{"id":3964,"date":"2014-01-07T11:40:06","date_gmt":"2014-01-07T11:40:06","guid":{"rendered":"http:\/\/www.tayloremmet.co.uk\/blsblog\/?p=255"},"modified":"2014-01-07T11:40:06","modified_gmt":"2014-01-07T11:40:06","slug":"commercial-property-update-january-2014","status":"publish","type":"post","link":"https:\/\/www.tayloremmet.co.uk\/blogs\/commercial-property-update-january-2014\/","title":{"rendered":"Commercial Property update – January 2014"},"content":{"rendered":"

This month’s Commercial Property update looks at the key features of the law that governs work on a party wall. It summarises the steps for existing walls, new walls and excavation works. It also explains the consequences of failing to follow the correct procedures.<\/p>\n

What is a party wall?<\/b><\/b><\/p>\n

The most recognisable party wall is a wall that forms part of a building owner\u2019s building and stands on a boundary between the building owner\u2019s land and the land of an adjoining owner. However, party structures can also include garden walls, vertical or horizontal walls, and floors or ceilings between flats and maisonettes.<\/p>\n

The building owner must give notice<\/b><\/p>\n

The building owner must give notice to all adjoining owners of any planned works. The notice requirements will depend on the type of work that is being undertaken. For example, a notice may be required for excavation works up to six metres from the property\u2019s boundary.<\/p>\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n
<\/td>\nExisting\u00a0walls<\/b><\/td>\nNew\u00a0walls<\/b><\/td>\n\n

Excavation<\/b><\/p>\n<\/td>\n<\/tr>\n

\u00a0<\/b>Notice required<\/b><\/td>\n\n

2 months.<\/p>\n<\/td>\n

\n

1 month.<\/p>\n<\/td>\n

\n

1\u00a0month.<\/p>\n<\/td>\n<\/tr>\n

\u00a0<\/b>Counter-notice<\/b><\/td>\n\n

Within\u00a01 month.<\/p>\n<\/td>\n

\n

N\/A<\/p>\n<\/td>\n

\n

Within\u00a014 days.<\/p>\n<\/td>\n<\/tr>\n

\u00a0<\/b>Content of counter-notice<\/b><\/td>\n\n

Adjoining\u00a0owner seeks additional works.<\/p>\n<\/td>\n

\n

N\/A<\/p>\n<\/td>\n

\n

Adjoining\u00a0owner seeks foundations to be strengthened.<\/p>\n<\/td>\n<\/tr>\n

\u00a0<\/b>Agreement<\/b><\/td>\n\n

Carry\u00a0out works.<\/p>\n<\/td>\n

\n

Build\u00a0wall on boundary.<\/p>\n<\/td>\n

\n

Begin\u00a0excavation.<\/p>\n<\/td>\n<\/tr>\n

Dispute<\/b><\/td>\n\n

Refer\u00a0to surveyors.<\/p>\n<\/td>\n

\n

Build\u00a0the wall on the building owner\u2019s land or refer to surveyors.<\/p>\n<\/td>\n

\n

Refer\u00a0to surveyors.<\/p>\n<\/td>\n<\/tr>\n

Security for expenses<\/b><\/td>\nAdjoining owner must serve notice on the building owner if security is required.<\/td>\n<\/tr>\n
\u00a0<\/b>Appoint party wall surveyors<\/b><\/td>\nParties elect to appoint an agreed party wall surveyor,\u00a0or separate party wall surveyors who then agree on the appointment of a third \u00a0 party wall surveyor.<\/td>\n<\/tr>\n
A party wall award provides<\/b><\/td>\n\n
    \n
  • The right to\u00a0 execute works.<\/li>\n
  • Details of the\u00a0timing and manner of those works.<\/li>\n
  • Which owner is\u00a0liable for the costs of the award. If these are shared, in what\u00a0proportion.<\/li>\n
  • Which owner is\u00a0liable for the expenses of the works. If these are shared in what proportion.<\/li>\n
  • The amount of\u00a0security for expenses (if any).<\/li>\n<\/ul>\n<\/td>\n<\/tr>\n
\u00a0<\/b>Costs of award<\/b><\/td>\nThe party wall surveyor will decide who is liable for the expenses and seek payment before serving the award on the parties.<\/td>\n<\/tr>\n
\u00a0<\/b>Appeal<\/b><\/td>\nEither party may appeal to the court within 14 days of\u00a0the service of the award.<\/td>\n<\/tr>\n
Written consent <\/b><\/td>\nWritten consent is always needed for sinking special\u00a0foundations on the adjoining owner\u2019s land.<\/td>\n<\/tr>\n
Right of entry<\/b><\/td>\n14 days\u2019 notice should be given by the building owner to the adjoining owner, except in emergencies.<\/td>\n<\/tr>\n
Execution of the works<\/b><\/td>\n\n

