The comments provided on this page are intended to give an overview of selected topics which, in the experience of Retirement Villages, have been raised by prospective purchasers at Mayford Grange and more generally at other villages within the Retirement Villages wider estate.
Whilst the intention of the page is to provide clarification in respect of the topics covered, the terms of any legal documents to which prospective residents will be required to commit, as a condition of purchasing a property at Mayford Grange and residing there, will in every instance take precedence over any comment made on this Frequently Asked Questions page.
Last Updated: September 2016
A fee, called an assignment fee, is payable every time a property is re-sold. All properties sold by Retirement Villages are sold on a long leasehold basis and when the property is re- sold the lease on that property has to be “assigned” in the legal language, to the new owner, hence the expression “assignment fee”.
The assignment fee forms part of the original agreement when you purchase the property and is not charged in respect of any service(s) to be provided.
The fee varies from village to village and may also vary depending on how long you have lived in your property. The fee can be up to 12.5% of the sales price of a property and Retirement Villages will provide you with worked examples of how this is calculated. Please be sure that you have been given and understand, the exact details for the particular property you may be interested in purchasing.
The terms of the Lease provide that an Assignment Fee is payable on each occasion that the property is sold and is calculated as a percentage of the sale price. If you would prefer to pre-pay the Assignment Fee when you buy your property, you have the option to do so. In that case, the amount payable will be determined by the percentage detailed in your lease. Please ask a member of staff for more details on this.
If you choose to pre-pay the Assignment Fee and then sell the property and assign your Lease within one year of your purchase the Landlord will refund you 75% of the fee. If you sell and assign your Lease after one year of your purchase, but before two years, then 50% of the fee will be refunded. None of the fee will be refunded if you sell after two years.
Your solicitor will be required to advise the Landlord, via our solicitor at the point of purchase, whether you wish to exercise this option and he/she will be able to explain this to you in more detail.
The assignment fee is calculated as a percentage of the price when you sell your property. Since the assignment fee is expressed as a percentage and the selling price of properties will fluctuate over time it is not possible to know what the precise payment will be until a contract to sell is exchanged. If you wish to provide certainty and not wait until you sell before paying the fee, Retirement Villages will, as an option, agree to receive the fee when you purchase, calculated as a percentage of the purchase price.
The assignment fee can be a substantial payment and it is therefore clearly important to understand how the assignment fee is calculated and when it is payable and you are advised to obtain legal advice in this respect. Indeed, Retirement Villages will not grant any new lease or assign an existing lease to anyone who is not legally represented.
Indeed, we recommend that you should seek independent advice, support and representation as appropriate with regards to a move to one of our Villages.
When you wish to sell the property you can offer it on the open market. Retirement Villages has its own in-house dedicated estate agency service offering a specialised sales and marketing service and will be pleased to offer its services to you for a fee to be agreed at the time. Alternatively, you may instruct another estate agent of your choosing if you wish.
A Company (Mayford Grange Management Ltd) set up for the sole purpose of the management of the estate and buildings at Mayford and arranging the services as set out in the Deed of Management.
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.
For the financial year (1st October 2016 to 30th September 2017) the service charge is £7,011.60 per annum. Service Charge reviews will then take place each year, any changes taking effect from the following 1st October.
The service charge is payable quarterly in advance or monthly by Direct Debit.
The Landlords make a contribution equal to four service charges in respect of “The Grange” Care Suite situated within the Village.
There is also a Ground Rent of up to £350 per annum.
1. Salaries and National Insurance:
2. 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.
3. Communal Rates
The business rates for the office accommodation, restaurant, shop/kiosk and all other central facilities.
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 employers and public liability. You will need to arrange your own contents insurance cover.
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 office and associated services.
7. Repairs and Maintenance
8. 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.
9. Accountancy / Legal
The annual independent Audit and the associated costs for the provision of Certified Accounts plus any other fees payable in relation to the operation of the Management Company.
10. 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.
11. Cleaning Materials, Window Cleaning, Garden Supplies, Uniforms, Interest, Bank Charges and Recruitment Advertisements
There are some additional Management Fee charges which may apply from time to time. Details of these can be found within the Leaseholders Handbook.
The Service Charge is variable and operates on a strictly “not for profit” basis, in accordance with the Housing Acts and therefore any future increases will only reflect any actual increased cost in providing the services. We will give at least 28 days’ advance notice of any change.
As an illustration, we have calculated the annual costs for a typical property in Mayford Grange and we have also given an illustration of the potential costs on sale. These are available upon request.
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.
Subject to obtaining prior consent from the Landlord, minor internal alterations and improvements can be made, However, when the lease is assigned, the Landlord reserves the right to restore the property to its original condition at the expense of the outgoing tenant. An administration fee of £75+ VAT is chargeable for approval and final inspection of the works.
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.
An en-suite guest room is also available within the Village at extremely reasonable prices.
Car parking is very restricted within the Village and allocated spaces are available at a cost of £500 per year.
Limited spaces are available for Visitors within the Village on a “first come, first served” basis.
Yes they are. However, for obvious reasons it is essential that they are well trained and controlled.
As per the terms of the lease, residents are not permitted to sub-let their apartments.
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.
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.
A suitably trained and qualified member of staff is on duty 24 hours per day 7 days per week to provide an emergency call out support service within the Village. This strictly covers emergency first response only.
Other care services can be provided and full details can be obtained from the on-site RV Care Manager who is able to arrange individually tailored care packages at an additional cost.
The concept of the village is ‘Independence in retirement’. However, the Company is able to arrange care packages when necessary on a private basis, including packages provided by our domiciliary care agency, a subsidiary company of Retirement Villages at an additional cost. 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 can 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.
Subject to availability at the time, “The Grange” is a nine roomed care suite within the Village which provides both short stay (respite) and fully residential and nursing care. Details of the fees payable for “The Grange” can be obtained from the Village Manager.
There is a restaurant which is normally open for either lunch or dinner seven days per week, bar, library with an internet enabled computer station, a small kiosk selling essentials and seasonal goods and a multi-function room.
The Village Residents’ Association also organises a range of social events and outings for residents to join in if they wish.
We encourage residents to form their own Residents’ Association and the Village Manager is available to attend the Residents Association Committee Meetings by invitation.
Under the terms of the Deed of Management, the Management Company provides each resident with a written estimated budget of the Service Charges for the coming year.
Prior to this being issued, the Village Manager meets with a Finance Monitoring Group appointed by the Residents’ Association, to discuss the proposed new budget and as far as possible to obtain agreement to it, having made available all the relevant figures and supporting information.
The Management Company will also provide to each resident, 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.