Party walls are a fact of life for many homeowners, especially those of us in flats or terraced or semi-detached houses.

But when it comes time to carry out major works involving a party wall -- which is typically a shared wall that divides the adjoining homes of two owners -- homeowners will find they’re governed by a very specific set of rules.

Whether it’s a straightforward rebuild/repair job or some other essential work, there are certain steps that homeowners need to go through:

* Provide their adjoining neighbour (or neighbours) with a **party wall notice**.
* Then, if the neighbour agrees to the works plan, both will sign a **party wall agreement**.
* If the neighbour fails to respond to the homeowner’s party wall notice or otherwise doesn’t agree to the plan, both parties will need to appoint solicitors, who will draw up a **party wall award**.

This is a fairly complex legal area, so homeowners need to learn when a party wall agreement is required, what goes into such an agreement, and how to ensure they’re legally protected before starting any renovations.

### What is a party wall agreement?

Party wall agreements are legal agreements reached between you and your neighbour about building work that might affect your shared wall (or walls) or boundaries.

By definition, party walls also include party fence walls, which stand on the land of two owners but aren’t part of a building, and party structures, which include a floor partition between two flats.

Party wall agreements are intended to ensure that one neighbour doesn’t do any renovations that undermine the structural integrity of any shared walls or adjoining properties.

The hope is that your agreement will nip any potential disputes in the bud before they arise -- and that the work is carried out legally, fairly, and safely.

Your neighbours can’t prevent you from carrying out changes to your property that are consistent with the law. However, they can affect when and how the works are done.

### When do you need a party wall agreement?

[You must tell your neighbour](https://www.gov.uk/party-walls-building-works/work-tell-your-neighbour-about) if your plans include:

* Building on or at the boundary of the adjoining properties
* Working on a party wall or party structure
* Digging below and near the foundation level of your neighbour’s property (within three or six metres, depending on the new foundations)

In practice, common works that require a party wall agreement include:

* Rear extensions
* Loft conversions
* Basement extensions
* Chimney removals
* Garden boundary wall renovations
* Damp-proof courses
* New foundations

[Read more: What you need to know about loft conversions](https://www.getagent.co.uk/blog/diy/loft-conversion-guide)

### When do I not need a party wall agreement?

On the other hand, you probably won’t need to go through the whole party wall agreement process when undertaking relatively minor works, such as:

* Drilling into the party wall internally to fit kitchen units or bookshelves
* Plastering (or replastering) a wall
* Wallpapering
* Adding/replacing electrical wiring or sockets 

Party wall agreements fall under the [1996 Party Wall Act](https://www.gov.uk/guidance/party-wall-etc-act-1996-guidance), which is worth reading if you’re considering a big building work.

[Read more: DIY tips to add value to your home](https://www.getagent.co.uk/blog/diy)

### When do I need to issue a party wall notice?

It’s a good idea to begin the process by talking with your neighbour before presenting them with written notice about your plans.

A friendly chat over a cup of tea could go a long way towards ensuring there are no misunderstandings, generating good will, and hopefully making sure the subsequent legal agreement is quickly signed.

Regardless, you need to serve written legal notice to the owners of the adjoining home with which you share a party wall (as well as any other buildings affected by your proposed works) at least two months prior to starting work.

This is called a party wall notice.

You don’t need planning permission to serve a party wall notice, though once you’ve served notice you have up to a year to begin work.

Your neighbour has 14 days to respond to the party wall notice. If they give their written consent, then you’re all set: you both sign on to your party wall agreement and you can begin your work.

### What happens if my neighbour doesn’t agree to my request?

If your neighbour doesn’t respond to your party wall notice or you’re otherwise unable to reach an agreement with them on your own, then under [section 10 of the Party Wall Act](https://www.legislation.gov.uk/ukpga/1996/40/section/10) you’ll both need to appoint party wall surveyors.

The surveyors will then prepare a party wall award, which outlines the right to begin the work, how and when it will be carried out, and any other related issues.

### What should be included in a party wall notice?

In your formal written party wall notice you should include, at least:

* Your contact information
* Details of the work that you have planned, including drawings
* A start date
* An estimated finish date
* Any access requirements over your neighbour’s property that you may need (for transporting materials or equipment, for example)
* Your signature

The government offers templates [here](https://www.gov.uk/guidance/party-wall-etc-act-1996-guidance#example-letters) that you can use to help write your own personalised party wall notice.

