Welcome to Ermin Apartments
TABLE OF CONTENTS Why you need this manual 1 USEFUL INFORMATION AND CONTACTS 1.1 Building Warranty 1.2 Customer Service 1.3 Communal area emergencies & repairs 1.4 Postal Deliveries 1.5 Useful Contacts 1.6 Getting Around 1.7 Local Information 2 LOOKING AFTE R YOUR NEW HOME 2.1 Care & Maintenance Guidance 2.2 Running In 2.3 Servicing & Maintenance checklist / Bulbs 2.4 Prolonged absence 2.5 Electrical safety in the home 2.6 Energy Efficiency 2.7 Energy Saving 3 APARTMENT FIXTURES & FITTINGS 3.1 Lighting 3.
5 ESTATE SYSTE MS & SERVICES 5.1 Access & Security 5.2 Fire Protection 5.3 Communal Lighting 5.4 Refuse Bins & Bicycle Storage 5.5 Concierge 6 ESTATE MANAGEMENT 6.1 Ownership & Management 6.2 Managing Agent 6.3 Service Charge 6.4 Insurance 6.5 Ground Rent 6.6 Sale or Subletting 6.
W H Y Y O U N E E D T H I S M A N U A L The manual and associated documents have been designed to provide new home owners with comprehensive guidance relating to the ownership and maintenance of their home. All aspects of apartments and the estate have been covered. Residents should ensure they consult the manual prior to making contact with the Developer or Managing Agent in order to avoid unnecessary call out charges.
CHAPTE R 1 USEFUL INFORMATION & CONTA CTS
1 . 1 B U I L D I N G W A R R A N T Y During the first year from the date of legal completion of your property, generally speaking Thornsett London Ltd (also referred to as Thornsett) will rectify problems in accordance with the terms of the Premier Guarantee New Homes Warranty. For further guidance, see copies of the Premier Guarantee documents that were issued to your solicitor at the time of exchange of contracts and on legal completion.
1 . 2 C U S T O M E R S E R V I C E S Thornsett London Ltd provides a 12 months defect liability period, in compliance with Premier Guarantee New Homes Warranty guidelines. This does not include accidental damage. Reasonable access will be required to your property to carry out any necessary repairs. Any problems or issues which affect your property should be reported to Thornsett in writing as soon as reasonably possible.
1 . 3 C O M M U N A L A R E A E M E R G E N C I E S & R E P A I R S The Managing Agent, London Residential Management Ltd (LRM) is responsible for matters relating to the building’s communal areas, for example: Building & Entry Systems Communal Insurance Lighting Roof Leaks or Flooding Access to the development Maintenance of communal equipment Communal cleaning WHO TO CONTACT London Residential Management Ltd 9a Macklin Street London WC2B 5NE ℡ 020 7438 1080 www.l-r-m.co.
1 . 4 P O S T A L A D D R E S S & D E L I V E R I E S The apartments have the following postal addresses. Apartments 1-9 265 Goswell Road London EC1V 7AH Apartments 1-3 14 Friend Street London EC1V 7NS Apartments 1-18 18 Friend Street London EC1V 7NS 16 Friend Street London EC1V 7NS POSTAL DELIVERIES & POST BOXES Post will be delivered to the individual post boxes located in the relevant ground floor communal lobby to your building. The postman has been provided with a fob into the lobby only.
1 . 5 U S E F U L C O N T A C T S DEVELOPER Thornsett London Limited 34 Margery Street London WC1X 0JJ ℡ 020 7843 9500 020 7843 9501 cs@thornsettgroup.co.uk www.thornsettgroup.com MANAGING AGENTS London Residential Management Ltd 9a Macklin Street London WC2B 5NE ℡ 020 7438 1080 www.l-r-m.co.uk LOCAL AUTHORITY Islington Council 222 Upper Street, London N1 1XR ℡ 020 7527 2000 www.islington.gov.uk information@rbkc.gov.uk Council Tax ℡ 020 7527 2633 www. www.islington.gov.
