service charge request 33 old westbury letchworth sg6...

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0486S/017Property Reference

SERVICE CHARGE REQUEST

33 Old Westbury Letchworth SG6 3NB

Nicola Van De PeerFlat 19 Ingleside CourtHigh StreetSaffron WaldenCB10 1EB

18/11/2016Demand Number: 315955

Your Property Reference: 0486S/017

Reserve Fund due for 01/01/2017 £ 74.45

Company/Estates/Grounds Costs - All Unit due for 01/01/2017 £ 173.82

Service Charge - All Flats due for 01/01/2017 £ 111.61

This demand

Add amounts brought forward (if any):

Service Charge Account

Reserve Fund Account

Total Balance

£ 359.88

(credit) £ 171.27

(credit) £ 44.67

Owed, please pay £ 143.94

*(when paying please quote 0486S/017)

We have your payment status recorded as Direct Debit.You can see a full statement on 'The Gateway'. See your log in details on the right.

The Demand Due Dates are 1st Jul, 1st Jan pay within 21 daysThe Service Charge Year runs from 1st Jul to 30th Jun

payable to Ringley Client Accountre: The Old School WestburyLetchworth

we take credit/debit cards*set up a Direct Debit, after this bill is paid

Bank: Barclays BankSort Code: 20-32-29Account Number: 73140563Account Name: Ringley Client AccountDon't forget to quote your property ref

Your Logon is: 0486S/017Your Password is: 93385

LANDLORD AND TENANT ACT 1987Notice under ss 47 & 48 (including notices inproceedings) can be served as follows: Gray's InnCapital Limited, 353 Kentish Town Road, LondonNW5 2TJ. The management company isWestbury Grove Management Company Limited,349 Royal College Street, Camden Town LondonNW1 9QS

PAYMENTS TO DATE

DATE AMOUNT08/11/2016 £71.9808/10/2016 £71.9808/09/2016 £71.9808/08/2016 £400.8608/03/2016 £8.6818/01/2016 £335.1231/07/2015 £335.1206/02/2015 £318.2625/09/2014 £318.26

Service Charges – Summary of tenants’ rights and obligations

(1) This summary, which briefly sets out your rights and obligations in relation to variable service charges, must by lawaccompany a demand for service charges. Unless a summary is sent to you with a demand, you may withhold theservice charge. The summary does not give a full interpretation of the law and if you are in any doubt about your rights andobligations you should seek independent advice.

(2) Your lease sets out your obligations to pay service charges to your landlord in addition to your rent. Service charges areamounts payable for services, repairs, maintenance, improvements, insurance or the landlord’s costs of management, to theextent that the costs have been reasonably incurred.(3) You have the right to ask a First Tier Tribunal (Property Chamber) to determine whether you are liable to payservice charges for services, repairs, maintenance, improvements, insurance or management. You may make arequest before or after you have paid the service charge.If the tribunal determines that the service charge is payable, the tribunal may also determine -(i) who should pay the service charge and who it should be paid to; (ii) the amount; (iii)the date it should be paid by; and(iv) how it should be paid.However, you do not have these rights where -(i) a matter has been agreed or admitted by you; (ii) a matter has already been, or is to be, referred to arbitration or hasbeen determined by arbitration and you agreed to go to arbitration after the disagreement about the service charge orcosts arose; or (iii) a matter has been decided by a court.

(4) If your lease allows your landlord to recover costs incurred or that may be incurred in legal proceedings as service charges,you may ask the court or tribunal, before which those proceedings were brought, to rule that your landlord may not do so.

(5) Where you seek a determination from a leasehold valuation tribunal, you will have to pay an application fee and, where thematter proceeds to a hearing, a hearing fee, unless you qualify for a waiver or reduction. The total fees payable will notexceed £500, but making an application may incur additional costs, such as professional fees, which you may also have to pay.

(6) A First Tier Tribunal (Property Chamber) has the power to award costs, not exceeding £500, against a party to anyproceedings where it dismisses a matter because it is frivolous, vexatious or an abuse of process; or it considers a party hasacted frivolously, vexatiously, abusively, disruptively or unreasonably.The Upper Tribunal (Lands Chamber) has similar powers when hearing an appeal against a decision of a First TierTribunal (Property Chamber).

