Surveyor Support for Solicitors and Conveyancers
Metcalfe Briggs Surveyors has long worked closely with Solicitors as our experience has shown that many property enquiries have both legal and building aspects.
Metcalfe Briggs Surveyors has long worked closely with Solicitors. Our experience has shown that many property enquiries have both legal and building aspects.
Leasehold Dilapidations
Metcalfe Briggs Surveyors are equally at home acting for landlord or tenant. Our advice is underpinned by a detailed study of the lease and licenses. Our schedules of dilapidations are methodically and rigorously prepared and the claim diligently pursued. Claims are robustly defended taking account of the PLA protocol and case law seeking initially to undermine or dismiss the claim and only getting into detailed negotiation if the claim is unavoidable. We are always realistic in what can be achieved taking account of LTA S18(1) and the Leasehold Property Repairs Act and we don’t lose sight of the cost in fees of achieving it.
Click here for more information regarding leasehold dilapidations.
Expert Witness
Metcalfe Briggs Surveyors are called upon to be an expert witness in cases of building dispute. For example as an expert for either party or as Single Joint Expert we can assist the court to understand what the intended works were, what is described by the documents & drawings, what is the contractual position, what was actually built and whether or not it is sound and in compliance with the design. Our reports are prepared in accordance with the CPR and RICS Practice Statement. Find out more about our building dispute service.
Party Walls
As clients are becoming more aware of their rights and obligations we frequently receive party wall related instructions from developers or from neighbouring owners. Using the Party Wall etc. Act 1996 we ensure that procedures are followed, recording the condition of the neighbouring property and leading to publication of a Party Wall Award. Normally this facilitates a trouble free project but if not we use the provisions of the Act to bring matters to a close. Early involvement can ensure that Party Wall issues are addressed at design stage.
Building Survey Reports
Large or small, freehold or leasehold, traditional construction or modern, a Building survey is needed. Our reports are detailed but concisely summarised and include indicative costs to aid negotiation. If a Schedule of Condition is needed to limit leasehold liabilities this can be provided at the same time. Our reports cost a tiny fraction of the property costs and often save the client from substantially higher liabilities. For portfolio transactions, due diligence reports or strategic maintenance or stock condition reports can be prepared.
If you would like to speak to us regarding a property related matter, please do not hesitate to contact us.
Surveyor Support for Social Housing/ Housing Associations
Metcalfe Briggs Surveyors has extensive experience spanning many years in providing Surveyor support services to major RSL’s / Housing Associations / Social Housing providers.
CASE STUDIES:
Metcalfe Briggs Surveyors has extensive experience spanning many years in providing support services to major RSL’s.
Services include:
Purchase and repair of street properties, blocks or larger scale stock transfers.
Conversion, de-conversion and extension.
Employer's Agent for design and build on major schemes.
Estate maintenance and improvements.
Stock condition and life cycle surveys
Aids and adaptations.
- Dampness reporting and remedial management.
If you would like to speak to us regarding a building related issue, please do not hesitate to contact us.
Chartered Surveyors for Commercial Property
Whether purchasing or leasing a commercial property for business or retail purposes clients are well advised to have a clear understanding of the facilities they intend to acquire. As commercial property surveyors there are building survey matters that, when advised on, will save you time and money.
Whether purchasing or leasing a property for business or retail purposes clients are well advised to have a clear understanding of the facilities they intend to acquire. During the use of a building, right up until disposal upon sale or vacation at the end of a lease there are building survey matters that if addressed will save time and money.
Pre-acquisition Building Survey
Prior to purchase or signing a lease we will provide a Building Survey report which describes a building's construction and condition, details latent defects or any items that require attention, and highlights any contractual issues. This gives clients a view of their proposed investment and any exposure to likely costs. Dependant on the planned usage we will also give advice on fitting out costs so that a business has knowledge of the outlay they can expect during their start up.
Condition Survey
Whether freehold or leasehold possession, understanding the external and internal condition of your buildings can mitigate costly repairs later or the receipt of an expensive schedule of dilapidations. A typical Condition Survey report describes each element of the building and its condition, recommends any required action and gives an indication of budget and timescale. This provides an ideal platform for maintenance planning, prioritisation and budgeting so that the building can be maintained on a timely basis.
Commercial & Retail Property Dilapidations
Metcalfe Briggs Surveyors is equally adept acting for the landlord or tenant at the end of a lease. Our advice is underpinned by a detailed study of the lease and licenses. Our schedules of dilapidations are methodically and rigorously prepared and the claim diligently pursued. Claims are robustly defended taking account of the PLA protocol and case law seeking initially to undermine or dismiss the claim and only getting into detailed negotiation if the claim is unavoidable. We are always realistic in what can be achieved taking account of LTA S18(1) and the Leasehold Property Repairs Act and we don’t lose sight of the cost in fees of achieving it.
