Whether a pre-acquisition check is needed on a residential, industrial or commercial building or management of works on a new or existing property is required, Kirkby Diamond Chartered Surveyors can help.
When acquiring a property, Kirkby Diamond can undertake the necessary survey inspections to provide a report detailing the potential maintenance, refurbishment or redevelopment costs. These can be undertaken for any type of building, from small cottages to mansion houses or multi-million pound commercial and industrial properties.
Dilapidations & Schedules of Condition
Professional advice should always be sought prior to leasing a residential, commercial or industrial property. This is "advice that pays" in avoiding costly mistakes.
Prior to signing a new lease, it is essential to fully understand the requirements of the repairing covenants and the financial implications of not complying with them.
Currently there are two main variations of Leases on the market, these are:
- Fully repairing and insuring (usually for periods in excess of 5 years).
- Leave in no better, no worse condition (usually for periods up to 5 years) and limited to a Schedule of Condition which is attached to the Lease
So as to minimise the exposure when considering Option 1 above, Kirkby Diamond Chartered Surveyors would recommend that a Pre Acquisition Survey of the property is commissioned, including the Mechanical and Electrical Installations. This document will assist with negotiations.
So as to minimise the exposure when considering Option 2 above, it is recommended that a Schedule of Condition of the property is commissioned, including the Mechanical and Electrical Installations.
To assist the occupier in planning for repair and redecoration expenditure over the term of the lease the appointed surveyor will prepare a maintenance plan.
When approaching the end of the term, the Landlord's surveyor will no doubt visit to prepare a Terminal Schedule of Dilapidations, or in other words a list of items where it is felt that the occupier has not met with their covenants etc.
Kirkby Diamond will be pleased to assist with a review of the Schedule of Dilapidations, which will lead to the minimising of financial exposure in a settlement.
Whatever the requirement, clients can rest assured of the professional, quality service provided by Kirkby Diamond Chartered Surveyors.
Party Wall Matters
Many Inner London property owners have become well versed in dealing with Party Wall Matters as legislation has been in place for 300 plus years. The rest of England and Wales were introduced to such matters on the 1st July 1997 when The Party Wall etc Act 1996 came into force.
Kirkby Diamond Party Wall specialists, based in the Milton Keynes office, are well versed in the details of the legislation but a broad scope relative to the triggering of the Act are as follows:-
- Section 1 is relative to the proposed erection of a new wall/building on an otherwise virgin boundary line.
- Section 2/3 is to works proposed to a party wall, ie a wall between two attached properties. Such works could include the raising, thickening or underpinning of said wall.
- Section 6 is relative to any proposed excavation within 3 metres of the Adjoining Owners (A.O.) property and to a depth which is greater than the depth of the A.O.'s foundations, or to proposed piling works within 6 metres of the A.O.'s property and to a prescribed depth.
Which one do you need?
Prospective property owners and actual property owners, whether they be residential, industrial or commercial clients have a need at some time for one or more of the following surveys:
When intending to buy or lease a property, a Survey Report will give an insight as to its general condition, the specific repairs that are needed and, if requested, a budget cost for same.
The report should also assist in the negotiations with the Vendor/current Landlords, relative to the purchase price.
A report which includes comments on the Mechanical and Electrical Services can also be arranged.
When concerned about a defect on a property e.g. rising damp or structural movement, a Survey Report will detail the cause of the defect together with recommendations of how to resolve the problem.
Schedules Of Condition
A Schedule of Condition of the property can be attachment to the Lease, or just to act as a record.
Kirkby Diamond's Schedules of Condition are logically laid out with a wealth of text to describe the condition of each element together with supporting photographs.
When a check of the square footage of the Leased property is required or when drawings are needed for a space planning exercise or proposed alterations Kirkby Diamond can help.
The property will be measured with laser technology and then converted to scaled plans using CAD (Computer Aided Design) systems.
For more information on building surveys or to discuss your requirements contact Senior Building Surveyor Mark Pepper on 01908 678800 or email our Building Surveying Department.
Residential, Commercial or Industrial owners or occupiers are likely at some point in time to require assistance with a number of the following projects:
1. Internal repairs and redecorations.
2. External repairs and redecorations.
3. Works to comply with disabled access requirements.
4. General refurbishment .
This normally begins at the inception of the need and ends at final sign off, it will include during the lifespan of the project the following:
1. Taking the brief.
2. Visiting the property to take notes, photographs and measurements as appropriate.
3. Preparation of as existing drawings, if necessary.
4. Preparation of sketch scheme alternatives for the client’s consideration.
5. Preparation of formal drawings.
6. Submission for request of approval to:-
1. Planning Department
2. Listing Building Department
3. Building Control
7. Preparation of a Specification of Works.
8. Going out to tender.
9. Reporting on the tenders to the client.
10. Pre contract meeting.
11. Pre start meeting.
12. Monthly valuations & certificates.
13. Regular periodic visits to check progress and the quality of the works.
14. Chairing site meetings .
15. Checking of the contractors' final account.
16. Revisiting the property at the end of the Rectification Period and one further visit thereafter.
Part Project Management Service
1. Client's architect / designer draws up the scheme.
2. Kirkby Diamond do the rest.
1. Allows the client to concentrate on their core business.
2. Creates a buffer between the client and the contractor.
3. Project handled by qualified experienced people.
4. In depth pre planning prior to execution of the works results in a streamlined contract period. ie
the period when the client's home or business may be subject to disturbment / inconvenience.
5. Formal contract put in place so as to protect the client's position.