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Leaseholders

​​​​​​kingsway house flatsBoth leaseholders and GGHT have responsibilities for leased homes.   

Leaseholders Focus Group

We have a special Focus Group for leaseholders to attend and discuss issues, concerns and  be consulted on service changes?  This group will meet periodically to cover issues you raise throughout the year.  Contact Pauline Cuddy for further information on the group.
 

Leasehold Building I​nsurance 

Insurer:  NIG
Policy No. 15/RSL/10305A/NIG

Buildings:       
The structure of the property insured including:
  • ​fixtures and fittings
  • garages, greenhouses, sheds and outbuildings
  • patios, paved areas, footpaths, roads, car parks, lampposts, drives, swimming pools but not their covers, hard tennis courts, fixed playground equipment and play areas, walls, fences and gates but only where the building is damaged at the same time for the peril of subsidence

SUM INSURED:  Full Reinstatement Value
EXCESS:  The first £100 each and every claim increasing to £1,000 in respect of Subsidence.

Cover:
  • Fire smoke lightning explosion earthquake
  • Storm and flood
  • Escape of water or oil from fixed systems
  • Riot and civil commotion
  • Malicious damage
  • Theft or attempted theft
  • Subsidence heave or landslip
  • Impact
  • Falling trees or aerials
  • Accidental damage
  • Terrorism
  • Property Owners Liability

Extensions:
  • Loss of rent and alternative accommodation costs if the property is uninhabitable
  • Architects’ Surveyors and Legal fees, cost of removing debris
  • Underground pipes drains and cables
  • Loss of metered water or oil following an insured peril up to a maximum of £25,000
  • Automatic Reinstatement of Sum Insured after a loss
  • Index Linking
  • Basis  of  Settlement:  Reinstatement  or  repair  without  deduction  for  wear  tear  and depreciation with the exception of storm damaged fences and gates

Principal Exclusions:
  • Loss or damage caused by anything that happens gradually, corrosion, rust, wet or dry rot, wear & tear
  • Loss or damage caused by pets, insects or vermin
  • The cost of correcting faulty workmanship or design or the cost of replacing faulty materials
  • Pressure waves caused by aircraft or other flying objects travelling at or above the speed of sound
  • Radioactive contamination
  • War invasion act of foreign enemy hostilities (whether war be declared or not) civil war rebellion revolution insurrection or military or usurped power
  • Damage caused by the deliberate act of the Policyholder

Complaints - We aim to provide a first class service.  If you have any cause to complain or you feel that we have not kept our promise, please contact us.  The full complaint procedure is shown in the policy document.

Compensation Scheme UK Insurance Limited (NIG) is covered by the Financial Services Compensation Scheme (FSCS). You may be entitled to compensation from the scheme, if they cannot meet their obligations.

Cancelling the PolicyThe terms and conditions of policy cancellation are set out in the policy document.

In The Event of a ClaimDuring office hours, please contact the claims department at NIG on 0345 835 3533.

In the event of an incident out of office hours, you should take whatever action is necessary to prevent further damage. If the damage is catastrophic where the cost of loss is likely to exceed £5,000 or where the property can no longer be occupied, please immediately contact your nominated Claims Manager, Lisa Cubberley, on 01245 341218. If out of office hours please contact Questgate on 0845 070 9500.
 

Gas Servicing and Maintenance

As a Leaseholder, we have no legal duty to carry out a gas safety check at your property, however the Health and Safety Executive strongly recommends that you maintain and service your gas appliances as recommended by the manufacturer. Full details can be found at www.hse.gov.uk or by calling 0191 202 6200.

Even if there are no gas appliances in the property, you still need to check the installation pipework on an annual basis to ensure it is in a safe condition.

All checks must be done by a qualified gas engineer who is listed as an Individual on the Gas Safe Register, or as an employee of a company, for example British Gas. Full details can be found at www.gassaferegister.co.uk or by calling 0800 408 5500.