If the two properties in question are leaseholds, then you must also give notice to the building’s owners and the other tenants.

### What should be in the party wall agreement?

If your neighbour has agreed to your plan, you can write up and sign the party wall agreement.

Your party wall agreement should address three essential areas:

* How and when your proposed works will be carried out.
* A ‘schedule of condition’. This is a record, complete with photos, of the condition of the adjoining properties before the work begins. It’s important to have documented evidence of the properties’ prior states in case of any disputes arise over the areas affected by the construction
* The ultimate project outcome, including architectural drawings. 

### How will party wall agreements impact me if I move house?

If you’re moving into a home whose previous owner had a party wall agreement with an adjoining neighbour, the 1996 Party Wall Act is not entirely clear on whether that agreement automatically transfers to you as the new homeowner.

If in doubt, however, the wisest course would be to consult with a solicitor.

If you’re just moving into a new home, then you’ll need to know whether you’ve got any shared walls, fences, or boundaries with neighbours. You should ask the estate agent whether your new neighbours have any imminent construction projects planned and if any of these projects involve your shared party walls.

Two neighbours drink a beer in a sunny garden, a wooden fence behind has bunting on it

party-wall-agreements

Party wall agreements are legal agreements reached between you and your neighbour about building work that might affect your shared wall (or walls) or boundaries.

Party Wall Agreements

### What is a conservation area?

Conservation areas are locally defined protected spaces.  They usually have a particular architectural or historic significance that the local government - and community - are keen to protect. It doesn't just have to be the houses that are special though. Conservation areas can also be put in place to protect: the layout of roads, green spaces & trees, or the historic *character* of a particular neighbourhood. 

If a building is in a conservation area, the owner will face a variety of restrictions on how they can change or develop it. Because decisions on which areas are protected are made at local level, the restrictions that come with each conservation area vary from place to place. 

Generally rules called 'Article 4 Directions' mean homeowners living in conservation areas can't make ['permitted development right' changes](https://www.getagent.co.uk/blog/diy/should-i-renovate-house-before-selling). These are things which you can normally do without planning permission, like: installing double-glazing, or adding a small porch. Demolishing buildings, and chopping down trees are also usually prohibited. 

In conservation areas, some changes are still allowed, but you'll have to apply for consent or planning permission before you start work. The best way to find out the exact rules affecting your property is to get in touch with the relevant planning authority. 

### How to find out whether a house is in a conservation area

The easiest way to check whether your home (or any other property) is in a conservation area is to look on the local council website. Most will have a map or search tool that will allow you to see whether your home falls into a conservation area. If that feature isn't on their website, you can find out by calling or emailing them directly. 

You can find out which local authority you're in [here](https://1app.planningportal.co.uk/YourLpa/FindYourLpa).

Many good, local estate agents, will also know where the conservation areas are in a certain neighbourhood. 

### Does a conservation area affect property value?

It's unclear whether being in a conservation area impacts the value of a property. 

According to [Savills](https://www.savills.co.uk/blog/article/275494/residential-property/in-plain-english--conservation-areas.aspx) **three-quarters of estate agents** consider that being in a well-maintained conservation area **will add value** to your house. 

And, in 2012, research by the [London School of Economics (LSE) and Historic England](https://historicengland.org.uk/content/docs/research/assessment-ca-value-pdf/) found that properties in conservation areas sold for a **9% premium**, *and* saw a higher rate of annual value growth. 

However, more recent research - also by the LSE - looked at over a million property transactions from Nationwide Building Society and found 'no immediate effect on property prices'. 

One thing this study noted was that many conservation areas are home to larger than average numbers of affluent residents. This can have a positive affect on house prices. Affluent residents often attract the best schools and amenities, which in turn makes the area more attractive and higher value. 

The best way to ensure you're going to get the highest price possible for your home is to enlist the help of an estate agent with the right expertise. They'll know exactly how to market your property to attract the right buyers - and will be able to talk up all of the points that make your home special. 

Not sure where to start? [Pop your postcode in here](https://www.getagent.co.uk/vendor), and we'll create a free, personalised shortlist of the best performing estate agents in your local area. [Try it now.](https://www.getagent.co.uk/vendor) 

### How will being in a conservation area impact my property sale? 

Being in a conservation area can have both a positive and a negative impact on your home sale. 

