Elmbridge Village Q&A

A. The lease for all properties are for a term between 99 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).

A: Owners of a Retirement Villages lease are required to pay an assignment fee when their property is sold.

When a Retirement Village is developed there are very substantial capital costs involved in creating the central ‘country club’ facilities, including the restaurant, bar, kitchens, fitness centre, leisure facilities etc. The assignment fees provide the landlord company with a long term income stream which provides a return on the capital cost of that investment. At the same time, this income stream gives 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 investment performance of the scheme. Retirement Villages Limited develops its villages and owns them in perpetuity. We continue to invest in the up grading and refurbishment of the central facilities and individual units so as to ensure that capital values are maximised.

The level of assignment fee varies. The maximum it will be is 12.5% of the sale value and on some of our older leases it can vary considerably below this percentage level. In all cases, this fee includes the landlord’s solicitors’ costs.

Before proceeding we would advise you to take legal advice to ensure you are fully aware of exactly what the fee would be in respect of the specific property you are considering.

A. The cost of a garage is £6,000 and the term of the garage lease is 21 years. The ground rent is £25-£50 per annum. The lease is not assignable but can be surrendered to the Landlord for 75% of the full price paid originally.

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.

A. The service charge is between £2,651 and £4,056 per annum depending on the size and style of property purchased. This sum is reviewed annually and any changes take effect from 1st April each year. This is payable quarterly in advance.

A. Salaries and National Insurance:

* Administration - A team of three including the Village Manager who are responsible for the supervision and control of the complete on-site management of the village

* Maintenance – Employed or contracted staff who 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 that have arisen from structural damage, and there is an appropriate arrangement for property emergencies outside normal working hours. Where residents require further assistance i.e. electricians, plumbers etc they will be required to pay for this separately.

* Domestic – Each property is entitled to have one hour of domestic assistance and to have up to eight pieces of linen laundered in our central facilities each week.

* Nurses – The village has a team of nurses who operate an emergency 24/7 facility coverage.

Maintenance Reserve Fund (Sinking fund)

There is 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.

Communal Rates

The business rates for the office accommodation, restaurant, kiosk and all the other central facilities.

Insurance

A block policy is 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.

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.

Office Supplies/Telephone 

The costs of running the office accommodation and associated services.

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.

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.

Accountancy/Legal

Auditors costs for the provision of independently certified statements of accounts and any licence fees payable.

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.

Cleaning Materials, Window Cleaning, Garden Supplies, Uniforms, Interest and Recruitment Advertisements

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.

A: Our assisted purchase scheme is where we act as an agent on your behalf, managing the sales process, and helping you to secure a buyer for your 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.

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

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.

A. Yes they are. However for obvious reasons it is essential that they are well trained and controlled

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.

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.

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.

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.

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.