1 . 6 G E T T I N G A R O U N D The closest underground station to the development is “Angel” on the Northern Line. # At the time of printing, Oyster is the cheapest way to pay for single journeys on bus, tube, tram, DLR and London Overground services. It can store up to £90 of credit which can be used for ‘pay as you go’ travel. You can also load your 7 day, monthly and annual travel card onto your Oyster card. The Oyster card is reusable. You can manage your card online. www.tfl.gov.
G E T T I N G A R O U N D Zipcar’s range of self-service cars and vans are available 24/7 for rent by the hour, day, week or month. Book any car in the fleet online or over the phone and then use your ‘zipcar smartcard’ to pick up the vehicle. Hourly rates start from £3.95 (at the time of printing). Zipcar has cars parked in a dense network of dedicated spaces across London and several other UK cities, typically within a few minutes’ walk of your home or work.
1 . 7 L O C A L I N F O R M A T I O N BANKING Halifax 1 Liverpool Road, London N1 0RP 020 7599 1812 Nationwide 32-33 Upper Street London, N1 0PN 0845 266 1581 Royal Bank Of Scotland PLC 40 Islington High Street London N1 8XB 020 7520 0777 SHOPPING Iceland Foods Ltd 62-64 Chapel Market London, N1 9ER 020 7837 5562 Boots 35-37 Islington High Street London, N1 9LH 020 7837 3430 Waitrose 21 Liverpool Road London, N1 9EN 020 7278 2207 Royal Mail Mt.
G E T T I N G A R O U N D Pizza Express Restaurants 335-337 Upper Street N1 0PB 020 7226 9542 Browns 7-9 Islington Green London N1 2XH 0844 567 2409 Ask 52 Upper St Lndon N1 0PN 020 7226 8728 Med Kitchen 334 Upper Street London N1 0PB 020 7226 7916 The Diner 21 Essex Road London, N1 2SA 020 7226 4533 Metropolitan Police Service 2 Tolpuddle Street London N1 0YY 020 7704 1212 Whittington Hospital NHS Trust Highgate Hill N19 5NF Tel: 020 7272 3070 REMEMBER IN THE CASE OF AN EMERGENCY CALL 999 Homerton
CHAPTER 2 LOOKING AFTER YOUR HOME
2 . 1 C A R E & M A I N T E N A N C E CONDENSATION–WHAT IS G U I D A N C E IT? There is always some moisture in the air, even if you cannot see it. If the air gets too cold it cannot hold all the moisture and tiny drops of water appear. This is called condensation. You notice condensation on a cold day when you breathe out warm, moisture-laden air, or when the mirror mists over when you have a bath. Condensation occurs in cold weather, whether it is raining or dry.
2 . 2 R U N N I N G I N Running in a new home requires attention to detail and awareness of heat and ventilation control, to allow the expansion and contraction of natural materials to take place. The following details and guidance are provided for the successful ‘running in’ of your new home. NEED FOR VENTILATION & TEMPERATURE CONTROL The presence of water in construction materials means that it is essential to allow the property to dry out as naturally as possible.
R U N N I N G I N If carrying out any works in your home we recommend considering the use of low VOC (Volatile Organic Compound) products and the use of certified timber. Using low VOC products will mean a cleaner healthier environment for you and your family. SUMMARY WHAT IS THE OPTIMUM TEMPERATURE SETTING? The recommended room setting is 20oC (68 oF). IS IT NORMAL TO SEE CRACKS IN WALLS? Yes. It is perfectly normal to see small cracks as the building materials shrink in the normal course of drying out.
2 . 3 S E R V I C I N G & M A I N T E N A N C E C H E C K L I S T The list below suggests items which should be considered for regular servicing, maintenance or testing in accordance with the manufacturers’ or installers recommendations. Carry out annual system checks.
2 . 4 P R O L O N G E D WHO SHOULD I A B S E N C E S ADVISE OF ANY PROLONGED PERIODS OF ABSENCE? Advise dates of absence and contact details to the managing agent in case of an emergency. WHAT TO DO - WHAT NOT TO DO - WHAT TO LEAVE ALONE When leaving the property for extended periods e.g. exceeding two weeks, it is recommended that the following matters should be considered for health and safety and practical reasons.
