ main duties are to monitor CCTV
cameras, admit visitors via the pedestrian and vehicle gates and undertake
regular patrols around the Estate. There are always at least 2 guards on the
estate at any one time.
Residents should be aware that the Estate Manager and security guards
have overall responsibility for the security of the Estate and the welfare
of the residents. They therefore have the authority to demand the
termination of any action which they consider to be dangerous or likely to
cause a nuisance. This includes any unauthorised building work.
The security guards must abide by the same rules as the residents and this
includes not smoking in the common areas.
Security staff are forbidden from undertaking errands for residents (such as
collecting newspapers, washing cars) during their working hours, so please do not
ask then to do so. Of course, there is no objection to staff being asked to do tasks
outside their working hours provided the task does not affect their ability to
undertake normal duties.
7.
Subletting/Multi Occupation
Under the terms of your lease, you do not require landlord’s consent if you wish to
sublet your apartment for a term of less than 5 years (although the local authority
will not permit short lets of less than 3 months). However, we strongly
recommend that you inform the managing agent of any sub-letting you enter into
so that we are aware, in the event of an emergency, who is resident in your
property. You should also leave a forwarding address where you can be contacted.
Please note that owners will be held responsible for the actions of their tenants if
damage or nuisance of any kind occurs.
It is the responsibility of the house or flat owner to ensure that the letting agent
briefs the tenant on the Estate rules and regulations and the procedures that are
in place (concerning parking for example).
8.
Use Of Flats
i.
Flats may only be occupied as a private residence and the use of any part of a
flat for business purpose is prohibited.
-6-
ii.
Lessees must not allow their flat to be used for illegal or immoral purposes or
in a manner that causes a nuisance or annoyance to neighbours.
iii.
Clothes or washing may not be hung outside the flats nor displayed inside
flats in such a way as to be visible from the outside. Hanging baskets are not
permitted nor window boxes / plant pots on the outside of balcony walls /
railings.
iv.
Richmond Bridge Estate is a residential scheme. The occupants of the Estate
are entitled to expect co-operation from their neighbours in respect of noise
pollution. However it must be remembered that occupants are surrounded on
all sides by neighbours. A degree of compromise is required from all parties.
v.
The lease forbids noise, nuisance or annoyance to the other owners, tenants
or occupiers of the Estate. This regulation will be enforced.
vi.
It is accepted that the nature of certain work (building, DIY etc) is such that
noise is an unavoidable consequence: - however, such work should be carried
out within the same time constraints as apply to contractors.
vii. All lessees must ensure that there is carpet and adequate floor covering in
each room to prevent the transmission of noise to other flats.
viii. All lessees and their guests must ensure that they do not play musical
instruments, TV sets, hi-fi system etc., or operate domestic appliances and
cause a nuisance or annoyance to others lessees.
ix.
9.
In the event of any difference of opinion between lessees it is incumbent upon
them to refer the matter to the Managing Agent.
Enjoyment of the Estate & Gardens – House Rules & Regulations
Your Board of Directors and the managing agents are keen to ensure that the
quality of life in Richmond Bridge Estate is maintained to a high standard.
In light of experience a number of regulations were approved at the Annual
Geneneral Meeting on 27th November 2000 (subsequently revised and updated),
which are aimed at enhancing the community’s overall peacefulness and
efficiency.
i.
Residents using the common areas should be mindful of surrounding houses,
private gardens and apartments and should keep noise to a minimum.
ii.
Resident should not leave any items in the common areas nor plant shrubs,
trees or plants in the communal gardens. Items left in the common parts
may be removed and disposed of without notice.
iii.
Any resident causing damage to the common areas or gardens will be
required to pay the full cost of any necessary cleaning, repair or replacement.
Residents are responsible for any damage caused to the common parts by
their visitors or during the course of delivery or removal of furniture or other
items.
iv.
Contractors, residents, tenants or visitors found removing fixtures and fittings
from the common areas will be reported to the police.
v.
Smoking is not permitted in the internal common areas.
-7-
vi.
The playing of radios, stereos and musical instruments is not permitted within
the common areas.
vii. Ball games are not allowed in the gardens but this is not intended to exclude
the use of the grassed areas by mothers and toddlers for recreation. There is
a park and tennis court located off Clevedon Road for older children or adults
to participate in ball games.
viii. Young children must be supervised by an adult at all times and parents are
asked to show consideration to other residents, particularly when in relation
to noise.