On the one hand conservation areas tend to be beautiful, architecturally interesting, and provide a buyer with the reassurance of neighbourhood stability. No big developments are likely to interrupt views, or disturb your sleep. 

On the other hand, some buyers may be off put by how difficult it is to adapt the property, if their needs change. For example, they want to extend the house for more space, or make their home more [energy efficient](https://www.getagent.co.uk/blog/diy/sustainable-house).

One way to prevent buyers being turned off by potential red tape, is to do any repairs and necessary maintenance *before* you go on the market. If your property is in good condition, considerations about permissions and paperwork will be less prominent in the minds of potential buyers. 

[Read more about preparing your home for sale here.](https://www.getagent.co.uk/guide/preparing/adding-value) 

Another way to ease the mind of worried buyers is to encourage them to look at your local authority website for more information. In many cases, buyers will be imagining the worst. Understanding more about the reality of living in the conservation area can make all the difference. 

View up a cobbled street, lined with terraced stone cottages, with old chimneys

conservation-area

Conservation areas are locally defined protected spaces.  They usually have a particular architectural or historic significance that the local government - and community - are keen to protect. 

Conservation Area: Everything you need to know

Conservation areas: Everything you need to know 

Saving for your first home is one of the most important ways a young adult can invest in their future.

But it can be daunting to decide which approach offers the most safety, security, and return on savings.

Recently, the Lifetime Individual Savings Account (ISA) has emerged as an attractive option for savers, so let’s break down what it is, what it isn’t, and whether it can help you get onto the first step of the proverbial property ladder. 

### What is a Lifetime ISA?

The government launched the [Lifetime ISA](https://www.gov.uk/government/news/lifetime-isas-available-from-6-april-2017) in 2017. It’s a tax free savings account meant to help young adults buy their first home or save for retirement. 

You can deposit up to £4,000 a year into a Lifetime ISA. The government then pays an annual ‘bonus’ of 25% on any contributions you make.

That means you could get as much as £1,000 a year for free towards your home purchase.

### Eligibility for opening a Lifetime ISA

Anyone can open a Lifetime ISA as long as they are:

* Between ages 18 and 39
* A UK resident (or a military service member based overseas or their spouse/civil partner)

Account holders can make deposits each tax year until age 50. No more payments can be made after that point, though the account can stay open.

You can open more than one Lifetime ISA, but you can only open one per tax year and pay into one per tax year.

### Claiming your Lifetime ISA bonus

The government bonus is claimed by your Lifetime ISA manager and added to your account every month. You don’t need to claim it yourself.

Your bonus, which can also generate interest, is based on payments you make into your account from the 6th of the month to the 5th of the following month. 

### How to use your Lifetime ISA to buy your first home

Buying a house is the real purpose of opening a Lifetime ISA for most people.

Once your account has been open for at least a year, you can withdraw funds tax free in order to buy a home up to £450,000.

The property you’re purchasing must also:

* Be in the UK
* Be the first, and only, home you own
* Be where you intend to live
* Be purchased with a mortgage.

As long as the above criteria are met, your withdrawal will be exempt from charges.

[Read more on our blog: How to improve your credit score and secure a mortgage](https://www.getagent.co.uk/blog/conveyancing/improve-your-credit-score)

But don’t just withdraw money from your Lifetime ISA, because doing so will incur a charge.

Instead, work closely with your [conveyancer](https://www.getagent.co.uk/guide/conveyancing/what-is-conveyancing) and your Lifetime ISA provider.

You’ll need to sign an investor declaration form (you can see [an example here](https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/695292/example_of_Investor_model_dec.pdf)), which you can obtain from your Lifetime ISA provider.

You’ll then submit your completed investor declaration form through your conveyancer, which will permit you to withdraw from your Lifetime ISA to buy your home.

Your money is usually transferred within 30 days from when your Lifetime ISA provider receives the completed forms from your conveyancer.

### How to use your Lifetime ISA to buy a home

Your Lifetime ISA funds can be used at any stage of your property purchase.

Home buyers frequently put the funds towards the exchange deposit. In order to do so, the purchase must be completed within 90 days of your conveyancer receiving your funds from your Lifetime ISA manager. 

But [your conveyancer can write to HMRC for an extension](https://www.gov.uk/guidance/conveyancers-first-time-residential-purchase-with-a-lifetime-isa) if it’s taking longer than 90 days to complete your property purchase.