2 . 5 E L E C T R I C A L S A F E T Y I N T H E H O M E Prior to contemplating or undertaking any changes to the electrical installations within the apartment, you need to be aware that for your health and safety there are restrictions upon what you may and may not do as prescribed by Government legislation. GOVERNMENT LEGISLATION New building regulations aimed at curbing the number of deaths, injuries and house fires caused by faulty electrical installation, came into force on 1st January 2005.
2 . 6 E N E R G Y E F F I C I E N C Y Example of an appliance energy label EU Directive 92/75/EC[1] established an energy consumption labelling scheme. The directive was implemented by several other directives thus most white goods, light bulb packaging and cars must have an EU Energy Label clearly displayed when offered for sale or rent.
E N E R G Y E F F I C I E N C Y RENEWABLE ENERGY The heating and hot water system in the flat is designed to be fuelled from the central plantroom. The central plantroom is fired by three Low NOx, condensing high efficiency gas boilers. SUSTAINABILITY One key aspect of sustainability is embracing renewable energy and the development benefits from photovoltaic panels on the roof. To be sustainable apartments must also be energy efficient and therefore minimise their impact on the environment.
2 . 7 E N E R G Y S A V I N G The Energy Saving Trust suggests the following ‘Top Ten Tips’ for saving energy. Turn your thermostat down. Reducing your room temperature by 1°C could cut your heating bills by up to 10% and can typically save up to £40 per year. If you have a programmer, set your heating and hot water to come on only when required rather than all the time. Close your curtains at dusk to stop heat escaping through the windows and check for draughts around windows and doors.
2 . 7 E N E R G Y S A V I N G A dripping hot water tap wastes energy and in one week wastes enough hot water to fill half a bath, so fix leaking taps and make sure they're fully turned off! Use energy saving light bulbs. They last up to 10 times longer than ordinary bulbs, and using one can save you around £45 over the lifetime of the bulb. This saving could be around £70 over its lifetime if you're replacing a high wattage incandescent bulb, or one used for more than a few hours a day.
CHAPTER 3 APARTMENT FIXTURE S & FITTINGS
3 . 1 L I G H T I N G Generally, spotlights with transformers are fitted in the kitchen, bathroom, en-suite bathroom, living room and bedrooms. There are low voltage down lights under the kitchen cabinets.
3 . 2 W I N D O W S 2 & G L A Z I N G 3 4 5 Your home is fitted with tilt turn windows. A quarter turn of the handle opens the top slightly for secure ventilation, while a half-turn will allow the window to swing inward on side hinges so you can easily clean the outside surface. Tilt turn windows are made from strong, durable UPVC, simply wipe the frames clean with a damp cloth. Picture 1: shows the window handle pointing downwards in the closed and locked position.
W I N D O W S & FOR SAFETY YOUR G L A Z I N G Never leave your windows unattended and open. CARE & MAINTENANCE It is recommended that cleaning should be carried out AT LEAST every three months. Window frames should be cleaned using a damp cloth and warm soapy water only. Steel wool, strong acids, alkalis and abrasive cleaners should never be used. Periodically, the glazing and framework should be checked for damage and deterioration especially mastics and sealants.
3 . 3 K I T C H E N U N I T S & A P P L I A N C E S APPLIANCES Residents MUST fill in and return all guarantees/registration cards in order to activate warranties. These cards can be found in the kitchen appliance pack. Alternatively you can go online and register the appliances at www.AEG.co.uk. APPLIANCE Dishwasher Telescopic Extractor Fan Fridge/Freezer Ceramic Hob Microwave Oven Washer Dryer Waste Disposal SERVICE MANUFACTURER AEG ELECTROLUX MODEL NO.