10.
ix.
Parking, picnics, barbeques are not permitted in the common areas without
the express permission of the managing agent or Board of Directors. Such
events must end by 10.00pm
x.
Roller-blading, skate boarding and riding of scooters, bicycles etc, is not
permitted on the Estate.
xi.
Pets must be restrained at all times. Please see Section 11 below for full
details of the policy on pets.
Parking
i.
Residents must observe all regulations made from time to time by your
Directors, relating to road signs, traffic flow and parking.
ii.
Residents must park in their allocated parking spaces and display a valid
resident Parking Permit. For information on renting additional spaces, please
contact the Estate Manager on 020 8891 5056.
iii.
No vehicles are allowed to park on the roads inside the Estate without the
express permission of the Estate Manager or Security Guard and all persons
given such permission, including delivery vans, must sign in at Reception.
iv.
Residents are not allowed to park on the Estate roads except to discharge /
pick up passengers, load / unload etc when a maximum of 15 minutes will be
allowed.
v.
No vehicles may park on the kerb or pavements.
vi.
The centre of the courtyard between Blanchard House and Lennox House is
not to be used as visitor parking. This area is only to be used by removals /
delivery vehicles or vehicles discharging passengers. There is no vehicle
access between Lawley House and Bevan Court.
vii. Residents are not permitted to park, under any circumstances, in the visitor
parking bays.
viii. All visitors must make themselves known to security via the intercom and to
confirm the address being visited.
ix.
There is limited visitor parking in Phase 1 and visitors may be asked to park
within Phase 2.
x.
Genuine visitors may park in the car park for up to 48 hours (continuous) in
any 7 day period. All visits exceeding 4 hours require a Visitor Parking Permit
issued by Security in the main reception (Lawley House). Visitors are required
to inform Security of their anticipated length of stay when requesting
-8-
admission through the roller shutter. Security will provide directions to the
visitor bays.
xi.
Visitors requiring parking for longer periods will need to speak to the Estate
Manager who can arrange for parking at a fee.
xii. If the parking regulations are not adhered to, the Board may have to
introduce clamping or another form of parking control.
11.
Pets
There is a clause in all of the apartment leases relating to the keeping of pets:“ Not to keep any bird reptile, dog or other animal in the Premises without the
previous written consent in writing of the Landlord……………such consent to be
revocable by notice in writing at any time on complaint of any nuisance……….and
not to permit any dog or other animal under the Tenant’s control to foul any of the
roads, footpaths or other parts of the Estate”
Residents are required to clean up any mess caused by their pets.
Dogs are not permitted on the lawns and dog owners are encouraged to exercise
their pets off the estate. When wishing to exercise their dogs, residents should
leave the estate by the nearest pedestrian gate in order to avoid any “accidents”
on the Estate.
When on the Estate, dogs must be kept on a short lead at all times.
Dogs are only allowed to be kept by owners if the written consent of the
freeholder has been obtained. This consent may be withdrawn at any time if the
dog causes any sort of nuisance which will include defecating on the lawns or
other communal areas of the estate.
12.
Removals and Delivery of Goods / Services
Removals are only permitted Monday to Friday between 8am and 6pm.
Residents must inform the Estate Manager in advance when a removal / delivery
is expected. Staff will then have the opportunity to make adequate parking
facilities available and to send a guard to monitor the delivery process
New residents or their agents are required to inspect with the Estate Manager, the
common parts prior to a move in or out, to agree known damage. Any damage
sustained will be chargeable to the relevant owner. Contractors must use the route
agreed in advance with the Estate Manager.
-9-
Contractors must only use stairwells for access to and from apartments for
removals, building materials, rubble and waste. They may also use a hoist that
has been agreed in advance by the Estate Manager.
To avoid damage to the communal areas, residents should insist that contractors
protect vulnerable areas with a suitable form of coverage.
The following vehicles are not allowed into the Estate:i.
Container carrying vehicles.
ii.
Articulated vehicles
iii.
Vehicles with more than 3 axles
(this should allow removal industry standard vehicles).
Delivery or removals vehicles may be directed to a specific area or space.
13.