### Using the Lifetime ISA to buy a home with another person

If you’re purchasing with another first time buyer who also holds a Lifetime ISA, then both of you can use your ISA and bonus towards the sale.

If the other person isn’t a first time buyer, you can still use your Lifetime ISA, though they won’t be able to use their own Lifetime ISA.

Lifetime ISAs can also be used towards buying [shared ownership properties](https://www.getagent.co.uk/blog/properties/how-shared-ownership-work-when-sell).

However, the total price of the property, including both your share and the remaining equity, must still be under £450,000.

### Using the Lifetime ISA for other purposes

If you don’t use your Lifetime ISA to buy your first home, you can only withdraw funds without incurring a charge in either of the following situations:

* You become terminally ill
* From the age of 60

In any other circumstance, however, your withdrawal will incur a hefty 25% fee.

(Due to the financial strains caused by the coronavirus pandemic, the government temporarily reduced the withdrawal penalty to 20%, but it snaps back to 25% after 5 April 2021.)

### Lifetime ISA contributions count towards your overall limit

Any contributions you make towards your Lifetime ISA count towards your overall ISA limit, which is the maximum amount you can save into all of your ISAs combined in any given tax year.

For the 2020/21 tax year, for example, the overall ISA limit is £20,000.

### Lifetime ISAs vs. Help to Buy ISAs

Lifetime ISAs are similar to [Help to Buy ISAs](https://www.gov.uk/government/publications/help-to-buy-isa-factsheet) in that they’re both designed to help first time home buyers and they effectively offer government top up bonuses of 25% on savings up to certain limits.

However, Help to Buy ISAs are now closed to new applicants. Existing Help to Buy ISA account holders can continue to save into their accounts until November 2029 and claim their bonus for an additional year after that.

Help to Buy ISAs tend to offer a bit more flexibility, though Lifetime ISAs give quicker and larger bonuses.

Other important differences between Lifetime ISAs and Help to Buy ISAs include:

* **Savings amounts**

With a Lifetime ISA, you can save up to £4,000 a year. With a Help to Buy ISA, by contrast, the maximum savings level is £2,400 a year (£3,400 in the first year).

* **How and when the bonus is paid**

With a Lifetime ISA, your top up bonus is paid monthly. That means it can be used towards the deposit on exchange of contracts (in England, Wales, and Northern Ireland). But with a Help to Buy ISA, your bonus can only be collected between exchange of contracts and completion. As a result, it can be used towards your overall or mortgage deposit, but not at exchange.

* **Withdrawal charges**

With a Lifetime ISA, a withdrawal before age 60 for any reason except for a first home purchase or terminal illness incurs a 25% government charge. With a Help to Buy ISA, on the other hand, there are no extra charges on other withdrawals -- but bonuses are only paid for first home purchases.

* **Home purchase price**

With a Lifetime ISA, the maximum property price is £450,000 anywhere in the UK. With a Help to Buy ISA, the home you’re buying can only have a price up to £250,000 (£450,000 in London).

You’re also permitted to transfer your Help to Buy ISA into a Lifetime ISA, though those funds will count towards your yearly Lifetime ISA limit. 

[Read more on our blog: How long does it take to buy a house](https://www.getagent.co.uk/blog/conveyancing/how-long-to-buy-house)


A laughing couple wearing loungewear cuddle on a cream sofa

lifetime-isa-buy-house

Recently, the Lifetime Individual Savings Account (ISA) has emerged as an attractive option for savers, so let’s break down what it is, what it isn’t, and whether it can help you get onto the first step of the proverbial property ladder. 

Buying first home: Using a Lifetime ISA

Using a Lifetime ISA to buy a home

### What is Land Transaction Tax (LTT)?

Land Transaction Tax (LTT) is a tax that's paid in Wales when you buy or lease a building or piece of  land over a certain price. 

It's the Welsh equivalent of England's Stamp Duty Land Tax. But, while there are many similarities, there are a number of differences between the two taxes too. Most importantly, Land Transaction Tax rate bands are different to the Stamp Duty bands in England. 

### Who has to pay Land Transaction Tax?

Land Transaction Tax is usually paid by the person buying the property (or land). The tax is due whether you buy the property outright, or use a mortgage or loan to make the purchase. 