K I T C H E N POWER U N I T S A N D A P P L I A N C E S SUPPLY 1 2 Switches are on a multi-gang socket/fused spur switch (picture 1 above) and are labelled for each appliance. These switches control the power supply to each individual appliance. There is a separate switch for the hob. See 2 above. These switches are located in the cupboard above the microwave. WASTE 3 DISPOSAL UNIT 5 4 Picture 3 above shows the waste disposal unit which is located under the sink.
K I T C H E N U N I T S & A P P L I A N C E S Properties are fitted with the following Omega kitchen units, with applied laminate worktops and glass splash backs.
K I T C H E N U N I T S & A P P L I A N C E S Plot Base/ Tall Units Wall Units Carcase Handles Worktop Spash back 18/6 Gloss Walnut Gloss walnut Walnut Suite 154 Grey Limestone - Duropal 60mm Quadra edge Glass, RAL 7035 18/7 Mattonella Gloss White Mattonella Gloss White Gloss White Suite 154 Ipanema Grey - Duropal 60 mm Quadra Edge Glass, RAL 7040 18/8 Mattonella Gloss Ivory Matt Ivory Suite 154 18/9 Mattonella Gloss Stone Mattonella Gloss Ivory Mattonella Gloss Stone Gloss S
K I T C H E N CARE & U N I T S A N D MAINTENANCE A P P L I A N C E S - APPLIANCES General guidance is included below. Please refer to the individual appliance manufacturer’s instructions included in this pack. Neither the Landlord nor the managing agents are responsible for routine servicing. For the warranties to apply, appliances must be maintained by the property owner in accordance with the manufacturers’ recommendations.
K I T C H E N U N I T S & A P P L I A N C E S WORKTOPS PROTECT FROM SCRATCHING While no harm will be caused by crockery and other kitchen utensils being moved about on the worktop, the surface can be damaged if used as a cutting surface. PROTECT FROM MOISTURE It is important to wipe up all spilt liquids, especially around joints and cut outs. PROTECT FROM STAINS The decorative laminate surface will resist most household chemicals.
3 . 4 B A T H R O O M & W C Area Basin to Main Bathroom Basin to En-suite Shower Room/Cloakroom Basin Taps WC WC Roll Holder Robe Hook Bath Bath Screen Bath/Shower mixer Mirror Cabinet with shaver socket Heated Towel Rail Shower Set Shower Enclosure Shower Mixer Bespoke Mirror Cabinet Light Mirror Cabinet to Shower Rooms CARE & Manufacturer/ Model Colour Roca, The Gap, Semi-Recessed Ref:32747S..0 with 50mm thick Quartz Compac Lumicks Coco shelf Roca, The Gap Ref:327476..
In the interest of safety, baths and shower trays must not be polished with wax or silicone polish (e.g. Pledge, Mr. Sheen). A sealant has been applied around your bath and shower tray, where water splashes occur. Owing to natural drying of your new home, these areas may become vulnerable to movement.
B A T H R O O M & W C SHOWER HEADS Heads should be cleaned using a mild solution of washing up liquid mixed with water. Don’t use anything caustic. Mild detergents are to be used instead of ‘branded’ cleaners which are too harsh for the chrome shower. Register your shower at www.vado-uk.com/guarantee_registration.php for your 12 year guarantee. SANITARY WARE China basins, pedestals, WC pans, WC cisterns and shower trays.
3 .
D O O R S 1 2 3 The door and lock is a ‘Secure by Design’ standard for your safety and security. Operation: To enter the apartment – Insert your key into the deadlock which turns the deadlock (picture 2). Once you have unlocked the door, push the handle in the downward position which releases the 3-point locking mechanism. Once inside the apartment, close the door behind you, using the handle and return it to the horizontal position, as shown in picture 1 above.
D O O R S DUSTY SURFACES Day to day build-up of dust particles can usually be removed with a soft duster, but if dust has bedded into the grain of the veneer it will have to be removed by the application of a liquid reviver such as teak oil or liquid furniture wax. A cost effective cleanser can be made by mixing approximately 60% Linseed Oil with 40% White Spirit. DAMP HAZE (BLOOM) A milky blue haze can sometimes develop due to cold conditions, high humidity or condensation etc.