14.
Lifts
i.
It is extremely important the lifts are not overloaded.
ii.
Lifts must not be used for the carriage of building materials, rubble or waste.
iii.
Smoking is not permitted in any lift.
Refuse
All refuse must be left outside each apartment or Town House Monday to Saturday
during the hours of 6.00am to 9.00am only, suitably wrapped and secured in a bin
bag to be collected by staff. At other times, please use the bins in the
underground car park or in the bin storeroom on the car park ramp.
Please note that all bin store rooms are locked from 3.00pm and 8.00am the
following day.
Rubbish must not be left outside flats outside the designated hours, elsewhere in
the common parts nor in the street outside the block.
Recycling facilities are available on site. Please ask the Estate Manager for further
details.
15.
Alterations and other works to flats
In the apartment leases, certain alterations require the prior consent of
the landlord. Such alterations include altering the layout and structural
changes. Other works may not require consent but contractors must still
adhere to the rules and regulations that are in place and will be required
to sign a Charter agreeing to do so. Please refer to appendix 1.
- 10 -
i.
Works in Flats Not Requiring Consent
Certain works may be carried out in the flats without the need for the
Landlord’s consent.
These include redecoration, various minor repairs,
replacement of sanitary fittings in their same positions as before, minor
electrical works etc.
However, such works must still be carried out in
accordance with certain standard conditions and all contractors will be
expected to sign and abide by a Contractor’s Charter. An up to date set of
Standard Conditions is attached to the end of these regulations – see
Appendix 1.
Separate copies of the standard Conditions can be obtained from the Estate
Manager and must be provided to contractors with any request for an
estimate for the works.
ii.
Works in Flats Requiring Consent
Alterations to the layout of the flat, structural or otherwise, may only be
undertaken on receipt of a licence from the Managing Agents. A written
application accompanied by suitable plans and, where required, a
specification detailing the proposed alterations must be submitted to the
office of the Managing Agents. The plans will be examined and if the
proposals are satisfactory, consent will be sought from the freeholder. Only
then should arrangements be made with contractors to commence work. See
Appendix 1.
16.
17.
Estate Agents
i.
Estate agents entering the Estate for the purpose of showing a property to a
potential purchaser or renter may only do so with the written permission of
the owner. Copies of such permission must be lodged with the Estate
Manager.
ii.
Estate agents may only bring potential purchasers to view during the hours of
09.00 to 18.00 hours Monday to Saturday.
iii.
Owners who carry out their own sub-letting are required to adhere to the
same rules as for Estate Agents.
Purchasing, Selling and Sub-Letting
The procedure is set out in the lease and failure to comply with the provision of
these sub-clauses is not only a breach of covenant, but invariably delays
completion of the sale, etc and greatly complicates the financial settlement,
including the transfer of the vendor's responsibility for the payment of service
charges to the purchaser.
The Company has appointed Russell-Cooke Solicitors of 2 Putney Hill, London
SW15 6AB, Tel 020 8394 6515, Fax 020 8394 6566. All correspondence should be
marked with reference 14/PTR/Richmond Bridge.
- 11 -
For the sale of a property, the relevant Company’s consent is required. This will
not be unreasonably withheld.
Russell-Cooke will not prepare the required Deed of Covenant or complete
registration until they have received an undertaking to pay their costs (currently
£352.50 inclusive of VAT) and the Company Secretary’s costs (currently £117.50
inclusive of VAT). The undertaking for the combined costs will be required from a
solicitor or conveyancer and such undertaking shall include the wording
“irrespective of whether or not the matter proceeds to completion”.
A service charge deposit deed will be required where the proposed assignee is an
off shore company or an individual whose main residence is overseas or outside
the jurisdiction of the Courts of England & Wales and the funds deposited with
Russell-Cooke prior to completion. The usual service charge deposit is £3000 or
twice the annual service charge, whichever is the greater. Russell-Cooke will
prepare the Deed and there will be an additional cost for this (currently £235
inclusive of VAT).
A Deed of Covenant must be executed by the Buyer and / or Assignee in the form
set out in the 12th Schedule of the Lease. Russell-Cooke will prepare the Deed.
