Overview of Services
Buying, leasing, occupying and maintaining a property, residential or commercial, should not be daunting. Therefore, at Moses Rutland, we have qualified, experienced surveyors and valuers who can provide clear professional advice on a whole range of specialist services, including:
- Plan Drawings
- Leasehold Reform Act
- Party Wall Advice
- Insurance Cost Assessments
- Landlord & Tenant
- Charities Act Reports
- Defect Analysis
- Expert Witness
- Restrictive Covenants
Our RICS-qualified surveyors and valuers have years of experience in their specialist fields and have built up a reputation for providing clear and accurate advice and, where appropriate, negotiating very successful outcomes for our clients.
Meet the Team
Our specialists who can help with this service are:
Two-dimensional scale drawings can be produced for HM Land Registry purposes, to accompany a lease or a freehold interest in land and buildings, as well as for general use when considering making small alterations and extensions to a property.
You may wish for more detailed drawings to support planning or listed building applications and we work closely with local architects and architectural technicians, who can satisfy local authority requirements and assist with larger schemes.
Leasehold Reform Act
The Leasehold Reform Act 1967 and its subsequent amendments allow leasehold tenants of houses and flats the right to extend their leases or buy the freehold (known as ‘enfranchisement’).
This is a very complex and specialist area of law and valuation practice, and we can provide advice and valuations landlords or tenants.
Party Wall Advice
We provide a full service on matters relating to the Party Wall etc. Act 1996 – service and receipt of notices on behalf of building owners and ‘Adjoining Owners’; preparation of schedules of condition; and awards, through to Final Award stage. We can act as the Agreed Surveyor, so that both parties may be represented.
Building Reinstatement Costs Assessments
We provide Building Reinstatement Cost Assessments for buildings insurance purposes. This is a calculated estimate of the cost to rebuild the property, whether commercial or residential, and does not include any contents i.e. belongings etc. The assessment is based on current quarterly building cost information and is calculated in the event of total loss or of such substantial damage that complete demolition and rebuilding is required.
It is recommended that an assessment be undertaken every 3 years, or when substantial alterations or extensions have been made to the property.
Landlord & Tenant Matters
Landlord & Tenant law is complex; and valuations for commercial property rent review or lease renewal requires a forensic approach to the collation and analysis of comparable evidence.
We have many years’ experience both valuing commercial premises and negotiating rents, and our careful but pragmatic approach has secured Moses Rutland an excellent reputation amongst clients, both landlords and tenants.
Particular regard must be had to any statutory or contractual time limits, and good knowledge of the statutory requirements is essential.
We are also called upon periodically to advise on re-gearing of leases – including surrender & renewal – and where a valuation is required pursuant to section 18 (1) of the Landlord & Tenant Act 1927 in dilapidations disputes.
Reports and analysis on specific defects or construction concerns. If required, these can be provided as expert witness reports.
As time goes on, more and more cases arise of clients needing advice where covenants need to be lifted or modified.
This includes advice to the beneficiary of a covenant, who has been approached with a request from someone constrained by a covenant and needing it to be changed, or to the person requiring the change, or to their professional/legal advisers in the case of a dispute or breach. This may result – initially or ultimately – in the requirement for an expert witness report for a court or tribunal, and we have experience of providing such reports.
In recent years, we have provided advice in a number of cases in respect of properties where –
- a housing association or former tenant needs valuation advice (including diminution in value), such as when the owner of a former Council house plans to extend or develop the property
- proposed development is, or will be, in breach of a restrictive covenant
- a right of way is required.
Our expert valuers have a good working knowledge of the related legislation and case law precedents, but clients may also require independent legal advice.