You'll have to pay the tax if you: 

* buy a freehold property in Wales for over £180,000

* buy a new or existing leasehold in Wales for over £180,000

In some cases a developer might offer to contribute the costs of any Land Transaction Tax as an incentive to purchase one of their homes. 

You don't have to pay or file a land transaction tax return if:

* No money is involved in the transaction 

* You're inheriting the property

* You're given ownership of the property in a divorce or the dissolution of a civil partnership 

* The property or land costs less than £40,000

* The lease on the property or land is for less than 7 years

### How much is Land Transaction Tax (LTT)?

The amount you'll have to pay in Land Transaction Tax is based on the price of the property you're buying. Normal LTT rates for residential property in Wales, are as follows: 

 * **Up to £180,000 - 0%**

* **The portion over £180,000 to £250,000 - 3.5%**

* **The portion over £250,000 to £400,000 - 5%**

* **The portion over £400,000 to £750,000 - 7.5%** 

* **The portion over £750,000 to £1.5 million - 10%**

* **The portion over £1.5 million - 12%**  

This means, if you're buying a home for £260,000, you'd pay:

* **0% tax on the first £180,000**

* **3.5% on the next £70,000**

* **And 5% on the final £10,000**

In total the LTT for a £260,000 property would be: £2950.

**Note:** Unlike Stamp Duty, first time buyers in Wales have to pay the same amount of LTT rates as home movers. 

### Temporary Land Transaction Tax reduction

The Welsh Government recently announced a temporary increase in the 'nil rate' for Land Transaction Tax (LTT), similar to England's Stamp Duty Land Tax holiday. This is available until 30 June 2020. This means you won't have to pay any LTT on properties costing less than £250,000. On July 1st 2021, the rates will return to the normal level. To take advantage of the temporary tax relief, you'll need to have completed your house purchase by 1st July 2021. 

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### Land Transaction Tax on second homes

There are slightly different LTT rates if you already own a property and are buying another without selling first, such as: a second home, or a buy-to-let. For these types of purchases, you'll need to add an extra 4% onto each of the standard rate bands. 

If you're buying a new 'main residence', and haven't yet sold your current house, you can get a refund on the extra LTT you'll have to pay once you sell your old home. 

### When do you pay Land Transaction Tax?

Land Transaction Tax has to be paid within 30 days of the official completion of the property sale. This is the day you (or your mortgage lender) transfers the money to the seller, and you get the keys. 

### How do you pay Land Transaction Tax?

Usually your solicitor or conveyancer will file your Land Transaction Tax return and pay the amount due for you. They'll add the amount paid in tax to their final bill, and you'll pay them in the agreed way when you settle your legal fees. 

[Learn more about the conveyancing process here.](https://www.getagent.co.uk/blog/conveyancing/how-long-to-buy-house) 

If you're doing your own conveyancing, you'll have to file the return yourself, and then pay the Welsh Revenue Authority (WRA) directly. It's incredibly important that you avoid mistakes on your return. The financial penalties for errors that lead to incorrectly paid tax can be significant.

Once you've submitted your return you'll need to pay LTT to the [Welsh Revenue Authority (WRA) bank account](https://gov.wales/pay-land-transaction-tax). You'll need your:

* 12 digit Unique Transaction Reference Number (UTRN) from your online account

* Or a payment reference (postcode of property / surname of buyer) 

Using your reference, you can pay directly into the WRA bank account using CHAPs or Bacs. 

### What happens if you don't pay LTT on time, or pay the wrong amount?

If you don't pay the Land Transaction Tax you owe within 30 days of your sale completing, you'll have to pay interest on the amount due, and you'll also face additional financial penalties. 

The usual penalties for late filing and payment include: 

* £100 fixed penalty if you fail to send the tax due on or before your filing due date (30 days after completion) 

* If you've not paid after 6 months, an extra £300 or 5% of the unpaid tax (whichever is more) - plus daily interest - is added to your penalty

* After 12 months - an additional £300 or 5%  - plus daily interest - is added. 

If you fail to file a return, or deliberately don't include information that could help work out the amount of tax you need to pay, you could be liable for a fine of **up to 95% of the total LTT due** (plus interest). 

### Something gone wrong with your Land Transaction Tax return?

If you've made a mistake on your LTT return, or you think you've paid the wrong amount, don't panic. 

