Tyburn Consulting has a wealth of professional expertise and experience which enables it to deliver to a high level across the following service sectors:
Landlord and Tenant Matters
Where a tenant wishes to carry substantial alterations to leasehold premises, the landlord’s formal approval to carry out the alterations or fitting-out works is usually required and will be granted by way of a licence.
A Licence to Alter is a legally enforceable document and may be used in dilapidations claims in establishing whether or not alterations carried out by the tenant have been done with the landlords permission.
When acting for Landlords we would usually undertake the following works:
- Review the tenant’s proposals and assess the impact the proposals will have on the landlord’s property.
- Consider any costs being met by the landlord.
- Inspect the works as they progress and upon completion to ensure the works do not adversely affect the property or invalidate any insurance policies.
- Advise the Landlord to ensure Tenants reinstatement obligations are clearly defined.
When acting for Tenants we would usually undertake the following works:
- Writing specifications or schedules of work and preparing plans to demonstrate the extent of the works.
- Oversee the works and administer the contract through to practical completion.
- Ensure the Tenant obtains and compiles with statutory obligations.
- Ensure the Tenant understands the reinstatement obligations.
Project Coordination
Tyburn Consulting’s role whilst acting on behalf of the client, is to undertake a development monitoring function to ensure compliance with a development or other agreement. This role is varied but generally involves liaison with the developer, contractor and their teams, together with some neighbourly issues relating to access and use of any private roadways.
Building Surveying and Design
Tyburn Consulting provides a wide range of services including:
Building Surveys
When buying, selling, occupying or funding a property, it is important that you fully understand the condition of the property as well as understanding the initial ongoing liabilities prior to purchase.
Alternatively, you may already occupy a building and have concerns about the condition in general, a particular defect or are considering undertaking alterations to the premises. Depending on what you are looking for we are very experienced in reporting on commercial and residential properties, being able to provide survey reports to suit your requirements.
Our reports include a detailed analysis of the building structure, the condition of the building as a whole; maintenance requirements and identified defects. We are also able to advise on legislation that may affect the owners or tenants and can provide a cost analysis of any required repairs or works.
Condition Surveys
A Schedule of Condition will record the condition of a property at a particular time and is usually supported by photographs, sketches and drawings. It may be prepared prior to commencement of adjacent construction work or to limit liabilities of an incoming tenant at the commencement of a lease.
Dilapidations
Dilapidations can often be a complex matter where the relationship between a Landlord and Tenant is governed by the lease both parties enter into at commencement. Dilapidations are breaches of covenant contained in a lease. A typical modern commercial lease will describe in detail the obligations placed on the tenant in keeping the property in good repair and decorative condition throughout the term. All leases, however, vary in terms of their content. Failure by either party to understand and comply with their obligations can lead to dispute and the possibility of substantial financial loss.
Our professional team can advise on both tenant dilapidations and landlord dilapidations, Providing each of our clients with expert advice. We are experienced in reading and understanding leases, licences to alter and other legal documents in relation to this area. We also work with solicitors to service a Schedule of Dilapidations and negotiate costs of repair or reinstatement or monitor works to ensure compliance.
We act on behalf of large commercial and retail occupiers as well as property companies and funds.
Neighbourly Issues and Party Wall Matters
To protect the interests of neighbouring owners The Party Wall etc Act 1996 came into force in England and Wales to permit building owners to carry out certain works, whilst at the same time protecting the interests of neighbouring owners who might be affected by that work.
The Act is designed to avoid or minimise disputes by making sure property owners notify their neighbours in advance of certain proposed works. The Act requires that where the adjoining owner does not “agree” in writing to the works a surveyor will determine the time and way in which those works are carried out. We are able to give advice on how to carefully assess schemes to minimise both necessity for serving Notices under the Act and reducing the impact on neighbours.