Party Walls
If you intend carrying out building work on or near the wall, foundations or boundary adjoining a neighbouring property you may be subject to Party Wall procedures. As clients are becoming more aware of their rights and obligations we frequently receive Party Wall related instructions from building occupiers or from neighbouring owners. Using the Party Wall etc. Act 1996 we ensure that procedures are followed, recording the condition of the neighbouring property and leading to publication of a Party Wall Award. Normally this facilitates a trouble free project but if not we use the provisions of the Act to bring matters to a close. Early involvement can ensure that Party Wall issues are addressed at design stage.
If you would like to speak to us regarding any building related matter, please do not hesitate to contact us.
Surveying Advice for Education: Universities, Colleges & Schools
Educational establishments face many challenges with their large and diverse buildings. Institutions provide a rich and diverse choice of courses to a very cosmopolitan range of students. It goes without saying that to complement a high standard of teaching an equivalent level of facilities and student accommodation is required.
Case Studies:
Further Education Colleges provide a rich and diverse choice of courses to a very cosmopolitan range of students. It goes without saying that to complement a high standard of teaching an equivalent level of facilities and student accommodation is required.
Through association with a number of colleges Metcalfe Briggs Surveyors have built an understanding of the needs of Further Education colleges.
Typical questions raised include:
- What is the condition of your property assets at present?
- To what condition should you maintain them in the future?
- Is alteration, adaptation or new-build feasible on your site?
- Do you need professional assistance with major repairs or alterations?
- Do you have adequate record drawings?
- Do you have defects in your buildings or problems with insurance renewals?
- Do you have problems with neighbouring sites or Party Walls?
The projects Metcalfe Briggs Surveyors has completed and the experience gained allows us to answer these questions. Our aim is to provide solutions that will optimise the condition and use of your facilities.
If you are looking to expand your teaching accommodation we can offer professional advice at all stages; concept, budgeting, design, procurement, construction and completion.
Chartered Surveyors in Residential & Property Management
As Chartered Building Surveyors with years of experience providing support for Residential & Property Managers, residential managing agents regularly require the services of Metcalfe Briggs Surveyors and we have many clients in this sector. Through association with these clients we have built an understanding of the needs of residential managing agents.
Residential Managing Agents regularly require the services of Metcalfe Briggs Surveyors and we have many clients in this sector. Through association with these clients we have built an understanding of the needs of residential managing agents.
The following questions often arise:
- As a professional residential managing agent do you have the time and resources to devote to maintenance planning and implementation?
- What standard of maintenance do the leaseholders require and what can they afford?
- Has a long term maintenance strategy been developed and is there adequate finance in place?
- How is reactive maintenance handled?
- How do you demonstrate value for money in maintenance expenditure and is this communicated to the leaseholders?
- Are you easily able to comply with the requirements of Section 20 of the Housing Act?
The instructions received and completed by Metcalfe Briggs Surveyors show that these questions can be answered, for example:
Condition Survey
A typical Condition Survey report describes each element of the building and its condition, recommends any required action and gives an indication of budget and timescale. This provides an ideal platform for maintenance planning, prioritisation and budgeting so that the building can be maintained on a timely basis.
If you would like to speak to us regarding a Condition Survey, please do not hesitate to contact us.
Asset Management Plan
Assisting a residential block manager usually starts with a formal Planned Maintenance Programme for larger developments and a Condition Report with an informal costed maintenance plan for smaller blocks or converted houses.
Metcalfe Briggs Surveyors has conducted formal Planned Maintenance Programmes on numerous blocks of both modern and traditional construction from 50 units up to 600 units and on smaller properties from a simple converted Victorian house or a purpose built block of four flats.
Our methodical and analytical approach produces a searchable document from which budgets can easily be derived year by year and an individual year’s maintenance programme abstracted.
Our Planned Maintenance Programmes remain in use as an active management tool rather than being left on the shelf to gather dust.
Cyclical Maintenance Management
Efficient procurement and supervision of cyclical decoration and maintenance to residential blocks is essential in order to return value for money on the service charge and meet Managing Agents' accounting requirements under the Housing Act and other legislation.
Metcalfe Briggs Surveyors is used to running maintenance programmes on large numbers of flats and tendering the works in a way that both meet Section 20 requirements and provide transparency and flexibility in budgeting for the Managing Agents and their leaseholder clients.
Whilst traditional managed blocks and other older developments need conventional maintenance and decoration on a regular basis, modern so called “maintenance free” blocks also require ongoing attention in the form of regular cleaning and renewal of mastic sealants and other perishable materials upon which modern design places reliance for waterproof integrity.
Flat roofs are a regular source of difficulty due to poor design or construction and feature highly in our Cyclical Maintenance Programmes.
Our Cyclical Maintenance expertise includes creating a Specification of Works, completing a competitive tendering process, ensuring all health and safety requirements are met including CDM, issuing an appropriate contract for the works, chairing site meetings, issuing client instructions, valuing and issuing interim payment certificates, certifying works completion, determining the final account and dealing with the defects liability period.
RICS Surveyors Providing Support to Architects
At Metcalfe Briggs Surveyors we work with architects in order to support them and their clients. We recognise that we are not creative designers as this is an architect’s domain. With this is mind, at Metcalfe Briggs Surveyors we offer a number of surveying support services tailored to an Architect’s needs.
