Services
LIVING HERE - Frequently Asked Questions and Services
Q. What is the Assignment Fee and why do I have to pay it?
A. Owners of a Retirement Villages lease at Elmbridge Village are required to pay an assignment fee when their property is sold. For new leases created by the landlord on properties returned to their ownership - during the first year of ownership, the assignment fee will be 5% of the sale value, during the second year of ownership the fee will be 10% of the sale value and at any time thereafter, the fee will be 12.5% of the sale value. For any properties sold by the existing resident or their relatives the assignment fee will be either 10% or 12.5% depending on when the original lease was first created. This fee includes the preferred agent’s selling fees, the Home Information Pack, and landlord’s solicitor’s costs. Retirement Villages’ own sales team will manage the sales process for you.
When a Retirement Village is developed there are very substantial capital costs involved in creating the central ‘country club’ facilities including the restaurant, bar, library, nursing facilities and treatment centre.
The assignment fees provide the landlord company with a long-term income stream, which recoups the cost of that investment. At the same time, these fees give the landlord a common interest with the leaseholders, in ensuring that capital values of properties in the Village are maintained and improved.
A common criticism of some retirement housing schemes is that “second hand” properties are difficult to sell, because the developer, having made his development profit, has no further interest in the maintenance of the scheme.
Retirement Villages Limited develops its Villages and owns them in perpetuity. We continue to invest in the upgrading and refurbishment in the central facilities and individual units so as to ensure that capital values are maximised.
Q. What are the basic details of the lease?
A. The lease for all properties at Elmbridge Village will be for a term of 125 years or the un-used balance of the term. Ground Rent of £250 or £255 per annum. On leaving the village the Lease is assignable to any qualifying person (aged 60 and over).
Q. What about Garages?
A. With effect from December 2009 new garage leases will be granted for a period of 20 years on payment of a one off premium together with an annual ground rent of £25. The amount payable does vary from Village to Village and the Village Manger or Sales staff will be able to give you the current figure.
If a lessee wishes to surrender their lease at any time (for example if they give up driving a car) 75% of the premium paid (less the Land Registry fee for determining the lease) will be refunded.
Q. What is the Management Deed?
A. The Deed sets out the services and amenities offered by the Management Company on behalf of the Landlord, and provides for the payment by the tenant, of charges in this respect.
Q. How much are these service charges?
A. Currently the service charge is between £2,520 and £3,853 per annum depending on the size and style of property purchased. This sum will be reviewed annually and any changes to the Service Charge will take effect from 1 April each year.
This is payable quarterly and is made up of the Estate Service Charge and the Clubhouse Service Charge. The landlords will contribute the proper proportion of charges due for any unsold properties.
Q. By how much are the service charges likely to go up?
A. Future increases will only reflect the higher costs of providing the services, together with the effects of any future Government legislation. It is not possible to give predictions for this but, suffice to say, the company has considerable experience, gained over 20 years of managing its villages, and is very conscious of the need to keep costs under control whilst continuing to give a quality service.
Q. Who is responsible for the redecoration of my property?
A. External redecoration is the responsibility of the Management Company within a planned maintenance cycle. This is paid for from the service charges. Internal redecoration is the responsibility of the tenant at least every 5 Years.
Q. Can I make alterations to my property?
A. Minor internal alterations and improvements can be made with the Landlord's consent. However, when the lease is assigned, the right is reserved to restore the property to its original condition at the expense of the outgoing tenant.
Q. Can visitors stay?
A. Within the terms of the lease guests may stay with you for 28 days maximum at any one time. Please inform the office if any guests are staying. Well appointed en-suite guest rooms are available at extremely reasonable prices.
Q. Are pets allowed?
A. Yes they are. However for obvious reasons it is essential that they are well trained and controlled.
Q. Is there a selection policy for prospective purchasers?
A. Retirement Villages does not discriminate on the grounds of age, marital status, sex, sexual orientation or disability and is committed to a policy of equal opportunities and diversity.
Our retirement villages are designed to provide an enjoyable and supported environment for older people living independently. So far as we are able we will endeavour to accommodate residents in line with our diversity policy, but we will wish to be satisfied that prospective residents are able to live independently within a community which does not provide full nursing care.
Prospective purchasers will be asked to confirm that they are generally in good health.
Purchasers who have specific health problems may be required to provide further information via their G.P. In ascertaining a person’s suitability in such a case, the landlord will rely upon sound medical advice and this assessment will be made using the criteria laid down by the Association of British Insurers to assess the need for long-term care.
Q. What care or medical cover is there?
A. Emergency medical assistance is available through the Village’s emergency call system. Calls are dealt with by the Village’s nurse and there is always a nurse on duty day or night.