A duly executed and stamped Stock Transfer form together with the original share
certificate and cheque for £117.50 payable to “Peake & Co” must be deposited
with Russell-Cooke. Where the share certificate has been lost an indemnity will be
required and a replacement Share Certificate issued by the Company Secretary. A
fee of £88.13 (inclusive of VAT) will be payable to Peake & Co.
Following completion, a Notice of Transfer and if applicable, Notice of Charge,
must be registered with Russell-Cooke within 4 weeks. Such Notice must give an
address within England or Wales for the assignee for service of all correspondence,
notices or proceedings. The registration fee for each notice is £47 inclusive of VAT,
regardless of whether or not the notices are given in one document.
The consent in the form of a letter to the Land Registry will not be issued until
Russell-Cooke are satisfied that there are no outstanding breaches or arrears in
relation to the property and all other requirements have been met in full. RussellCooke cannot therefore confirm prior to exchange that the consent will be
given.
In respect of an underletting for a term of more than 5 years, the proposed
underlessee must enter into a Deed of Covenant with the Company in the form of
the draft set out in the 11th Schedule of the Lease. Again, Russell–Cooke, whose
fees are currently £352.50 (inclusive of VAT) will prepare this.
In respect of Freehold properties, the procedures are similar to those in relation to
a leasehold property, save that the form of Deed of Covenant is set out in the 8th
Schedule of the Transfer. Please note there is no requirement to serve Notice of
Transfer or Notice of Charge for freehold properties. The transferee must provide
- 12 -
an address in England or Wales for the assignee for service of all correspondence,
notices or proceedings.
The fees indicated above are correct at the time of preparing this document but
may be increased at any time. You are advised to check with Russell-Cooke before
supplying the initial undertaking.
Experience has shown that if these simple procedures are followed, a great deal of
heartache and cost can be avoided. You are advised to draw these requirements
to the attention of your solicitor at the outset of a transaction as they can
unfortunately sometimes be overlooked. Both the outgoing and incoming lessees
must ensure compliance with the terms of the lease.
18.
Recommended Emergency Contractors
Should you require the services of an emergency contractor, please ask the Estate
Manager or, in his absence, one of the Security Guards. Please note that neither
Richmond Bridge Management Company (Phases 1 & 2) nor Rendall & Rittner Ltd
can accept any responsibility or liability for work undertaken.
- 13 -
19.
Useful Telephone Numbers
i.
Management of the Estate
Managing Agents: ................................................... Tel: 020 7702 0701
Rendall & Rittner .................................................... Fax: 020 7480 7999
Gun Court
70 Wapping Lane
London E1W 2RF
Property Manager:
Julian Butcher ........................................................ 020 7481 6788
E-mail: [email protected]
Estate Manager:
Dean Baker ............................................................ 020 8891 5056
E-mail: [email protected]
ii.
Emergency Services
Police:
Emergency Calls Only .............................................. 999
Other Calls ............................................................. 020 8607 9199
Fire Brigade/Ambulance Service:
Emergency Calls Only .............................................. 999
West Middlesex University Hospital 24hr A&E ............. 020 8560 2121
Thames Water:
Emergency Calls Only .............................................. 0645 200800
EDF (Electricity):
Power Disruptions ................................................... 0800 028 0247
Gas Leaks:
Emergency Calls Only .............................................. 0800 111999
iii.
iv.
Local Services
London Borough of Richmond
Switchboard ...................................................... 020 8891
Council Tax ....................................................... 020 8891
Planning / Refuse / Recycling .............................. 0845 612
Richmond Library .................................................... 020 8940
1411
7724
2660
0981
Local Pubs / Restaurants
Bar Estilo (French) ................................................. 020
Emandel Restaurant (British) ................................... 020
Forum Restaurant (Mediteranean) ............................ 020
H20 Floating Restaurant (Morocan / Mediteranean) .... 020
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8940
8940
8940
8948
5013
1165
7557
0220
Loch Fyne (Seafood) .............................................. 020 8255 6222
The Racing Page (Thai) ........................................... 020 8255 6222
v.
Art Galleries / Museums / Historic Buildings / Gardens
Hampton Court Palace ............................................. 0870 752
National Gallery ...................................................... 020 7747
Natural History Museum .......................................... 020 7942
Richmond Park ....................................................... 020 8948
Royal Botanic Gardens, Kew ..................................... 0208 332
Tate Britain / Tate Modern ....................................... 020 7888
vi.
