Alternatives to Peverel / Solitaire
Filed in Uncategorized on Jan.06, 2010
We’ve read a few ’success’ stories from contributors to TheTruthAboutSolitaire who have managed to remove Solitaire Property Management / Peverel Limited from being the property management company of their estates.
With this in mind, we thought we’d ask those contributors who’d managed to do this, to let us know who have replaced them and what their fees / services are like?
Our aim is to create a ‘directory’ of companies that we are happy to refer other homeowners too and help them be rid of Solitaire / Peverel.
Therefore, feel free to send an e-mail to ‘admin’ or post the details below. We’ll then put together a comprehensive listing, broken down into regional companies.
January 6th, 2010 at 6:36 pm
Hi
I currently have Solitaire as my property mgmgt company.
I would like to look at alternatives for the London area.
Appreciate your help.
Thanks
JP
January 6th, 2010 at 7:33 pm
Excellent idea.
Be a good idea to do it by counties or regions
Would love to hear from other Peverel sufferes in Essex, hopefully to band together.
January 7th, 2010 at 12:22 am
I used to work for a grounds maintenance company who worked for solitaire who got constant complaints from residents so i left and set up my own grounds maintenance company in the Essex area and now have many satisfied customers. I would be happy to quotefor any residents who are trying to estate manage there own properties.
January 7th, 2010 at 4:01 pm
We’re removing Solitaire using the RTM process – as this only became law a few years ago it’s still very new; so I’m sure as it grows in popularity, so will the demand and availability of more reliable companies.
We using a firm of RICS chartered surveyors who have much stricter rules about looking after money. I don’t want to name check the company as they have not taken over yet. but RICS is extremely helpful in finding companies who know about property management, RTM and even freehold purchase, so its web is a good place to start.
January 7th, 2010 at 9:40 pm
Hi Jignesh,
I a currently engaged in a campaign to remove Solitaire from a development in Berkshire and am sure that there pointers and also good information that I can provide to assist your quest.
May I ask please, coincidently, might this be the Jignesh who works for an IT solutions provider in Hanger Lane, London?
In which case you know me,
Please advise,
In any regard I will be more than willing to assist.
Regards,
January 8th, 2010 at 6:41 am
I would just ring the company and ask for VT. A good company switch board should directly put you to VT or his PA. They should give you PA name too.
January 11th, 2010 at 3:20 pm
Does anybody know how to undertake the process of removing Solitaire as the management company of my block of flats ??? Ive just received my service charge demand for Jan 2010 – July 2010 ands its gone up by 50% !!!!!! Its a total con !! They simply cannot justify the increase.
January 14th, 2010 at 6:12 pm
In many cases The Right to Manage option is the route to take. you need a simple majority in favour and you can proceed Whilst there are costs incured these can often be saved in future demands
January 14th, 2010 at 10:43 pm
Google Right to Manage (became law with Commonhold and Leasehold Act 2002) and see if your building meets the criteria. We’ve just done it but it does come with repsonsibilities. Good luck!
January 18th, 2010 at 2:58 pm
We successfully removed Solitaire on November 25th 2009 and formed our own Right To Manage Company.
The Leasehold advice centre did the footwork for us and they were excellent. http://www.leaseholdadvicecentre.co.uk
I promised to do a bullet point presentation about where the pit falls lie and how to get your funds back from Solitaire etc but I have been so busy trying to sort out the mess they left.
We have just set the service charge for 2010 and it is 50% less and we are being over cautious.
January 19th, 2010 at 12:44 pm
Why are the links to the Leasehold Advisory service and the Residential Property Tribunal Service NOT on this site? They contain so much useful information.
January 20th, 2010 at 3:09 pm
Recieved the first block insurance quote today.
2009-2010 Solitaire via Oval £3400
2010-2011 Lansdown insurance brokers £1100
What a difference and its a better policy!!!!!!
Robbing dogs is nicest thing I can say.
January 20th, 2010 at 4:53 pm
This proves interesting reading too:
http://www.selcha.com/insuranceScam.php
January 20th, 2010 at 5:00 pm
Is anyone out there using the “SOLITAIRE ONLINE PERSONAL PROPERTY MANAGEMENT ACCOUNT SERVICE FOR RESIDENTS”
https://myaccount.solitairepm.co.uk/
???
January 20th, 2010 at 6:37 pm
Yes Nirmal, I am.
Well, I have set up a login to access information relating to my property, but to be honest, it doesn’t really tell me anything I didn’t already know…..
Why do you ask…???
January 20th, 2010 at 9:44 pm
All,
We are currently having a lot of trouble with County Estates (part of Peverel) and are trying to get them out but we don’t know how to go about it. A lot of the flats are owned by receviers (as they have been reposessed) so I’m not sure whether we can get an RTE. Is it possible that we can just change managing agents and does anyone please have advice
Many thanks
Jemma
January 20th, 2010 at 10:05 pm
Advice required on reclaiming reserve etc. after obtaining RTM: We acquired RTM on a three-flat complex wef 1.1.2010. We did it ourselves. All it cost was £50 or so to set up a company.
Solitaire did have the decency to inform us that a refund of several hundred pounds would be due, but I suspect it is going to be a long haul as we have heard nothing. If Jon Dyson could point us in the right direction, we would all be very grateful. Could save us a lot of time and effort.