Q. What happens if I become unable to look after myself, or my partner?
A. The concept of the village is 'Independence in retirement'. However, the Village Manager or the Senior Nurse will be able to arrange care packages when necessary on a private basis, or residents can of course make their own arrangements with Social Services
Where the situation deteriorates and independence diminishes to the point where permanent care is needed, then inevitably the resident themselves or their relatives will recognise that alternative living arrangements need to be made.
In the very rare circumstances of this not being recognised, and bearing in mind the best interests of other residents, the staff, and the resident themselves, then there is a covenant in the lease where the Landlord may give notice. It should be stressed that this is the very last resort and it is hoped, that matters such as this, be dealt with in a sensible and sympathetic manner by all parties.
Where a couple are occupying a property and one of them becomes unable to look after themselves, there is no need for alternative arrangements to be made, as long as the other party remains able to cope, with the assistance of outside agencies.
Q. Are there any other facilities and/or social activities?
A. There is a restaurant, bar, library, snooker room, village shop, village hall and a launderette.
Elmbridge Village Residents’ Association organises social events and outings for residents to join in if they wish. Some of the activities already in existence at Elmbridge Village are as follows: art classes, keep fit, line dancing, theatre trips, poetry, music and bridge. There are also coffee mornings, a monthly luncheon club with guest speakers and events such as film shows in the village hall.
Q. Does the Management Company consult tenants?
A. The day to day, on site running of the village is the responsibility of Elmbridge Village Management Ltd, to whom tenants pay their service charges.
However, the Village Manager regularly attends the Residents' Association committee meetings, where any matters relating to the good management of the village can be discussed.
Under the terms of the Deed, the Management Company covenants to provide each tenant at least 2 months before the end of each financial year a written estimated budget of the service charges for the coming year. However, well in advance of this the Manager will meet with a Finance Monitoring Group appointed by the Residents' Association, to substantiate the new budget as far as possible, and make available all relevant figures and information.
The Management Company will also provide for each tenant, as soon as possible after the end of the financial year, a copy of the statement of accounts of the village, duly certified by a Chartered Accountant.
SERVICE CHARGES - WHAT DO THE SERVICE CHARGES PAY FOR?
1. SALARIES and NATIONAL INSURANCE
Administration – A small team including the Village Manager who is responsible for the supervision and control of the complete on-site management of the village and for arranging any additional care or domiciliary services.
Nursing – Daytime staff that will respond to any medical emergencies and be available to give advice to residents.
Maintenance – The resident Maintenance Supervisor and his team are responsible primarily for the upkeep of the communal grounds, buildings and equipment in the village. They will also carry out minor repairs to individual properties, and will be on call for property emergencies outside normal working hours. Where residents require further assistance i.e. electricians, plumbers etc for major repairs after the warranty period has expired they will be required to pay for this separately.
Domestic – A team of part-time assistants will carry out one hour’s cleaning per week for each property and will keep all communal areas of the village clean and tidy on a regular basis. A laundry service for bed linen is also provided each week, inclusive in the services.
2. MAINTENANCE RESERVE FUND
There will be a programme for planned maintenance, together with the replacement of large items of equipment. The reserve fund is designed to allow for these expenditures as and when they occur, thereby reducing the need for large variations to service charges. The fund is also there should unforeseen maintenance items arise.
3. COMMUNAL RATES
The business rates for the administration office, shop etc and the council tax on the resident Maintenance Supervisor’s accommodation.
4. INSURANCE
A block policy will be in place to cover the buildings insurance on each property and on all communal buildings. Furnishings in communal areas and equipment used in maintaining the village are also covered, together with employer’s and public liability.
5. COMMUNAL ENERGY
This is the cost of heating, lighting and water to all communal parts of the village. Residents pay these charges separately in respect of their own properties.
6. OFFICE SUPPLIES/TELEPHONE
The costs of running the on-site manager’s office and reception service.
7. G.P./MEDICAL
Doctors hold surgery in the village twice weekly. Arrangements are made with a local pharmacy for a prescription delivery service.
8. REPAIRS and MAINTENANCE
The external maintenance: decoration and repair of all properties on the estate including the structure, roofs and foundations. Internal maintenance: repair and decoration of the clubhouse and other common parts of the estate. The provision of a refuse collection service.
The maintenance or replacement where necessary of such plant, machinery, and equipment as required.
9. MAINTENANCE CONTRACTS
The payment of charges in respect of maintenance and servicing contracts for boilers, lifts, fire alarms, alarm call system and other communal equipment.