* You can use the [online form](https://gov.wales/amend-land-transaction-tax-return) to notify gov.wales of a mistake up to 12 months after filing

* If the mistake includes an underpayment, it's important pay the amount you think you owe immediately, to avoid penalties

* If you think you've overpaid,  you can amend your LTT return and apply for refund online


Castle at Conwy in Wales, with view over the waterfront

land-transaction-tax-wales

Land Transaction Tax (LTT) is a tax that's paid in Wales when you buy or lease a building or piece of  land over a certain price. It's the Welsh equivalent of England's Stamp Duty Land Tax.

Land Transaction Tax: The Welsh property tax

If you’re looking to sell a leasehold property, you’ll require something known as a leasehold information pack in order to move forward.

A leasehold information pack, sometimes referred to as a leasehold management pack or ‘replies to LPE1 enquiries’, is a collection of documents that a seller must purchase from a managing agent or freeholder and give to the buyer’s conveyancer.

The pack will include all the information related to the management of a building in which a leasehold property -- especially a terraced house, apartment, flat, or maisonette -- is located.

### Why do you need a leasehold information pack?

These packs offer buyers details about how buildings are managed so they can better understand what they’re getting into when purchasing a leasehold property.

It also helps clarify any fees related to building or grounds management that they’ll need to pay. 

As a reminder, leaseholders own a lease from the building owner to use the home for a fixed period. The freeholder, by contrast, is one who owns the building and the land it stands on outright.

[Is it hard to sell a leasehold property? Read more here.](https://www.getagent.co.uk/blog/first-time-sellers/is-it-hard-to-sell-leasehold)

Most flats in England, and some new build houses, are leaseholds - but their popularity varies considerably by UK region.

[New build leaseholds](https://www.ons.gov.uk/peoplepopulationandcommunity/housing/bulletins/leaseholdandfreeholdresidentialpropertytransactionsinenglandandwales/2018#the-north-west-has-the-largest-share-of-new-leasehold-house-sales) are particularly common in the North West of England, for example, especially the Greater Manchester area, and in London.

### What’s included in a standard leasehold information pack?

The leasehold information pack is filled with documents that relate to the management aspects of the leasehold property.

Although it forms an essential part of the formal leasehold enquiries that a seller must provide a buyer, there is no standardised list of contents.

Still, materials included in the pack are likely to include information on:

* Ground rents

* Service charges (for instance, costs needed to maintain any lifts, communal stairs or hallways, parking spaces, gardens, entry systems, etc)

* Proposed future maintenance works (also known as ‘major works’)

* Last three years of the management company’s accounting history

* Fire risk assessments (typically, a ‘form EWS1 External Wall Fire Review’)

* Buildings insurance

* Asbestos survey

* Freeholder contact details

* Freeholder fees, including notice or deed of covenant fees (if applicable)

* Disputes by the leaseholder (if applicable)

* Applications to buy the freehold (if applicable)

But depending on your specific lease or property transfer, you may require different documentation – this is where your conveyancing solicitor should be helpful.

[For more information on finding a good conveyancer, check out this guide.](https://www.getagent.co.uk/guide/conveyancing/choosing-the-right-conveyancer)

### Who needs a leasehold information pack?

Sellers of leasehold properties are usually required to obtain an information pack from the managing agent or, if the freeholder hasn’t employed one, from the freeholder themselves. It’s not unusual for the freeholder to be the local council or a large housebuilder.

Buyers then obtain the leasehold information pack from the seller of the leasehold property or a solicitor working on the seller’s behalf.

Sometimes more than one information pack needs to be requested. This occurs when the freeholder manages the ground rent, but a separate managing agent runs and manages the freehold in return for service charges.

### Who provides the information?

The information in the pack comes from the landlord, the management company, or the managing agent – or sometimes a combination of these.

Note, however, that the people or entities providing the information are not legally required to do so. As a result, delays are not uncommon at this stage.

Thinking about buying or selling property? [Use our free tool to find a local estate agent today.](https://www.getagent.co.uk/vendor) 

### How much does a leasehold information pack cost? 

The party providing the pack typically charges a fee, which varies considerably, to cover the costs of compiling the information for the leaseholder.

On the upper end, the charges could be as high as £500. On the cheaper end, often in cases where the council is the freeholder, the fee could be as low as £150.

However, as noted above, there are occasions, such as when the ground rent is collected by one party and the service charge provided by a second, when two property management packs are required.

