Estates + Development Management

All of the financial variables linked to a proposed development can be analysed by our Estates team, enabling you to make an informed decision. We can undertake research to define the financial inputs and provide sensitivity analysis to articulate risk factors.

Successful service or defence of a schedule of dilapidations requires several professional judgements to be made. Our Estates Surveyors and Building Surveyors will work together to cover the parameters of a project. We work within the RICS protocol for dilapidations.

Our objective is to ensure dilapidations payments are only made when the condition of the property at the end of a lease represents a true loss to the landlord.

Our team understands the costs of holding surplus property and the resulting strain on revenue budgets. We appreciate you may not wish to expend funds to support a sale, for example working up a planning application. In such cases, we can modify our approach to the sale. We can sell an asset via a conditional contract which places the costs of the planning application on the purchaser, or alternatively, we can consider an overage covenant on future development.

The team are also experienced in divestment sales, which can run in parallel with a service contract and result in former local authority services being undertaken by another group.

Fixed Asset Valuations are regularly required by businesses that hold property. We can provide a valuation which meets the requirements of the International Financial Reporting Standards, the Royal Institution of Chartered Surveyors’ Red Book, your accountants, and subsequent audit of the accounts. Our RICS Registered Valuers can provide valuations of a large portfolio of assets, or report on individual properties.

We can also value finance leases and work with your accountants to identify these leases. Our team has a track record of meeting auditors’ requirements in full and would be pleased to support your audit.

Owners of buildings are recommended to hold buildings insurance to protect their property interests in the event that the property is damaged. Our Estates Surveyors, working alongside our Quantity Surveyors, can provide advice on the level of insurance required under a buildings insurance policy. Looking at a worst-case scenario, the sum insured needs to cover the cost of demolishing a damaged property, which is beyond repair, and the cost of rebuilding the new asset of the same size.

These are global accounting standards which apply to all businesses. We can provide advice on the property aspects of these requirements. Our team can support the identification of finance leases and all aspects of property impairment, including providing impairment certificates.

We can also support the preparation of assets held for sale listings and fixed asset valuations, ensuring all elements meet the required standards.

Our team are experienced in a wide range of lease negotiations, across all main property types. Whether an issue arises part-way through an existing lease term, or you are contemplating entering a lease, the Estates team can review your options and explain the risks and rewards of alternative choices.

Our advice can also encompass whether a lease is the correct property document and assist with alternatives such as a licence or easement.

Initially, we will consult the planning authority to capture the existing planning policy. Following this we will consider the potential demand for the site and look for strong reasons to satisfy that demand by securing planning permission. This will involve looking at the wider merits of your scheme, presenting an attractive design solution and considering modifications which could lead the planning authority to grant the desired consent.

For all surplus properties, we will work to obtain the best price. This will involve selecting an appropriate marketing approach, identifying and resolving any negative factors of the property to minimise their drag on the sale price as well as ensuring the asset's potential is marketed to all prospective purchasers. We can guide you on suitable marketing strategies and discuss the anticipated timescale for completion of the sale. We will work the sale through the legal process and represent your interest throughout.

Our team are experienced in providing a robust audit trail for section 123 of the Local Government Act 1972.

Once a property is identified, we will work through due diligence checks such as planning, condition and legal liabilities. We offer you advice which will enable you to take an informed view on the proposed purchase. Following this, we are happy to negotiate purchase of the property, keeping you fully informed at all stages.

We can save you substantial costs by minimising payments on vacant properties and buildings that are out of use during a construction programme, splitting assessments where appropriate.

For rating appeals, our Estates Surveyors can assess the merits of entering the check, challenge, appeal process and articulate your case.

We employ RICS Registered Valuers who are equipped to provide valuations to the necessary Red Book standard. Valuations to support a business case, or a sale off-market which has potential to be challenged, need to be able to withstand scrutiny. The ethical and professional requirements of the Red Book give the required integrity and clarity of purpose to support your aspirations.

Working in collaboration, our Estates and Building Surveyors analyse the existing legal and physical characteristics of your property or portfolio and discuss the options for meeting your present and future needs. This may involve the sale of existing properties, development or refurbishment of buildings, or the purchase of new assets.

We offer professional guidance on a range of issues, including boundary disputes, rights of way, wayleaves, as well as positive and restrictive covenants. The team are also skilled in green technology, which can reduce utility consumption and enhance your brand.