(7) If your landlord -(i) proposes works on a building or any other premises that will cost you or any other tenant more than £250, or(ii) proposes to enter into an agreement for works or services which will last for more than 12 months and will cost you orany other tenant more than £100 in any 12 month accounting period,(iii)your contribution will be limited to these amounts unless your landlord has properly consulted on the proposed worksor agreement or a First Tier Tribunal (Property Chamber) has agreed that consultation is not required.(8) You have the right to apply to a First Tier Tribunal (Property Chamber) to ask it to determine whether your lease should bevaried on the grounds that it does not make satisfactory provision in respect of the calculation of a service charge payable underthe lease.

(9) You have the right to write to your landlord to request a written summary of the costs which make up the service charges.The summary must -(i) cover the last 12 month period used for making up the accounts relating to the service charge ending no later than thedate of your request, where the accounts are made up for 12 month periods; or(ii) cover the 12 month period ending with the date of your request, where the accounts are not made up for 12 monthperiods. The summary must be given to you within 1 month of your request or 6 months of the end of the period to which thesummary relates whichever is the later.

(10) You have the right, within 6 months of receiving a written summary of costs, to require the landlord to provide you withreasonable facilities to inspect the accounts, receipts and other documents supporting the summary and for taking copies orextracts from them.(11) You have the right to ask an accountant or surveyor to carry out an audit of the financial management of the premisescontaining your dwelling, to establish the obligations of your landlord and the extent to which the service charges youpay are being used efficiently. It will depend on your circumstances whether you can exercise this right alone or only with thesupport of others living in the premises. You are strongly advised to seek independent advice before exercising this right.

(12) Your lease may give your landlord a right of re-entry or forfeiture where you have failed to pay charges which are properly dueunder the lease. However, to exercise this right, the landlord must meet all the legal requirements and obtain a courtorder. A court order will only be granted if you have admitted you are liable to pay the amount or it is finally determined by a court,tribunal or by arbitration that the amount is due. The court has a wide discretion in granting such an order and it will take intoaccount all the circumstances of the case.

0486S/017

Brian McKarkiel-Powell is the Property Manager for your block/site : [email protected]

0486S/017


Property Reference

SERVICE CHARGE STATEMENT

Nicola Van De PeerFlat 19 Ingleside CourtHigh StreetSaffron WaldenCB10 1EB

When Description Demanded Received Balance

08/11/2016 NICOLA VANDEPEER (DD) (received) £71.98 £-215.94



08/08/2016 NICOLA VANDEPEER (DD) (received) £400.86 £0.00

01/07/2016 Balancing charge year end 2015 for Company/Estates/Grounds Costs - All Unit(demanded)

£48.82 £400.86

01/07/2016 Reserve Fund due for 01/07/2016 (demanded) £74.45 £352.04

01/07/2016 Company/Estates/Grounds Costs - All Unit due for 01/07/2016 (demanded) £173.82 £277.59

01/07/2016 Balancing charge year end 2015 for Service Charge - All Flats (demanded) £-7.84 £103.77

01/07/2016 Service Charge - All Flats due for 01/07/2016 (demanded) £111.61 £111.61

08/03/2016 Hightown Praetorian & Churches (Balancing Chg 2014-Apartments) (received) £8.68 £0.00

26/01/2016 Balancing Chg 2014-Apartments (demanded) £16.10 £8.68

26/01/2016 Balancing Chg 2014 - All Units (demanded) £-7.42 £-7.42

18/01/2016 Hightown Praetorian & Churches (Reserve Fund 01/01/16 69.66 ) (received) £335.12 £0.00

01/01/2016 Reserve Fund (demanded) £69.66 £335.12

01/01/2016 Service Charge -Apartments (demanded) £91.91 £265.46

01/01/2016 Service Charge-All Units (demanded) £173.55 £173.55


01/07/2015 Service Charge-All Units (demanded) £173.55 £335.12

01/07/2015 Service Charge -Apartments (demanded) £91.91 £161.57


06/02/2015 Hightown Praetorian & Churches (General Service Charge 01/01/1) (received) £318.26 £0.00