7777
2885
5000
3209
5655
8888
Entertainment
London Zoo ............................................................ 020 7722 3333
Odeon Cinema ........................................................ 0871 224 4007
Richmond Theatre ................................................... 0870 060 6651
Royal Albert Hall ..................................................... 020 7589 3203
Sandown Racecourse............................................... 01372 470047
vii. Travel Information
London Travel Information ....................................... 020 7222
London Underground ............................................... 0845 330
London River Services ............................................. 020 7941
Congestion Charge .................................................. 0845 900
Heathrow Airport .................................................... 0870 000
Gatwick Airport ....................................................... 0870 000
British Airways ....................................................... 0870 850
Air France .............................................................. 0845 359
Virgin Atlantic ......................................................... 0870 380
Lufthanza .............................................................. 0845 773
1234
9880
2400
1234
0123
2468
9850
1000
2007
7747
viii. Estate and Letting Agents
Hamptons ............................................................. 020 8940 2772
Savills .................................................................. 020 8614 9100
Winkworth ............................................................ 020 8940 9986
x.
Other Useful Numbers
Doctor Call (24hr private medical assistance) ............. 020 7291 6666
Council for Registered Gas Installers (CORGI) ............ 0870 401 2300
RSPCA ................................................................. 0870 5555 999
Interflora .............................................................. 0800 015 1858
- 15 -
- 16 -
Appendix 1
RICHMOND BRIDGE ESTATE
POLICY AND GUIDELINES
APPLYING TO WORKS CARRIED OUT WITHIN FLATS
DEFINITIONS
The Landlord
- Richmond Bridge Estate (Phases 1 & 2) Limited
The Buildings
- All apartment blocks within Richmond Bridge Estate
The Managing Agent
- Rendall & Rittner
Gun Court
70 Wapping Lane
London E1W 2RF
Attn:
Tel:
Fax:
020 7702 0701
020 7480 7999
Julian Butcher - Property Manager
Direct line 020 7481 6788
E-mail:[email protected]
The Estate Manager
- Attn:
Dean Baker
Tel 020 8891 8056
- 17 -
A.
INTRODUCTION
1.
All residential leases at Richmond Bridge Estate (RBE) are by and large in standard
form and contain covenants by each lessee as to the carrying out of works to his
or her individual flat including works of alteration. These must be strictly complied
with by each Tenant at all times, including the requirement to obtain the
Landlord's PRIOR written consent before any works requiring the Landlord's
consent are undertaken.
These Guidelines deal in the main with (a) the procedure to be adopted in
obtaining necessary consents and (b) the manner in which, within the broad
framework referred to, a Tenant may carry out works whether or not such works
require formal consent.
2.
It is to be noted that
(a) Consent will not normally be given for:i
any works which will affect the exterior of a building.
ii
any scheme which includes the installation of a kitchen or
bathroom/shower room over a bedroom or living room of the flat beneath.
(b) The Landlord may consent to the installation of additional bathrooms in the
building. Such consent however will only be given if such installations can be
achieved without imposing any unacceptable strain on the existing plumbing
or waste systems and the Tenant should not assume that consent to such
installations will be given or if given will not be subject to stringent
conditions. The giving of such consent is entirely within the Landlord's
absolute and unfettered discretion, in order to protect the common interests
of all Tenants.
(c) Any works involving alterations to the plumbing or waste systems within RBE,
or the phasing of the electrical supply to it, also require prior written consent.
(d) Any exterior windows and doors, and any doors opening into the common
parts that are repaired or renewed must exactly match the building's
specification for materials and details.
If a Tenant wishing to carry out works to a flat is unsure as to whether the nature
or scope of any proposed works may require consent then such Tenant should
make direct enquiry of the managing agent, providing a brief description of the
proposed works, upon receipt of which the managing agent will express a
preliminary opinion as to whether formal application for consent is necessary. The
managing agent will not charge a fee for this preliminary opinion. A preliminary
opinion will NEVER constitute an actual consent, nor will it obviate the need to
obtain consent.
Consent is normally given by means of a letter Licence. However, in some
circumstances a formal Licence prepared by the Landlord's Solicitors on behalf of
the Landlord may be required.
- 18 -
B.