D O O R S MANUFACTURER & SUPPLIER DETAILS FRONT DOORS & INTERNAL DOORS Solid Wooden Doors 90 Church Street Weybridge Surrey KT13 8DL www.solidwoodendoors.com ℡01932 851 081 01932 845 650 info@solidwoodendoors.com WARDROBE DOORS Champion Building Services 9th Floor Hill House 17 Highgate Hill London N19 5NA ℡ 020 30055390 championbuild@gmail.com www.championbuild.co.uk HANDLES Handle anything LTD 90 Church Street Weybridge Surrey GT13 8DL ℡01932 845 627 01932 845 650 www.handleanything.
3 . 6 F L O O R I N G Properties are finished with a combination of the following floor surfaces: Area Flooring Lounge, Kitchen & Hall Bedrooms CARE & Kahrs Engineered Flooring – Linnea Oak Dome – 1strip stained white Bremworth Velluto Sincerity 4/826 MAINTENANCE OF HARDWOOD TIMBER FLOOR Do Clean the floor regularly. Wipe up any spilt liquids immediately (wood will absorb liquids and expand). Use protective pads under all furniture legs. Use barrier mats at all external doors.
3 . 7 S T A N D A R D D E C O R Properties have been decorated using the following Dulux products and finishes: SURFACE Woodwork Ceilings Walls throughout FIXING TO DESCRIPTION Brilliant White Eggshell Brilliant White matt Dulux INTERNAL REFERENCE 40YY 73/028 PARTITIONS Internal walls are 70mm stud work to which skimmed plasterboard is fixed. Only lightweight objects, i.e.
3 . 8 W A L L & F L O O R T I L I N G The bathroom and kitchen areas have been finished with the following Keystone tiling products: BATHROOM/ EN-SUITE APARTMENT ROOM AREA Wall All Bathrooms/ Shower Room/ En suite Feature Wall Floor Please see enclosed leaflet for care information. MANUFACTURER The CP Group Armytage Road Industrial Estate Brighouse West Yorkshire HD6 1PU ℡01484 727 147 sales@cpgroupuk.com www.cpgroupuk.
CHAPTE R 4 APARTMENT SYSTEMS & SERVICES
4 . 1 E L E C T R I C I T Y Initially, EDF Energy will supply electricity to your apartment. See Section 1.5 for contact details. Residents have a choice over which company they subsequently wish to contract with for the supply of this service. ELECTRICITY METER Each apartment is individually metered. These meters are located in the riser cupboard at each floor level of the building (for example, if your apartment is on the first floor, your meter will be located in the riser cupboard on your floor).
E L E C T R I C I T Y 5 AMP SOCKETS In addition to the usual 13amp electrical sockets, there are 5amp sockets installed in the lounge and bedrooms. These are primarily used for lamps and once plugged in to these wall sockets, using their round pin plug function can be controlled via the wall switches.
ELECTRIC TROUBLE SHOOTING GUIDE I have no electrical power to my home I have no heating to my home Did you just plug something in? Check the RCD Board in the hallway cupboard to see that none of the switches are set to OFF Yes Contact Unplug and check RCD Turn ON any switches that have tripped off Did this solve the problem? Yes Check the following: 1. Is heating timer set correctly? 2. Are thermostats turned up? 3.
4 . 2 H E A T I N G ROOM HEATING Your home is fitted with a hot water central heating system, consisting of a heat exchanger unit, under floor heating, a pump and controls. Water heated by the heat exchanger is pumped around the under floor heating system through pipework concealed in the walls and floors. Within each room or space a switched spur feeds the under floor heating via a wall mounted controller (below) which provides temperature and time clock control.
H E A T I N G WATER HEATING Your water is heated by the heat exchanger unit. There is a communal hot water cylinder located in the basement. Water from the rising main is directly heated and distributed from the basement to the hot taps around your apartment. There is a control on the heat exchanger to set the temperature of the hot water from the taps. This has been ‘factory set’ at 40o and shouldn’t need to be adjusted.