As a result of such variability, you should always call the freeholders in the early stages of the process to gain a sense of what kind of fee they expect to charge for the pack.

### How long does it take to get a leasehold information pack?

Again, it depends. But expect anywhere from one week to six weeks, depending on the responsiveness of the freeholder or the managing agent.


Person in yellow shirt, stood in open courtyard, studies files

leasehold-management-pack

Leasehold information packs provide buyers with details about how buildings are managed so they can better understand what they’re getting into when purchasing a leasehold property.

Leasehold information packs: Everything you need to know

What is a leasehold information pack?

In the wake of the Grenfell Tower Fire, it became clear that a number of blocks of flats across the UK had been built with flammable cladding attached. The horrific outcome of the fire sparked an effort to make sure that properties across the country were safe to live in. 

Unfortunately, the cladding crisis now impacts thousands of people across the UK - particularly owners of high rise flats - regardless of whether the building has unsafe cladding or not. 

In this article we'll look at what cladding is, what makes it dangerous, and how it might impact your home sale. 

### What is cladding?

'Cladding' is simply one material placed on top of another, creating a layer. 

In construction it has a more specific meaning. Cladding is a 'non-structural' layer, usually used to provide extra insulation or weather resistance, but it can also just be decorative. It might be the final outside layer, or it may be included as an intermediate layer. 

It can be made out of a whole range of materials, but is most commonly: metal, timber, or tile.

### Is all cladding dangerous?

No. There are many types that pose no risk to the residents. In fact some forms of cladding are added for extra protection. For example, to prevent fires from spreading too quickly, or to increase protection against harsh weather conditions. 

Some forms of cladding however, are incredibly flammable. These types of cladding *do* pose a serious risk to the property's residents. A few types that are of particular concern because of their fire risk include: 

* **ACM (Aluminium Composite Material)**

ACM is made up of two sheets of aluminium on either side of a core of another lightweight material such as, polyethylene or polyurethane. This type of cladding is most commonly used to protect buildings from rain, and was the kind used on Grenfell Tower. 

This type of cladding is considered particularly unsafe because the lightweight core can be made of highly flammable materials. This core then accelerates the spread of fire, and causes the large aluminium panels to melt and fall off the building. 

* **HPL (High Pressure Laminate)** 

HPL is made by layering sheets of paper or wood fibre with resin. These are then bonded together with heat and pressure. 

* **MCM (Metal Composite Material)**

MCM is made in a very similar way to ACM, but uses different types of metal, such as: zinc, stainless steel, or copper. 

There is also some concern over the use of timber on buildings and balconies. 

### How will cladding issues affect my flat sale?

In the wake of the Grenfell Tower fire, [new regulations](https://www.which.co.uk/news/2020/08/homeowners-face-sales-falling-through-and-zero-valuations-due-to-fire-safety-test-delays/) have been brought in which require fire safety checks on buildings with cladding.  These fire safety checks have to be conducted by a specialist surveyor. 

The process is quite complicated. It requires an expert to investigate not only the exterior of the property, but also how the cladding layers are attached to the framework of the building. Many of the blocks affected haven't got detailed records of the materials that were used in construction, and so a sample has to be taken and tested before it can be approved by the surveyor. 

Until these checks have taken place, many mortgage lenders and insurance providers will automatically assume that your property is 'unsafe' or a fire risk - whether this is true or not. 

There have been cases where banks have automatically valued flats in blocks with cladding at £0, until they've been tested and proved safe.  This makes it incredibly difficult for buyers who need a mortgage to purchase their flat. 

If a potential buyer can't borrow money against your flat until the entire block has been certified as safe, you may have to wait a long time until you can sell. Until your building is assessed it's likely you'll be limited to offers from cash buyers, who don't need a loan to progress with the purchase. 

The best way to ensure this isn't a problem is to get evidence from your management company about what material was used to clad the block. One way of doing this is to show buyers and mortgage lenders an EWS1 certificate.

[Read more about selling a leasehold flat here.](https://www.getagent.co.uk/blog/first-time-sellers/is-it-hard-to-sell-leasehold) 

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### What is EWS?

EWS stands for 'External Wall System'. The external wall system includes all of the things that make up the outside wall of a building, such as: the insulation, the cladding, and the fire break systems.

### What is an EWS1 certificate?

An EWS1 certificate is the outcome of an [EWS1 survey](https://www.rics.org/globalassets/rics-website/ews1-external-wall-fire-review-final-2.pdf). 