Begin to carry out works diligently within 12 months of the date of the notice.<\/p>\n<\/td>\n

\n

Build wall on building owner\u2019s land unless agreed to build on boundary.<\/p>\n<\/td>\n

\n

Begin to carry out works diligently within 12 months of the date of the notice.<\/p>\n<\/td>\n<\/tr>\n

Serve an account<\/b><\/td>\nThe building owner must serve an account within 2 months of the completion of the works, if the adjoining owner is liable for \u00a0 part of the expenses.<\/td>\n<\/tr>\n
Payments<\/b><\/td>\nThe property in all works remains vested in the building owner until the adjoining owner settles its share of the expenses.<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

Consequences of failing to follow the correct statutory procedures<\/b><\/p>\n

Failure to serve a notice<\/b><\/p>\n

A building owner will be in breach of the statutory procedure if they:<\/p>\n

    \n
  • Fail to serve a notice.<\/li>\n
  • Fail to serve the right notice.<\/li>\n
  • Serve the notice\u00a0on the wrong recipient.<\/li>\n<\/ul>\n

    In most cases a failure to serve notice on an adjoining owner can be resolved by the building owner stopping the work and following the correct procedures. However, where necessary, there are legal remedies that are available to the adjoining owner:<\/p>\n

      \n
    • Injunction. \u00a0<\/b>If a building owner persistently refuses to follow the correct procedure the adjoining owner may seek an injunction. An\u00a0injunction is a court order that, if granted, will prohibit the building\u00a0\u00a0\u00a0owner from continuing the building work.<\/b><\/li>\n
    • Claiming\u00a0compensation. <\/b>In some instances an injunction will not be appropriate (for example, where the building owner\u2019s works have already\u00a0reached completion). In this situation, the adjoining owner may bring \u00a0\u00a0\u00a0\u00a0 court proceedings against the building owner and seek compensation (damages)\u00a0for their failure to serve a notice.<\/li>\n<\/ul>\n

      Failure to appoint a surveyor<\/b><\/p>\n

      If one party will not consent to the appointment of an agreed party wall surveyor, but fails to appoint a party wall surveyor of their own, then the other party can make an appointment on their behalf.<\/p>\n

      Right of access: refusal to give access<\/b><\/p>\n

      If a person is entitled to carry out work and has given 14 days\u2019 notice of the proposed entry, it is an offence for an adjoining owner to:<\/p>\n

        \n
      • Refuse a person\u00a0access to land to carry out work.<\/li>\n
      • Obstruct a\u00a0person from carrying out work.<\/li>\n<\/ul>\n

        A building owner and his agents may (with police assistance) break open any fences or doors that prevent the building owner from exercising his right of access to adjoining land to carry out works.<\/p>\n

        Building owner goes beyond the remit of the party wall surveyor\u2019s decision<\/b><\/p>\n

        If a building owner goes beyond the remit of the party wall surveyor\u2019s decision and causes loss or damage by carrying out works, the building owner may be sued for damages.<\/p>\n

        More information<\/b><\/p>\n

        If you require further information on the content of this checklist please contact Max Marrison.<\/p>\n","protected":false},"excerpt":{"rendered":"

        This month’s Commercial Property update looks at the key features of the law that governs work on a party wall. It summarises the steps for existing walls, new walls and excavation works. It also explains the consequences of failing to follow the correct procedures. What is a party wall? 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