What if you sub-let?
If you are sub-letting your property, as a Landlord you are legally responsible for the safety of your tenants in relation to gas safety.  By law you must:
Repair and maintain gas pipework, flues and appliances to a safe condition
Ensure an annual gas safety check is completed on each appliance and flue
Keep a record of each safety check

If you don’t have these essential safety checks carried out you may be putting yourself, your family and others at risk and committing a criminal offence under the Gas Safety (Installation and Use) regulations.

By having your appliances and pipework safety checked and serviced on an annual basis you will have peace of mind that they remain in a safe working condition and operating efficiently.  Find out more about gas safety and your responsibility here (pdf).

Fees and Charges

GGHT may charge for copy documents or for the supply of information relating to the sale of your property. Click here to check out the cost of these ad hoc​ services or contact Pauline Cuddy for further information

Paying Your Service Charge

You can pay your service charges in a variety of ways:
  • Direct Debit – find out more about DD here.
  • Online Payments via Allpay’s secure on-line system.
  • Telephone Payments: using our 24 hour automated service  if you have a debit card. Telephone 01925 452452 (select option 2, then option 4)
  • Standing Order:  Quoting (Account: 58860754 / Sort Code: 01-09-17)
  • Post: Cheque or Postal Orders (NO CASH)  with payment reference number and address o GGHT, PO Box 1181, Warrington, WA1 9FB.
  • Allpay or Paypoint Outlets: At any outlet that displays the Allpay or PayPoint sign.
  • Text - find out more about text and payment methods here.


  
Accordion Description
  

​Leaseholders are people who have bought the right to live in a GGHT flat for a maximum of 125 years. Leaseholders do not pay rent but are sent an annual service charge bill. This is broken down into the following:

  • Buildings Insurance 
  • Services
  • Management costs
  • Repairs/improvements

The cost of any major works are also included in the annual service charge calculations

Please note that some  services provided will not effect all  leaseholders blocks nor is it limited to those items.  Details will always be provided with a breakdown.​

  

Any works which would require a leaseholder to pay more than £250 is deemed as major works and GGHT must follow a prescribed consultation process. 

If the leaseholder purchased the property with 5 years of the proposed works, GGHT can not charge them any more than what was stated in the Offer Notice.

The law also requires that the leaseholder must be consulted before the Trust enters into a long-term agreement for the provision of services.  Please contact the Leasehold Manager​ for further details.

  

Your buildings insurance is included in your annual service charges.

It is your responsibility to obtain your own contents insurance.​

  

​GGHT will send a partially completed claim form out.  It is your responsibility to liaise with the insurance company.​

  

​See payment details above​.

  

​​Your balance can be obtained from GGHT's web site or you can request a statement of your account.  ​

  

​Queries should only be discussed with the leaseholder.  If the Service Centre can not assist with the query, for example, The name, address and contact details of the leaseholders should be taken with details of the query and emailed to the Leasehold Manager​

  

In line with Service standards or policy - Non payment of service charges is a breach of the lease and GGHT is entitled to apply to the court to end the lease and request possession.  

​If there is a  mortgage secured on your property GGHT is be obliged to inform them of any intended proceedings.

  

​​Leaseholders, like owner-occupiers, are responsible for repairs inside their property.  GGHT are responsible for any communal areas and the structure of the block including communal drains and roofs.  These jobs will be raised as a block repair.  A repair to a leasholder own door or windows should be logged to the property address.

When raising a repair for a leaseholder it is important that the leaseholder understands that the cost of all communal repairs will form part of their service charges.

For example if work is carried out to guttering in a block containing 6 flats and costs £300. The Leaseholders contribution will be £50.

  

If the flat was purchased after 18 January 2005, the lease requires leaseholders offer the flat first to GGHT or to another social landlord in the area at full market value.  This offer must be made in writing giving reasons why GGHT should accept their application and the valuation.  Both parties must agree to the market value.  If the written offer is not accepted within eight weeks, the leaseholder is free to sell the property on the open market.  This is called Right to First Refusal

If you purchased your flat before 18 January 2005 and wish to offer it to GGHT.   You must notify the Leasehold Manager​ the details.  All requests are dealt with  on an individual basis taking into account all personal circumstances.