This survey is a way for building owners to confirm that the external wall systems have been assessed for safety by a qualified expert. The resulting EWS1 certificate will confirm whether or not the cladding on the building is safe. If it's found to be dangerous, the surveyor will provide a list of recommendations for the freeholder, who will then be responsible for sorting it out. 

The EWS1 survey includes a fire safety assessment, and the form is valid for the entire building for 5 years. This means that once the survey has been completed the results can be used by *any* flat owner in the block to prove the safety of their flat to insurers, mortgage lenders, and potential buyers. 

**Important:** Be wary of fraudulent EWS1 certificates. Given the complex nature of the investigations, these forms can only be completed and signed off by a specifically qualified chartered surveyor. If you're unsure, check out the list of qualified EWS1 surveyors on the [Royal Institutes of Chartered Surveyors (RICS) website](https://www.ricsfirms.com/residential/maintenance/fire-safety/).

### Do I need an EWS1 certificate?

If your building is taller than 18 metres (about six storeys), and has cladding, it's likely that you'll need an EWS1 form before you're able to sell or remortgage your home. 

Some buildings below 18 metres will also need an EWS1 certificate, if they're considered to be 'of concern'.

Most properties shorter than three storeys won't need one except in particular circumstances. For example, a care home, where fire safety considerations are different to a standard occupation residential property.

### Getting an EWS1

It's the building owner's responsibility to arrange the EWS1 process - not the leaseholders. However, you can push to get the process started. It's within your rights to be made aware of how the process is going and how it might impact you. 

The best way to get started is to join together with other residents and contact your management company or freeholder as a group, in writing. 

* Firstly, ask for confirmation of what materials were used on your building, and for information on when it was established that unsafe cladding used.

* If the freeholder or management company is unable to provide these answers, request that they arrange for a qualified chartered surveyor to test the building for unsafe or combustible cladding.

If your building owner doesn't comply with their legal obligations and begin the EWS1 process, you should contact your local council, and the fire and rescue service. 

Unfortunately, given the limited number of people qualified to undertake these assessments, there is a significant waiting list, with many taller and more 'at risk' blocks being given priority. 

### Can't sell your flat because of cladding issues?

If you're one of the many flat owners impacted by cladding issues and are still waiting for the EWS1 form, you may find it difficult to sell your property, even if it's actually safe to live in. 

There are a few options that you could consider: 

* **Cash buyer**

Unlike buyers who need a mortgage, cash buyers don't need a survey or EWS1 form to allow them to purchase a property. 

Some cash buyers are taking advantage of the situation to invest in flats for less than their true value. And, while you may have to accept a lower than desirable sale price, a cash buyer could be your best option if your really need to sell your flat soon. For example, if you can no longer afford to pay the flat's service charge. 

Talk to your estate agent about the best way to attract these types of investment buyers. A good estate agent with the correct experience may have direct contacts with interested buyers, or know what sort of marketing strategies are most effective. 

If you need a rapid sale, you might also consider alternative methods of selling, such as a professional cash property buying company. If you choose this route, make sure to thoroughly research any company you might work with. The industry is not regulated in the same way as the mainstream property market, so it's vulnerable to a number of scams. 

[For more information on cash property buyers, read this article](https://www.getagent.co.uk/blog/selling-tips/sell-house-cash-buyer). 

[Or if you're ready to find a trustworthy estate agent, head here.](https://www.getagent.co.uk/vendor)

* **Renting out**

If you're unable to sell, but need to move, you could consider renting your flat out. Receiving income from rent should hopefully cover, or contribute to the costs of your mortgage and service fees, so that you can afford to buy elsewhere. 

You'll have to check the conditions of your lease first to see whether renting out is an option for you. If it is, you'll also need to request permission from your mortgage provider to switch to a 'buy-to-let' mortgage product, and change your insurance to landlord cover. 

**Remember:** there are a large number of costs that come with renting a property out, and you're not always guaranteed to have tenants living there. Weigh up these costs with the benefits of moving, before you decide whether it's the right option for you. 

aerial view of group of high rise blocks of flats in front of a setting sun 

selling-flat-cladding

The cladding crisis now impacts thousands of people across the UK. In this article we look at what cladding actually is, what makes it dangerous. We'll also look at how it might impact home sale. 

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