H E A T I N G BATHROOM HEATING The Zehnder Spa towel rails are electrically thermostatically controlled and can be adjusted to suit residents’ requirements. The main fuse spur control switch for the radiator is a switch located outside the bathroom door. MANUFACTURERS HEAT EXCHANGER Evinox Ltd Blenheim House 1 Blenheim Road Epsom Surrey KT19 9AP ℡ 0871 4235661 www.evinoxenergy.co.
4 . 3 G A S S U P P L Y Whilst your apartment does not have an individual gas supply, gas does supply the communal boilers which are located in the basement which supply the heat exchangers with heating and hot water throughout the whole development. You will not receive a gas bill from the utility company, but you will be invoiced by the managing agents, for usage of your heating and hot water consumption.
4 . 4 F I R E FIRE P R O T E C T I O N CONTAINMENT To comply with Building Regulations the homes are designed to meet minimum fire containment standards. Between homes, party walls and ceilings provide protection from fire.
F I R E P R O T E C T I O N CHECK & TEST Check weekly that the indicator light is on. This indicates that the alarm is receiving mains power. Test weekly by pushing in the test button for about 10 seconds until the alarm sounds. Low Battery Warning The alarm will tell you when the battery is low by beeping every 60 seconds. A new battery should be fitted as soon as possible. You should refer to the manufacturer’s operating instructions for further guidance.
4 . 5 H O M E E N T E R T A I N M E N T TELEVISION SERVICE OVERVIEW Your home has been wired for digital terrestrial (BBC/ITV), FM and DAB radio, Sky television and Hotbird Satellite 13° E. There is also a CAT5 network designed to carry HDMI signal over CAT5. A communal SKY PLUS dish is installed on the roof. Residents will need to contact SKY to arrange to provide a viewing box and card. A communal Hotbird dish is also installed on the roof.
H O M E E N T E R T A I N M E N T A media plate (above) is installed in each habitable room. Users should connect a male to female UHF cable from the socket on the plate above into the socket in the back of your TV. You should re-tune your TV once this has been connected. Male lead Female lead This allows for the same programme to be viewed on each TV.
H O M E E N T E R T A I N M E N T TR OUBLES HOOT ING I have no picture on my TV There is no power going to my TV Is the SKY receiver box on? Check that the TV is properly connected to the power socket and aerial socket Did this solve the problem? NO Check RCD and see if any switches are in the OFF position If possible, plug another TV into the socket . If it works, it is likely to be a fault with the TV Turn box off from plug and wait for 20 seconds. Turn back on.
4 . 6 T E L E P H O N E There are telephone sockets in all rooms which are cabled to connect to analogue telephone and Internet services. In order to use Internet services, you must have a telephone line activated. You should contact your chosen service provider to activate this service. The main telephone line comes into the building from the distribution box at basement level and routes into the apartment via the master socket located in the hallway cupboard and distributes to all rooms.
4 . 7 V E N T I L A T I O N ‘WHOLE HOUSE’ VENTILATION Your apartment has a Vent-Axia ‘whole house ventilation’ extract system that constantly extracts moist and polluted air from the property. The system has 3 fully adjustable speeds and a purge setting – maximum. On the front of the unit (located in the hallway cupboard) is a digital controller that can be used to pre-set the speed to the required air flow with the performance range.
KITCHEN VENTILATION 3 4 Cooker Hood On/Off switch Each kitchen is fitted with an Electrolux Telescopic Extract cooker hood with three speeds, which discharges cooking aromas. To operate, gently pull out the cooker hood holding the front with 2 hands (picture 3 above). Use on/off buttons located on the right of the extractor (picture 4 above). There is a filter within the unit, which should be changed/cleaned regularly. Please refer to manufacturer’s instructions for further details.