01/01/2015 General Service Charge (demanded) £163.99 £318.26

01/01/2015 Service Charge - Apartments (demanded) £90.66 £154.27



01/07/2014 Service Charge - Apartments (demanded) £90.66 £318.26


01/07/2014 General Service Charge (demanded) £163.99 £163.99

01/01/2014 General S/C Next 6 Months (demanded) £137.86 £0.00

0486S/017 balance.. (updated on 18/11/2016 ): £-171.27

0486F/017 balance.. (updated on 18/11/2016 ): £-44.67

Total balance: £-215.94Future demands

When Description Demanded

01/01/2017 Reserve Fund - External Struct (future_demand) £74.45

01/01/2017 Service Charge - All Flats due (future_demand) £111.61

01/01/2017 Company/Estates/Grounds Costs (future_demand) £173.82

Year to 1st Jul 2016 - 30th Jun 2017


SERVICE CHARGE BUDGET

0486S/017

Westbury Grove Management Company Limited

The Old SchoolYear to 1st Jul 2016 - 30th Jun 2017


SERVICE CHARGE BUDGET

0486S/017


The Old School

Service Charge Expenditure Budget

A - Company/Estates/Grounds Costs - All Unit

Service Charge Accounts Verification £900

Company Secretary (inc VAT of £66) £399

Management Company Accounts & annual fillingfee

£75

RCS Management Fees (inc VAT of £528) £3,167

Insurance (includes IPT) Public Liability &Directors & Officers

£117

Gardening (26 visits per year) £2,800

Lighting & Electricity (including repairs/bulbreplacement)

£450

Pest Control Contract £485

Tree & Arboricultral Works £1,200

Pump maintenance & service £2,000

Repairs & day to day maintnce £1,500

Directors and Officers Insurance £117

Total Service Charge Group A £13,210

B - Service Charge - All Flats

RCS Management Fees (inc VAT of £731) £4,384

Repairs & day to day maintnce £2,500

Communal Hallway Electricity £500

Communal Cleaning £2,400

H&S Fire Equipment £600

RCS Survey Fees (inc VAT of £167) £1,000

Total Service Charge Group B £11,384

SubTotal Budget Service Charge £24,594.32

Reserve Funds

B - Reserve Fund £7,594

Full Budget Total £32,188

1st Jul, 1st JanPayments are required onyour contribution is as per your lease or transfer

Note: In accordance with the Upper Tribunal Garside v RFYC Ltd Case we need toadvise you that the Budget does not necessarily cover the costs of all works.All owners are encouraged to be aware of this and plan their financesaccordingly.

1st Jul, 1st Jan


ROLLING RESERVES / RENEWALS PLAN

0486S/017


The Old School

Reserve Fund B Last doneapproximately

Planned frequency(years)

TargetDate

Estimated costinc fee & vat

Years left toraise funds

%age funds inhand

£ funds in hand Funds to collect thisyear

SELECT AN ITEMclean UPVC windows & paint external woodwork

2013 12 2025 £31,200 9 33% £4,261 £2,993

Roof work - renewal pitched roof(1) recover pitched slate roof

2013 40 2053 £40,000 37 42% £5,463 £933

Internal decorationspainting to common parts

2013 7 2020 £13,488 4 14% £1,842 £2,912

Floor coverings replacement - common partsSupercord carpet with stair nosing and Coiaentrance matting

2013 15 2028 £10,500 12 11% £1,434 £756

Required expenditure Group B Gross required £95,188 100%

Less funds held (£13,000)

Net required £82,188 Collection thisyear

£7,594

Requirement from external decorations clause : Schedule 4, Clause7

As and when the Company deems necessary but not less than every three years to decorate in a good andworkmanlike manner the external parts of the Building and the External Landscape Areas

Requirement from internal decorations clause : Schedule 4, Clause8

As and when the Company deems necessary but not less than every five years to decorate in a good andworkmanlike manner the common parts landings and staircases of the Building Common Parts and the externaldecorative part of the exterior door of the Property