At Metcalfe Briggs Surveyors we work with architects in order to support them and their clients. We recognise that we are not creative designers as this is an architect’s domain.
With this is mind, at Metcalfe Briggs Surveyors we offer a number of support services, for example:
Party Walls
Input at design stage can often prevent difficulties later. At whatever stage we become involved our aim is to maximise opportunities for developers whilst minimising legal formalities.
Defect analysis
Metcalfe Briggs Surveyors is often asked by architects to assist with building defects. By applying a methodical approach and drawing on our experience we are able to offer clear analyses, diagnoses and reports with practical remedial solutions. Expert evidence can be provided if required.
Development monitoring
Representing the funding bank, Metcalfe Briggs Surveyors are able to undertake the development monitoring role in situations where the project architect is not able, due to conflict of interest.
Stage inspections
As with development monitoring, stage inspections by Metcalfe Briggs Surveyors are often needed as a party independent of the project architect, as required by funders and/or warranty providers
RICS-Accredited Ecclesiastical Surveyor's Advice for Churches
According to the National Churches Trust, Church of England churches must be inspected by an architect or building surveyor every five years. They also recommend finding an RICS Accredited Surveyor, which Metcalfe Briggs Surveyors are. Timely professional advice and planned expenditure ensures that funds are used effectively.
From experience Metcalfe Briggs Chartered Building Surveyors knows that timely professional advice and planned expenditure ensures that funds are used effectively.
According to the National Churches Trust, Church of England churches must be inspected by an architect or building surveyor every five years. They also recommend finding an RICS Accredited Surveyor, which Metcalfe Briggs Surveyors are.
Frequent Ecclesiastical Survey questions
- What is the condition of your church, church hall, presbytery or other property assets?
- Do your quinnquennial inspections give you useful and practical information?
- Do you find that you are spending money to little effect or making repeated expenditures on the same jobs?
- Do your current buildings meet the needs of their users and is it thermally efficient?
- Is alteration, adaptation or new-build feasible or desirable?
- Do you need professional assistance with major repairs or alterations?
- Do you have defects in your buildings or problems with insurance renewals?
- Is there a viable alternative use for any of your buildings?
- Do your premises meet the requirements of the Disability Discrimination Act?
The projects with which Metcalfe Briggs Surveyors has been involved help us answer these questions. Our aim is to provide a timely and realistic service taking account of the funding available and the particular requirements of ecclesiastical clients.
RICS Surveyors for NHS Trusts, Estates & Hospitals
As Chartered Building Surveyors experienced in working directly with NHS Trusts, Metcalfe Briggs Surveyors can assist by taking complete responsibility for defined tasks. The smooth operation of the building estate is a vital ingredient to the running of an NHS Trust.
The smooth operation of the building estate is a vital ingredient to the running of an NHS Trust. There are many day to day practical matters that need attention which can stretch the resources of an NHS Estate department. Some problems can absorb too much internal time and effort; as Chartered Building Surveyors, Metcalfe Briggs Surveyors can assist by taking complete responsibility for defined tasks.
Defect investigations for example:
- Drainage problems
- Roof leaks
- Dampness problems
- Cracks and structural issues
Specification and supervision of building works, for example:
- Major external repairs
- Internal refurbishments & adaptations
On a more strategic level we can advise on:
- Feasibility for new or temporary buildings or adaptations
- Condition survey and planned maintenance programmes
- Measured drawing records
- Space planning and utilisation
- Building survey for acquisitions off site
Metcalfe Briggs Surveyors' experiences of working with NHS Trusts enables us to take a practical approach to finding solutions to building problems, quickly and thoroughly.
Surveyors for Care Homes & Nursing Homes
Whether expanding, adapting or maintaining, our services provide an RICS Accredited approach to providing you with a solution. The work Metcalfe Briggs Surveyors has completed and the experience gained allow us to answer these questions. Our aim is to provide solutions that will optimise the condition and use of your facilities.
As a result of successful completion of many projects Metcalfe Briggs Surveyors has built an understanding of the needs of Care Homes & Nursing Homes.
Typical subjects of concern include:
- What is the condition of your property assets at present?
- To what condition should you maintain them in the future?
- Is alteration, adaptation or new-build feasible on your site?
- Do you need professional assistance with major repairs or alterations?
- Do you have adequate record drawings?
- Do you have defects in your buildings or problems with insurance renewals?
- Do you have problems with neighbouring sites or Party Walls?
The work Metcalfe Briggs Surveyors has completed and the experience gained allow us to answer these questions.
Our aim is to provide solutions that will optimise the condition and use of your facilities. If you are looking to expand your accommodation we can offer professional advice at all stages; concept, budgeting, design, procurement, construction and completion.
This development of land adjoining 2 properties in Stratford, London E15 allowed a three storey building to be constructed to provide 6 self contained flats for people with mental health disabilities with ground floor office accommodation.