4 . 8 W A T E R Water and sewerage services will be supplied by Thames Water (see chapter 1.6 for contact details). Residents do not have a choice over which company they choose to contract for this service. As the water enters your home, its flow is controlled by the main stop valve which allows you to turn off the supply in an emergency or for maintenance. Your stop valves are located in the hallway cupboard at high level (see the picture below).
W A T E R WASTE BLOCKAGES AND WATER LEAKS In event of waste blockages in the bathroom, access to the waste pipes is afforded via access panels in the bath panels. However, the cause of a blockage may be from either your or another’s apartment Consequently, in event of waste blockages or water leaks from another apartment contact the Managing Agent who will advise upon what action to take.
CHAPTE R 5 ESTATES SYSTEMS & SERVICES
5 . 1 A C C E S S RESIDENTS’ & S E C U R I T Y ACCESS Residents can access the building by using their electronic fob (picture 1) which should be presented to the fob reader within the intercom panel at the front entrance door (picture 2). The reader will acknowledge the fob and the door will click open. 2 1 Main Front Door fobs VISITORS’ ACCESS An intercom panel (picture 3) is linked to each apartment from the front communal entrance door.
A C C E S S IN THE & S E C U R I T Y EVENT OF ELECTRICITY SUPPLY FAILURE. If there is an electrical power failure the door to the main building will ‘fail safe’ which means that the residents will be able to open the doors manually.
5 . 2 F I R E P R O T E C T I O N For residents’ increased safety, and to meet Fire Regulations, the building’s communal areas are designed to have minimal fire risks affording occupants safe access to the stairwell and exit. On the top floor of each communal area are two Automatic Opening Vents (windows). If there is a fire in the building, they will open automatically to allow smoke to be extracted from the staircase.
5 . 3 C O M M U N A L L I G H T I N G Communal ceiling and wall lights Movement sensors operate lighting to the communal lobby areas. The Managing Agents can adjust the duration of illumination. The external lighting to the main entrance and terraces is operated automatically via photocell and will illuminate once the external lighting reaches a certain level. NOTES IN THE EVENT OF ELECTRICITY SUPPLY FAILURE All communal areas are fitted with emergency lighting.
5 . 4 R E F U S E B I N S & B I C Y C L E S T O R A G E The location of refuse bins and bicycle stores are shown on the diagrams below.
DISPOSAL OF REFUSE/RUBBISH There are a number of communal refuse storage areas allocated to apartments. There are both refuse and recycling bins available. Residents are personally responsible for transferring their refuse from their apartment to the refuse store. If you find that a collection has been missed, please contact the Managing Agent. The refuse store includes communal bins for household rubbish and recycling.
5 . 5 C O N C I E R G E The Concierge will be on site between 7.00am to 5.00pm Monday to Friday. The concierge will have a strong customer service focus and will make themselves available for all reasonable lessee requests. In addition they will perform the following duties: • Daily inspection of the estate. Recording all faults/observations in the maintenance book, referring issues to the managing agent for resolution.
CHAPTER 6 ESTATE MA NAGEMENT
6 . 1 O W N E R S H I P & M A N A G E M E N T ESTATE OWNERSHIP The landlord is “The Master and Keepers or Wardens and Commonalty of the Mystery or Art of Brewers in the City of London as Trustees of the Dame Alice Owen Foundation of Brewers Hall Aldermanbury Square London EC2V 7HR” and they hold the leasehold reversionary interest.
6 . 2 M A N A G I N G A G E N T APPOINTMENT Thornsett London Limited has entered into an initial one-year management contract with London Residential Management to act as the managing agent for the estate. The managing agent has created a Management Scheme – including preliminary financial estimates – for the day-to-day running of the building.
6 . 3 S E R V I C E C H A R G E S ANNUAL BUDGET ESTIMATES & INVOICES The managing agent will be responsible for the production of financial budgets for the running costs of the building in accordance with the lease. Service charge payments are due half yearly in advance on 1st January and 1st July, and demands based upon the annual budget will be issued in advance by the managing agents.