10. CLEANING MATERIALS, WINDOW CLEANING, GARDEN SUPPLIES,
UNIFORMS, INTEREST AND RECRUITMENT ADVERTISEMENTS
All self-explanatory.
11. ALARM CALL SYSTEM
The cost of providing the off-site emergency call centre facility.
12. ACCOUNTANCY/LEGAL
Auditors costs for the provision of independently certified statements of accounts and any licence fees payable.
13. MANAGEMENT FEE
The fee payable to the Landlord’s appointed manager, RV Services Ltd, for the provision of services to the on site management company and for overall accountability of providing and monitoring the entire facility.
Administration
Reception is located in the Administration centre. The reception staff are available to answer and help with all general enquiries and also offer photocopying and fax services to residents. Reception is open Mondays to Fridays, 9am – 5pm (closed over lunch between 1pm and 2pm).
Medical
Each property is equipped with an alarm call system which is directly linked to the Medical Centre in the Administration block. A qualified nurse is on call 24 hours per day for emergencies. Incorporated with the alarm call system is a pressure mat, which if for any reason is not activated by the resident within a given time period, will prompt an emergency call.
Doctors Surgery
The Elmbridge medical centre holds a doctor’s surgery twice a week - Tuesday and Thursday 8.30 am to 11 am - when two of the general practitioners from the Cranleigh Health Centre see their Elmbridge patients.
Additional Private Services
Chiropody service is available in the medical centre on a Monday afternoon. Appointments are made directly with the chiropodist or via the list in the medical centre. Home visits are available.
Eye Care service is also available once a month in the medical centre by appointment. Reflexology service available as required in our medical centre or home visits by the professional reflexologist.
Maintenance
The maintenance supervisor and his team are responsible for looking after the landscaping and grounds within the estate. They also maintain all communal buildings and carry out external repairs to individual residents' properties.
Refuse Collection
The Village provides a weekly refuse collection.
Recycling
Elmbridge encourages its residents to recycle paper, plastic, foil, glass and tins – providing the appropriate bins in a central location.
Domestic
Each resident receives one hour of cleaning per week from our domestic team, who are also responsible for the cleaning of communal areas. In addition to this, bed linen is collected and laundered each week.
Shop
Our village general store is open on three mornings a week for fresh milk, bread, fruit and vegetables, a general choice of groceries and frozen and chilled foods as well as greetings cards, socks and stockings. There is also a dry cleaning service from the shop, as well as weekly magazine deliveries.
Guest Rooms
There are three fully equipped double rooms with en-suite facilities. These are available for the use of residents' guests at very reasonable rates which cover the costs of cleaning and laundry.
Local Bus Service
Elmbridge has its own bus stop and buses run regularly to Cranleigh and Guildford.
____________________________________________________________________________
Schedule of Management Services Provided:
1. Comprehensive professional on-site management of the village.
2. Reception and Administrative Service Mon-Fri.
3. Qualified Nurse available on-site 24 hrs a day for emergencies.
4. Weekly surgery on-site with local G.P.
5. Complete Grounds Maintenance service.
6. Property Maintenance service on-site. (supervisor in residence)
7. External Redecoration.
8. Emergency call system to each dwelling for medical and property matters.
9. Bed linen collected, laundered and returned each week.
10. One hour’s cleaning to each dwelling per week.
11. Cleaning of communal areas.
12. Restaurant open 5 days a week.
13. Shop (open 3 mornings a week).
14. Regular external window cleaning.
15. Annual gutter cleaning service.
16. Bi-annual patio cleaning service.
17. Annual 3-star gas boiler service for domestic properties.
18. Buildings insurance.
19. Maintenance Reserve Fund.
20. Use of facilities including Bar, Library, Snooker Room, Launderette, Village Hall, Allotments, Walking Meadow and Croquet Lawn.
Service Charges and Property Schedules
Total number of properties: 236
| Property Type |
Number
|
Service Charge Banding
|
| 1 bed apartment |
30
|
A
|
| 2 bed apartment |
104
|
C
|
| |
|
|
| 1 bed bungalow |
7
|
A
|
| 1 bed bungalow + conservatory |
18
|
B
|
| |
|
|
| 2 bed bungalow |
27
|
C
|
| 2 bed bungalow + conservatory |
43
|
D
|
| 2 bed chalet bungalow + conservatory |
7
|
D
|
Service Charges for 2009 / 2010 are:
Banding:
1 bed - £2,520 per year
1 bed with conservatory - £2,880 per year
2 bed - £3,492 per year
2 bed with conservatory - £3,852 per year
No Double Occupancy Charge
<< Back