ROLLING RESERVES / RENEWALS PLAN

0486S/017


The Old School

Requirement from structure main repairs clause : Schedule 4, Clause5

To maintain and keep in good repair decoration and condition and to renew or replace as appropriate theexternal walls structure roof and foundations of the Building (including any balcony servicing the Property (otherthan the inner surface thereof)), and Pipes used in common by the Tenant and any tenant of a Dwelling theBuilding Common Parts the Internal Private Dwelling Common Parts the External Landscape Areas and parkingspaces to the extent that the foregoing are not included in the demise of any Dwelling and to the extent that theforegoing are not expressly made the responsibility of the Tenant or the tenant of a Dwelling

External grounds/estates road/facilities : Schedule 4, Clause5

To maintain and keep in good repair decoration and condition and to renew or replace as appropriate theexternal walls structure roof and foundations of the Building any Pipes used in common by the Tenant and anytenant of a Dwelling the Building Common Parts the External Landscape Areas and parking spaces to theextent that the foregoing are not expressly made the responsibility of the Tenant or the tenant or transferee of aDwelling

Clause that permits a reserve plan : Schedule 4 13.1 To set aside such sums as a reserve or sinking fund as the Company considers desirable to meet the likelyfuture cost to be incurred by the Company in replacing maintaining and renewing those items that theCompany has covenanted to replace maintain or renew

Where the decorations frequency exceeds 10 years this shows that adequate funding is not agreed and reserve collections need to rise.In accordance with the Garside v RFYC Ltd UKUT367 (LC) we advise owners that they should make provision to put aside funds so that when works do take place they are ready for a heftycollection.

Administration Charges – Summary of tenants’ rights and obligations

(1) This summary, which briefly sets out your rights and obligations in relation to administration charges, must by law accompanya demand for administration charges. Unless a summary is sent to you with a demand, you may withhold theadministration charge. The summary does not give a full interpretation of the law and if you are in any doubt about your rights andobligations you should seek independent advice.

(2) An administration charge is an amount which may be payable by you as part of or in addition to the rent directly orindirectly -for or in connection with the grant of an approval under your lease, or an application for such approval;for or in connection with the provision of information or documents;in respect of your failure to make any payment due under your lease; orin connection with a breach of a covenant or condition of your lease.If you are liable to pay an administration charge, it is payable only to the extent that the amount is reasonable.

(3) Any provision contained in a grant of a lease under the right to buy under the Housing Act 1985, which claims to allow thelandlord to charge a sum for consent or approval, is void.(4) You have the right to ask a First Tier Tribunal (Property Chamber) whether an administration charge is payable. You may makea request before or after you have paid the administration charge. If the tribunal determines the charge is payable, the tribunalmay also determine -who should pay the administration charge and who it should be paid to; the amount;the date it should be paid by; and how it should be paid.(5) You have the right to apply to a First Tier Tribunal (Property Chamber) for an order varying the lease on the grounds that anyadministration charge specified in the lease, or any formula specified in the lease for calculating an administration charge isunreasonable.

(6) Where you seek a determination or order from a First Tier Tribunal (Property Chamber), you will have to pay an application feeand, where the matter proceeds to a hearing, a hearing fee, unless you qualify for a waiver or reduction. The totalfees payable to the tribunal will not exceed £500, but making an application may incur additional costs, such as professional fees,which you may have to pay.

(7) A First Tier Tribunal (Property Chamber) has the power to award costs, not exceeding £500, against a party to anyproceedings where -it dismisses a matter because it is frivolous, vexatious or an abuse of process; orit considers that a party has acted frivolously, vexatiously, abusively, disruptively or unreasonably.The Lands Tribunal has similar powers when hearing an appeal against a decision of a First Tier Tribunal (PropertyChamber).

(8) Your lease may give your landlord a right of re-entry or forfeiture where you have failed to pay chargeswhich are properly due under the lease. However, to exercise this right, the landlord must meet all the legalrequirements and obtain a court order. A court order will only be granted if you have admitted you are liable to pay the amount or itis finally determined by a court, a tribunal or by arbitration that the amount is due.The court has a wide discretion in granting such an order and it will take into account all the circumstances of thecase.

0486S/017

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