Also I think it would be nice to have an acknowledgement from Solitaire that we are now running the show, as they continued to send management charge demand. Is that too much to ask?
Thanks
January 21st, 2010 at 5:09 pm
Hi Paul
The first thing you need to do is ask for an account balance from the date you served notice which should be 4 months from your take over date (3 months plus the month Solitaire had to reply and appeal)1st October.
When you took over You had a right to recieve copies of all bank statements, invoices and individuals service charge accounts. Did you ask for these?
If not that is your first step and you need to address this to
Estates Accounts Team Leader
Peverel OM LTD
Wigmore Lane
Luton
I am not sure of the postcode as I do not have any Correspondece with me.
I am not allowed to give you the Team leaders name but the direct number is 01582 393709 or Admin can give you my e mail.
Send the letter recorded delivery, give them 2 days then ring.
All outstanding bills should have been paid and the account should now be awaiting funds to be paid.But please get together and check everything.
The three months before handover is the time Solitaire have to finalise accounts and the law states that remaining funds have to be handed over, on or as soon as possible after the handover date.
I will dig out the law and get it to you.
Dont forget you will also be owed interest even if it is only a penny.
Bye for now
Jon
January 21st, 2010 at 5:16 pm
Paul
Section 94 of the Common and Leasehold Reform Act 2002 which provides that where the Right to Manage is acquired there is a duty on:
(a) landlord under a lease of the whole or any part of the premises,
(b) party to such a lease otherwise than a landlord or tenant, or
(c) a manager appointed under Part 2 of the 1987 Act in relation to the premises, or any premises containing or contained in the premises
TO PAY THE ACCURED UNCOMMITED SERVICE CHARGES ON THE DATE OF AQUISTION.
The LVT explains this as follows
Where the landlord has collected service charges in advance but not yet spent them all and is holding the remainder in atrust account, he is under an obligation to hand over all the unspent sims to the RTM company. These will not only include unspent charges but any reserve account or sinking fund. This does not require a notice from the RTM company- the legislation requires the landlord to act and to make a payment to the RTM company equal to those uncommited sums held by him on the aquistion date or “as soon after that date as is reasonably practicable”
The amount to be paid is the sum of:
# monies paid by the leaseholders as service charges; PLUS
# monies invested from service charge payments (and any interest); LESS
#the landlord’s outgoings on the provision of services up to the acquistion date.
I think three months notice iis reasonable practicable to wind things up as long as the property manager informs the accounts department!!!
Quote the law in your letter it helps no end
Jon
January 22nd, 2010 at 9:39 am
Jon
Fantastic. What a guy!
I’ll get to work on it.
Cheers
Paul
January 22nd, 2010 at 10:49 am
Paul
Anything else I can help with let me know.
I am interested to know did you serve notice yourselves on Solitaire as it is quite an undertaking? I saw the paperwork that our advisor had to send together with checking all lessee details.
January 22nd, 2010 at 10:53 am
Paul
Sorry, if you have not sent your letter ask them for confirmation of acceptance that you took over management on 1/1/2010 and likewise that they relinquished thier responsibility as property managers for your development.
January 22nd, 2010 at 12:59 pm
Jon
There was a lot of paper, but I just downloaded forms from the Leasehold Advisory Service (I think) and then filled in the blanks. Not exactly simple, but only three properties involved.
I have asked for confirmation of acceptance, etc. via recorded post two weeks ago – no reply (plus two unanswered emails). That’s why I feared the process was going to drag on. If they don’t respond, then I can presumably retrieve the funds through the small claims court. There is also an issue about elevated charges for landscaping, but that’s another story.
Interesting that Andy should trumpet “the new management standards introduced throughout the Solitaire business” (on a different thread). Failure to respond to correspondence is trademark Solitaire.
Cheers
Paul
January 23rd, 2010 at 9:08 pm
I would advise using a solicitor to invoke your right to manage. If you incorrectly complete your claim notice, PPMG will serve a counter notice. If that happens you only have eight weeks (if memory serves me right)to refer matters to the RPTS for a Leashold Valuation Tribunal. Miss that deadline and you lose your right for four years (again if memory serves me right).
You do not serve the claim notice on Solitaire (or prop mgmtn co) you serve it on the freeholder. Although I accept they are often linked.
The advice on handover of funds is to try to generate your own slush fund to pay to the new managers. You can make a legal claim for a delay in handing over funds – can’t remember whether it’s to the LVT or county court.
There is a legally defined acquisition date determined by the RTM legislation. The outgoing magaing agent is required to handover any cash as soon as reasonably practical after acquisition.
We landed up using a direct access barrister who wrote up our case to the LVT. Within weeks, the freeholder withdrew the counter claim.
January 25th, 2010 at 3:52 pm
Paul
I agree with Anon it is quite complicated however as there are only three properties is should be relatively cheap.
As I said we used the leasehold advice centre http://www.theleaseholdadvicecentre.co.uk ask for Paul Bazin and mention my name if you wish.
BUT why did Solitaire advise you you were due a refund?
You need to call the phone number I gave you and ask what the staus of your account is, just tell them what you have been told reference the refund and the name of your property manager.
If you do not get anywhere then go to the offices and insist you see your property manager
If you have not served notice then you are on dodgy ground so please call Phillip Bazin for some advice