Here at Peter Barry Surveyors, we receive enquiries for varying types of work that will require a license to alter ranging from changes to flooring, relocation of kitchens and bathroom, removal of internal walls through to complete remodelling’s and major extensions.

Whilst the role of our surveyors varies according to the work type, one thing that is consistent is  how helpful we can be to a potential client and that will depend on who they are. This blog categorises them into 3 types.

Leaseholders with Separate Landlord

The vast majority of enquires that come into our inbox are from leaseholders, many of whom are at the very early stages of designing their project.

Not all works require landlord’s (freeholder’s) consent, and it will take a reading of the lease to determine what is and isn’t covered/prohibited, but as a general rule, all structural work and improvements that alter either the exterior fabric of the building, or have the potential to cause inconvenience to other leaseholders if not installed correctly will require consent.

Works that typically will:

• Removal of load baring walls
• Replacement of carpeted floors with harder products
• Relocation of ‘wet’ bathroom or kitchen areas
• Installation of pipework that will be installed through and external wall

Works that typically won’t:

• Renewing kitchen or bathroom units
• Removal of stud walls
• Installation of fixtures or fittings that only go into the plasterwork (within leaseholder’s demise) and not the brickwork (landlord’s demise)

As part of the process, the landlord will instruct their own solicitor, who drafts the license and a surveyor, who undertakes inspections and makes recommendations on work specifications.

For small scale works and where the landlord is a separate individual or Company, it is rare for the leaseholder to also incur the cost of their own solicitor and surveyor, typically incurring only the freeholder’s costs (leaseholders are responsible for their reasonable costs).

For large scale works, the leaseholder may feel that there is value in having their own representation.

Freeholders

Given the above commentary on scale of work and costs, when we are approached by a freeholder of a building/block, we are very likely to be in a position to assist. One of their leaseholders will have approached them about undertaking works and our surveyors can be instructed by them and pursue a role that protects their interest.

Most freeholder’s of large blocks have long and established relationships with their trusted solicitor and surveyor, and at Peter Barry we have clients of mansion blocks in London who rely on us. Many of the requests they receive are repetitive, especially if their block consists of lots of  small flats, where there is rarely scope beyond a kitchen modernisation.

Leaseholders with a Share of Freehold

The final category straddles leasehold and freeholder, where the flat owners of the building also own a share of the freehold. Our surveyors will still typically act for just the freeholder or company, who is a separate entity from the leaseholder for procedural purposes.

If you are a leaseholder in need of a license to alter (and ideally you freeholder is not a remote individual or company) or a freeholder who has been approached by a leaseholder,  please call our experienced team on 020 7183 2578 or send your enquiry by email.