REQUIREMENTS FOR CARRYING OUT OF ALL WORKS WHETHER OR NOT
REQUIRING FORMAL CONSENT
ALL works must be carried out and completed strictly in accordance with plans and
specifications supplied and approved and any Licence granted. They are to be
completed in a substantial, sound, and workmanlike manner with new, sound and
proper materials to the entire satisfaction of the managing agent, and/or
engineers, and/or other advisers (whether or not defined in these Guidelines) and
in accordance with the requirements of all statutory local and other requisite
authorities (whether or not specifically referred to in these Guidelines) and in
accordance with the terms of the relevant Lease.
1.
All work must be carried out between the hours of 9.00 am to 5.00 pm,
Monday to Friday. Quiet, unobtrusive work may be undertaken on Saturdays
between 9am and 1pm. No work is permitted outside of these hours or
on Sundays or Bank Holidays.
Before commencing work the contractor must provide the Estate Manager
with a full schedule of work, highlighting any periods when there is likely to
be any particularly noisy work carried out, to include demolition work and
work which will involve the prolonged use of power tools. The contractor must
advise the Estate Manager (or Head of Security in the Estate Manager's
absence) on a weekly basis of any alterations to the schedule. If the schedule
is not adhered to then the Landlord reserves the right to insist that the work
ceases.
Contractors must ensure that the door to the flat remains closed at all times
to avoid disturbance to other residents and to prevent dirt, dust and noise
pollution.
Contractors must ensure that windows are closed when noisy work is being
carried out or music / a radio is being played.
Under no circumstances should contractors utilise balconies or terraces as
places to carry out any work.
2.
The Tenant will not permit the passenger lift to be used for taking materials
or builders' rubbish into or away from the flat. The common parts are to be
adequately protected against damage. In addition, the Tenant will not permit
any materials, plant, rubbish or spoil to be placed or left in the common parts
of the Building or Estate including the staircase, corridors, garden or car park.
3.
The Tenant will ensure that all rubbish and spoil is bagged and stored within
flat and removed from the flat only when the same can be immediately placed
in an appropriate vehicle intended to remove the same immediately from the
vicinity of the Estate.
- 19 -
4.
In order to protect other tenants' interests, the tenant must notify the
tenants of any flats immediately over, beneath or adjacent to the Tenant's
flat, of the Tenant's intention to carry out works and prepare a Schedule of
Condition of those adjoining flats or premises or the parts thereof that could
in any way be affected by the proposed works and agree such Schedule with
each of the adjoining tenants, occupiers or other interested parties prior to
commencing any works. The cost of the preparation and agreement of such
Schedules shall be borne by the Tenant.
5.
All Contractors working at the Estate must take all reasonable steps to
maintain security and do nothing to reduce the existing security levels. The
Tenant will not permit work persons to remain in any flat outside the
permitted working hours as defined in Paragraph 1 above.
6.
The Tenant must comply with all Local Authority requirements in relation to
noise and atmospheric pollution on construction and demolition sites and in
particular and without prejudice to the generality of the foregoing the Tenant
must ensure that:

all works are carried out with the least possible inconvenience, annoyance
or nuisance to the Landlord, or the tenants or other occupiers of RBE and
with the minimum of noise or air pollution.

the best practical means of minimising noise is adopted and in that
connection tenants will have regard to the guidance given in the
appropriate British Standard.
7.
All existing plumbing is to be repaired and up-graded as necessary.
8.
All bidets, showers and mixing taps are to be fitted with approved non-return
valves which can be isolated for repairs or replacement.
9.
All new radiators are to be fitted with thermostatic radiator valves and lock
shield valves.
10. No compression Joints or fittings are normally to be used where they will be
covered over (in the floor voids for example).
11. The Tenant must permit the managing agent, plumbing or electrical
engineers, or any other authorised representative of the Landlord to inspect
the site of any proposed works at all reasonable times on reasonable notice
prior to the commencement of or during the course of any works.
12. The Tenant will be required to produce drawings showing the location and
design of all new and original plumbing serving the flat.
13. Before commencing works the Tenant must, at his expense and without
detriment or liability to the Landlord, obtain and produce to the Landlord's
- 20 -
Surveyors all necessary consents for the execution thereof from all statutory
and other authorities, including in particular those required from any local
planning authority or required under the London Building Acts or the current
Building Guidelines. Where appropriate and at the Tenant's entire cost the
specific prior approval of the District Surveyor must be obtained.