  

Leaseholders have the right to improve their home; however for some improvements they will need written permission from GGHT. GGHT will not refuse permission unless there is valid reason.

Leaseholders must not do anything, which is likely to damage the structure of the building or cause damage to shared services (such as plumbing to the roof tank, doorframes, walls, windows, electricity, gas supplies, or sewerage).

GGHT  do not need to know about minor work such as decorating. 

Some works may require planning permission and building regulations approval before starting any works the leaseholder should check this out with the local authority.

  
  • ​Any addition or change to the structure
  • Aerials or satellite dishes
  • Outside decoration (the type of paint may need approving so that it is compatible with future paints that GGHT may use).
  • The outside window frames (not glass) belong to the landlord. They must not be replaced unless GGHT have given permission in writing.  

Leaseholders must always consult their lease before making any alterations to their property.​

  

​Leaseholder must notify GGHT in writing of the changes they wish to make, detailing exactly what they want to do and include any drawings or plans.  If the changes relate to windows they can obtain a form by contacting the Leasehold Manager​.

A building surveyor may need to visit the property to see what the leaseholder intends to do, before a decision can be made. (There may be a charge for this visit).

GGHT will give an answer within seven days of receiving the request or one month if additional information is required. If permission is refuse GGHT will advise the leaseholder. They may then have the right to appeal.

If GGHT refuses permission it will be for a good reason.   Therefore if the leaseholder goes ahead with work after we have refused permission they will be breaking the terms of the lease. 

The permission GGHT gives to go ahead is not the same as planning permission. The leaseholder is responsible for getting any necessary planning permission or building regulations approval. GGHT will normally make it a condition that this is done before  it  gives permission for the works to be carried out.

If the leaseholder does something without permission, GGHT have the right to put things back as they were and may recover the costs from the leaseholder.

If the leaseholder, or someone the leaseholder has employed, are carrying out repairs inside the flat, the leaseholder must make sure that no damage is done to shared services or to the structure of the block. The leaseholder will be liable for any damage caused to the landlord’s property and may have to pay to have it put right.  

The leaseholder must not do repairs on landings, stairways and other shared areas. The leaseholder would not be covered by our insurance if you had an accident or caused damage. If the leaseholder, members of their household or their visitors cause damage to shared areas the leaseholder will have to pay for the repairs.

  

​Complaints from Leaseholders should be dealt with in the same way as Complaints from any of our customers following the GGHT Complaints Procedure.​

  

If a tenant makes a complaint about the behaviour of a leaseholder, GGHT will investigate the complaint to ascertain if there has been a breach of the lease.  If there has been a irredeemable breach (can not be resolved by active discussion or mediation) then further action may be taken and the leaseholder may be liable for costs.

If GGHT become aware of situations where a leaseholder or a member of their household may be at risk from another member of their household or themselves, GGHT will refer the matter to the appropriate agency for example Social Service, the Police or Warrington Borough Council etc.

  

​If a leaseholder complains about the behaviour of a tenant, GGHT will investigate the complaint following its normal investigation procedures.  If the complaint is justified action will be taken in accordance with legislation and GGHT's policy.  It should be noted that some leases may require the leaseholder to take action themselves or to fund any action the landlord takes on behalf of the leaseholder.  ​

  

GGHT hold the freehold interest of the property and may therefore be in a position to take legal action.  Initial complaints will be dealt with by way of offering advice or mediation.   However, if this does not resolve the issue and the complaint is justified GGHT may take out an Anti Social Behaviour (ASB) Injunction. 

If GGHT take action on behalf of a leaseholder, the leaseholder will pay for any costs involved.​

  

There are many ways Leaseholders can get involved with issues that affect them. For example:

  • Focus Groups
  • Consultaion processes
  • Satisfaction Surveys
  • Tenant Inspectors
  • Customer Consultation Panel
  • Board Membership
  • Procurement processes

If they would like to get involved in any of the above they need to contact the GGHT Regeneration Team or Leasehold Manager​.

  

​By joining a local association leaseholders can be involved in discussions with neighbours (including GGHT tenants and freeholders) about the services, which affect their area.

Details of our Tenants & Residents Association are here.​​