6 . 4 I N S U R A N C E BUILDING INSURANCE Arranging and maintaining adequate building insurance cover for the building is the responsibility of the managing agent. The managing agent, on behalf of the management company, will collect the insurance premium from lessees and account to the residents for these sums. CONTENTS & PERSONAL EFFECTS INSURANCE Insurance arrangements to cover personal effects (e.g.
6 . 5 G R O U N D R E N T PAYMENT & REVIEW ARRANGEMENTS The rent sum, as specified in each lease and due to the Landlord, is payable in advance on 1st January in each calendar year. This sum will be demanded and collected yearly in advance by Daniel Watney on behalf of the Landlord. RENT SUMS The Rent shall be fixed for each twenty five year period of the Term commencing on 26th March 2012 (“the Base Date”) -: (a) For the first 25 years of the Term of £300.00 per annum (1 bed units) £400.
6 . 6 S A L E O R S U B L E T T I N G To conform to the lease, when the ownership of a property is to be transferred, or a property is to be sublet, the landlord and management company must be formally advised of the transaction via the managing agent, and preferably before legal agreements are entered into. When selling a property, your solicitor will need up-to-date information about the insurance of the building, service charges etc.
6 . 7 R E S I D E N T S ’ O B L I G A T I O N S The lease contains various obligations, which apply to tenants and all residents, in respect of the use and care of homes and communal areas, which are intended to: Enable residents to co-exist with their neighbours as comfortably, safely and harmoniously as practicable. Maintain the integrity and general upkeep of the homes, the building and amenity areas. These obligations are enforceable by the landlord and the management company.
3.3.2 The Tenant shall pay to the Landlord and the Superior Landlord an amount equal to any applicable VAT in addition to any such consideration at the same time and in the same manner as that consideration. 3.3.
3.8.3 The Tenant may make the following alterations: 3.8.3.1 an alteration to the interior of the Flat which does not alter or in any way affect the whole or any part of the structure of the Building; 3.8.3.2 the installation of or an alteration to a Conduit forming part of the Flat; and 3.8.3.
3.10.1.1 canopy; 3.10.1.2 flag; 3.10.1.3 flower pot or hanging basket; 3.10.1.4 clothing or washing; 3.10.1.5 aerial or satellite dish; 3.10.1.6 sign including any “to let” or “for sale” signs; or 3.10.1.7 advertisement. 3.10.2 The Tenant shall display and maintain all notices which the Landlord may from time to time reasonably require to be displayed at the Flat. 3.11 Default notices 3.11.
3.13.4 The Tenant shall not play or use any musical instrument, loud speaker, sound amplification equipment or similar apparatus in such a manner as to be audible outside the Flat. 3.13.
3.14.2.1 the Tenant shall have paid to the Landlord all Rent, Service Charge, Insurance Rent and other sums payable under this Lease which have fallen due before the date of the assignment; and 3.14.2.
3.15.3 No later than one month after a Transaction the Tenant shall: 3.15.3.1 give the Landlord’s solicitor notice of the Transaction; and 3.15.3.2 deliver two certified copies of any document effecting the Transaction to the Landlord’s solicitors; and 3.15.3.3 pay the Landlord’s solicitors a reasonable registration fee (plus VAT). 3.16 Disclosing information The Tenant shall: 3.16.1 notify the Landlord forthwith of any change of name or address of the Tenant; 3.16.
3.17.1.2 If the Tenant receives pursuant to any Enactment any notice, order or direction, or a proposal for one, or any communication it shall forthwith produce a copy to both the Landlord and the Tenant shall make such objection or representation against it as the Landlord reasonably requires. 3.17.1.
3.20 Encroachments, easements and third party rights 3.20.
3.23 Indemnity The Tenant shall fully compensate the Landlord for all loss arising directly or indirectly out of the state of repair or use or condition of the Flat or any breach of the Tenant's Covenants or any act, default or negligence of the Tenant. 3.24 Regulations The Tenant shall comply with such regulations in connection with the use and operation of the Flat or the Building or the Development as are made by the Landlord from time to time and communicated to the Tenant in writing. 3.