THE COSTS OF ENFRANCHISEMENT — WHAT TO BUDGET FOR AND WHAT TO BEAR IN MIND
When organising a collective enfranchisement project, one of the questions which will pop up time and time again from residents, concerns how much buying the freehold of the building is actually going to cost. The main problem with this is that there is no definitive figure or even any real guidelines which can be of assistance at this stage in the process.
Enfranchisement costs – more than just the purchase price
Reasonable estimates can be made, although it must be made crystal clear to everyone involved in the process that they are just that: estimates. The costs involved in freehold purchase include, but are not limited to:
• The cost of buying the freehold itself from your freeholder
• Stamp duty on the freehold purchase
• The cost of your solicitor
• The costs of your surveyor in valuing the purchase price and assisting in the negotiation process
• Any “reasonable” legal and valuation costs incurred by your freeholder
• Land Registry fees
Depending on your circumstances, you may also need to consider project management fees if you choose to appoint someone to manage the whole enfranchisement project for you and your fellow leaseholders.
Calculating the premium
The valuation of the premium you need to pay to your freeholder to buy the freehold is a complex issue.
However, in short calculating that premium, the freeholder is entitled to compensation from the leaseholders with regard to;
1. loss of ground rent income due on the lease
2. compensation for not getting the flats back at the termination of the lease
3. an additional sum known as the ‘marriage value’
Marriage value is calculated at the rate of 50 per cent of the related increase in the value of leases as a direct result of enfranchisement – but this only applies to leases with less than 80 years to run – a good reason for tenants to try to enfranchise whilst there have more than 80 years left on the lease [it’s worth noting at this stage that some unscrupulous landlords try to delay enfranchisement, often by agreeing to voluntarily enfranchise-and thus removing the need for tenants to make a formal application- until the leases have dropped below 80 years and therefore marriage value is due].
Costs estimates – and the importance of communication
It is vital when communicating costs and estimates to the residents that it is made very clear that they are only estimates and could be subject to great change. There are big costs to be paid upfront when engaging in collective enfranchisement. It is for this reason that particularly when it comes to large blocks, hiring a project manager worth considering to ensure the process is being managed by someone with specialist experience of freehold purchase.
Costs estimates – one of the biggest problems for leaseholders
When organising the enfranchisement, you’ll often come up against a chicken and egg situation in which some of your fellow leaseholders won’t sign up to participate in the enfranchisement until they’ve been given a definite cost for the project. Asking fellow leaseholders to part with a deposit before they even know what the final cost of the freehold can prove really difficult – and one sensible solution is to provide an informal cost estimate with the guarantee that a paid freehold valuation will be carried out once over 50% of the flats have signed up and paid their deposit with the joining deadline passed. This will provide protection for both sides of the argument.
The costs of say a 90 year lease extension when compared with collective enfranchisement, can often be less different than you might expect – but collective enfranchisement, of course, has many benefits which lease extension doesn’t. What’s more it’s always worth reminding your fellow leaseholders who decide not to join the freehold purchase, that they won’t be able to extend their own leases until the enfranchisement process is over – and once the freehold to the block has been purchased, they will also lose their right to participate in enfranchisement and the accompanying 999-year lease extension – leaving them with a 90-year lease extension as the most they will be able to insist upon.
With all of the information clearly laid out to residents, they should see that participation will be hugely beneficial to them. Although costs can be difficult to estimate, having a specialist solicitor and surveyor on board who can detail the reasons why exact costs can’t be given can really help. Having someone with experience who might be able to provide some more insight and bring peace of mind to the residents who are considering signing up will likely see the rate of participation improve, particularly if the residents can see that the whole process is being managed professionally and within an approved legal framework. Legal advice doesn’t need to be expensive, either, and a professional and experienced collective enfranchisement solicitor can save you a lot of money and hassle in the long run.
Considering Enfranchisement? Contact Our Specialist Solicitors Today
Here at Bonallack and Bishop solicitors, we have a team of are Leasehold Enfranchisement and Lease Extension experts who can help you wherever your block is situated in England and Wales.
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