Q&A

A. Anyone, who is over 55 (or is married to someone over 55). The services and facilities have been designed for people of this age group. Visitors of residents are, of course, welcome and the hire of a guest suite is available.

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. Yes, the properties are sold with 125 year lease. The lease commenced on 1st January 2006. There is a charge of £10 per annum for ground rent.

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. There is a restaurant with sun terrace, bar, 30ft swimming pool, hot tub, fitness room, therapy room, library with Internet connections, hairdresser, shop and Sanctuary. The Village Manager and Front of House Manager will be organising various activities and social events within the Village.

A. We have a range of 1 and 2 bed apartments and a handful of cottages for the independent purchaser; a range of fully serviced 1 and 2 bed apartments for those who may be less active and want a hotel-style package; and a traditional nursing home.

A. Yes, you can have a tailor-made package to suit your needs, such as help with bathing, dressing and meals for example. This would be priced accordingly with a care plan produced which would be agreed with you. An assessment would be made with the RV Care Manager for any care required and this care package is billed separately to the monthly Roseland Parc account.

At Roseland Parc our aim is to help you live as independently as possible, in your own home. For more information see our “Village Services and Facilities” leaflet.

A. Yes, provided we have a room available and Matron has agreed it is the best place for you. We will try and give priority to existing Roseland Parc residents.

A. Full details are in our ‘Village Services and Facilities’ leaflet, but briefly there are 3 options:

* For independent cottages and apartments, you may expect to pay a Village Charge of £68.65 per week for a single and £102.97 per week for a couple. This covers all your external buildings insurance and maintenance, the removal of rubbish, external window cleaning, connection to the emergency call system and the use of all the amenities. The normal expenses such as water, electricity, telephone and Council Tax are not covered by this charge.

* For fully serviced apartments, the charge is £255 per week for single occupancy and £332.93 for a couple, plus the Village Charge as above. This ‘hotel style package’ includes all your meals, cleaning of the apartment, internal window cleaning, laundry and linen and a daily check from RV Care.

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.

 * Nurses – The village has a team of nurses operating 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. The Village Charge is based on the actual costs incurred in providing the various services within the village. Each year, residents will be informed of the expected cost, and they will have a chance to comment. Any increase, therefore, will only happen if services actually cost more, and after we have consulted all the residents. It is not possible to give predictions for this, but suffice to say the company has considerable experience, gained over 20 year of managing its villages, and is very conscious of the need to keep costs under control whilst continuing to give quality service.

Service charges over the last five years at our other villages have variably risen each year between 2.0 and 4.5%. The charges for the ‘hotel style’ services provided under the Lease of a fully serviced apartment may not be increased above the rate of inflation.

A. In cases of genuine hardship, we may agree to postpone the payment of all or part of the charges, leaving them to be paid on the eventual sale of the property. Provision for this is included in the Leases of the properties.

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. Yes subject to our approval, and provided they will not be a nuisance to other residents.

A. Yes and four chairs. The balconies measure 9ft by 4ft 6in.

A. Serviced apartments do have lifts, but the independent apartments are ground floor or have private stairwells, which have been designed to accommodate a stair lift, if required, at a later stage. All properties have their own front door.

A. Regulations introduced in 2006 increased soundproofing levels and these are met at Roseland Parc of course. We have concrete flooring between ground and first floor apartments, which will ensure minimum noise levels. However consideration to neighbours in terms of care with noise is required.

A. Parking is on the edge of the development, leaving the properties traffic-free, and access safe for mobility scooters etc.

We have 59 apartments and cottages and in excess of 70 parking spaces plus 3 disabled parking spaces). Bearing in mind that a large percentage of the purchasers in serviced apartments don’t drive, there should be ample parking for residents and visitors.

There will also be a golf buggy on call, positioned at the parking area, during the day. This will be available to assist residents with shopping from their car to their apartment but is not a personal carrier for insurance reasons.

A. If death occurs between exchange and completion, the 10% deposit paid at exchange would be refunded to the family or executor, less any costs incurred by the solicitors. These costs should total no more than £1000.

A. Roseland Parc require first refusal on the resale of your property, details of which are explained in the Lease.