14. Any electrical works are to be carried out strictly in accordance with the
current Guidelines of the Institute of Electrical Engineers.
15. Any work undertaken to the gas supply is to be carried out by a Corgi
registered contractor and in full compliance with the gas supply authority.
16. Any plumbing works are to be undertaken strictly in accordance with the
relevant requirements of the Thames Water Authority and with the Current
Water By-laws.
17. The Tenant must ensure that his main contractor and all sub-contractors are
properly insured in the sum of £5 million or such other sum as the Landlord
may require.
18. The Tenant must ensure that no damage is caused during the course of the
works to any part of the Building or any adjoining premises or to any plant or
machinery in the Building or in any adjoining premises, and that neither the
structure of the Building is damaged or rendered unsafe nor that the exterior
of the Building is in any way altered or affected. The Tenant will forthwith
make good such damage or unsafe structure and reinstate or restore such
alteration or affected part at the Tenant's entire expense and to the entire
satisfaction of the Landlord's Surveyor.
19. The Tenant must ensure that there is no interruption in the course of the
works in the supply of gas, electricity, telephone or other services to the
Building or to any occupier thereof.
20. No works will be carried out so as to interfere with or prejudice the plumbing,
electrical or heating supply to any other part of the Building.
21. The Tenant must make arrangements with the Estate Manager concerning the
parking off all contractors’ vehicles.
22. The Tenant will not during the course of any works (whether or not works
themselves requiring consent) install or cause or permit to be installed any
machinery, pump or mechanical device which creates noise or vibration
without the express written consent of the Landlord. Any such additional
consent or consents so granted may be revoked by the Landlord at any time
in the event of reasonable complaint being received from any tenant or
occupier of the Building as to noise or vibration arising therefrom.
- 21 -
23. The Tenant will pay on demand (and in advance if so demanded) the costs,
charges, fees, and expenses, together with any VAT thereon, of the Landlord
and the Company, any mortgagees and their respective solicitors, architects,
surveyors, engineers, managing agents or any other proper agents of theirs
arising in any way

from the preparations, execution and completion of any document
recording any consent as is necessary for the carrying out of any proposed
works and whether or not such consents or any of them are granted.

from the inspection and approval of works (whether or not works requiring
any consent).

in relation to works or proposed works (whether or not works requiring
consent) irrespective of whether such works are commenced, unfinished
or completed.
24. A refundable deposit may be required from the Tenant to be released upon
satisfactory completion of the works.
25. The Landlord will endeavour to ensure that the charges imposed by its agents
are reasonable.
26. Any consent to carry out works granted by the Landlord shall become
absolutely void if the relevant works are not completed by the date specified
in any consent therefore granted by the Landlord or within six months of the
date of the grant of the Landlord's consent whichever is the earlier.
C.
REQUIREMENTS OF THE MANAGING AGENT IN ORDER TO CONSIDER
WHETHER A FORMAL LICENCE FOR ALTERATIONS SHOULD BE GRANTED
If a Licence for Alterations is required, then no work should commence until the Licence
has been granted. Applying for a Licence for Alterations does not necessarily mean that
the Licence will be granted and so the tenant should make no definite plans to
commence work until the Licence has been granted. It may take several weeks to
process an application but this timescale can be greatly reduced if all the necessary
information is supplied at the start. Once it has been established that a Licence for
Alterations will be required, the managing agent’s surveyor will levy a fee for
considering whether Licence will be granted. The level of the fee will depend upon the
complexity of the work and the number of site visits required.
1.
General Requirements
Not less than TWO sets of professionally prepared technical drawings. Such
drawings must:
(a) Comprise:i.
Drawings showing the flat in its existing condition marking all existing
sanitary fittings, radiators and all other water using apparatus, and
- 22 -
ii. Drawings showing the flat in its proposed condition and shown in sufficient
detail to make clear the full extent of the proposed works and in
particular:
a. Showing by means of both line and colour different from demolition
colouring all proposed new or repositioned partitions, sanitary and
other fittings, radiators and all other water using or other apparatus.
b. Show floor finishes proposed other than carpet and also show details
of sound-proofing
c.
Show room designations
d. Be drawn to scale
e. Be numbered, dated, and any revisions clearly identified.
The drawings submitted must be accompanied by a separate
specification or summary of works.
The design of any proposed new internal window security grilles and
internal secondary glazing must be shown on a separate set of
drawings.
2.
Drainage and Sanitary Fittings
(a) All new sanitary fittings, water using appliances and radiators must be shown
in their proposed positions. For the avoidance of doubt, this includes wcs,
baths, bidets, showers, basins, vanity units, sinks, sink units, washing
machines, dishwashers, radiators and heated towel rails.
(b) The position of the external or internal ducted communal waste pipes to
which the above new sanitary fittings are to be connected must be shown
with the position and size of the waste runs connecting to them.
3.
Structure
(a) When new lintels are to be inserted in either concrete or timber to span new
door openings, these must be noted together with their size and length of
bearing
(b) The weight of any proposed floor finishes must be shown
(c) Larger than normal baths (which may only be proposed in substitution for and
not in addition to any existing baths) are to have their total weight shown
when full of water
(d) Details of any false ceilings must be shown including the materials proposed
to be used
(e) The location of exceptionally heavy items must be agreed with the managing
agent prior to installation
4.
Alterations which could have noise implications affecting other flats
- 23 -
(a) The applicant's proposed alterations shall comply with all current
requirements of the Building Regulations with specific attention to the
requirements of Part E Resistance To The Passage of Sound.
(b) The applicant's proposed alterations shall comply with all aspects of the
Lease, with specific attention to those clauses relating to noise.
(c) Where there is a conflict between a & b above the more onerous
requirements shall apply.
(d) The applicant's proposed alterations shall be submitted to RBE's Sound
Engineers for their review and approval.
(e) The applicant shall incorporate such changes as the RBE Sound Engineers
require in order to comply with a, b, c above and best practice.
(f)
On completion of the alternations a Certificate Of Compliance with the
Building Regulations & Lease shall be obtained from and independent Suitably
Qualified & Experienced Person and submitted to RBE and its Sound
Engineers.
(g) No amendments to the completed alterations shall be made without the prior
written consent of RBE.
(h) In the event of noise complaints from other tenants, or failure to provide a
Certificate Of Compliance, RBE shall at its absolute discretion, require the
alterations to be removed and the status-quo ante shall prevail.
5.
Hard Flooring
The lease contains a clause stating the lessee must “cover and keep covered the
floors of the Premises with carpet”. In the case of kitchens and bathrooms only,
“other suitable sound deadening material” may be used.
The purpose of this clause is to minimise the transfer of noise between flats. It is
not possible for the landlord to judge on the effectiveness of proposed schemes
and to be consistent with the lease, the following is the condition attached by the
landlord for approval of improvement schemes.
If lessees wish to lay hard flooring in any room other than the kitchen or
bathrooms, then a Licence for Alterations must be applied for. Consent may be
granted subject to the installation of suitable under floor insulation (approved by
the landlord) but a condition will be attached to the consent to the effect that the
landlord, at its discretion, may still insist that carpet is laid if complaints are
received at any time in the future
If lessees wish to renew kitchen flooring then the landlord may insist that suitable
sound insulation is added. Exceptions may be made where a kitchen is stacked
above and below other kitchens and where there have not been any other
complaints to date. However, the landlord will once again reserve the right to
insist that under floor insulation, of a type approved by the landlord’s surveyor, is
installed if complaints are received in the future.
- 24 -
When laying new kitchen or bathroom floors the landlord may insist that the
rooms are tanked to prevent water leaking into the flat below.
These Guidelines neither vary nor supersede the terms of any Lease, or any
consent which is granted although they are likely to be incorporated into any
consent. These Guidelines are also not a comprehensive list of the Landlord's or
Landlord's Surveyors requirements on any application for consent and the Tenant
must be willing to sign a Licence in the Landlord's standard form from time to time
with such up-dating or appropriate amendments as the circumstances may
require.
- 25 -
Managing Agents:
Rendall & Rittner, Gun Court, 70 Wapping Lane, London E1W 2RF
Tel: 020 7702 0701
Fax: 020 7480 7999
www.rendallandrittner.co.uk