Seven Dials Court, Covent Garden, WC2H
The Instruction
Our client was considering the purchase of this top-floor, split-level, three-bedroom flat within Seven Dials Court, Covent Garden.
We were instructed to undertake a detailed Level 2 Home Survey to provide the purchaser with a clear understanding of the property’s condition, highlight any significant defects and identify matters requiring further investigation before completing the purchase.
The Property
Seven Dials Court forms part of a mixed-use development constructed circa 1979 following the comprehensive redevelopment and partial refurbishment of properties extending across Shorts Gardens, Monmouth Street and Neal’s Yard.
Prior to redevelopment, the site comprised a mixture of older commercial and residential buildings together with areas of vacant land. The wider Seven Dials district itself dates from the late seventeenth century and has historically accommodated a mixture of residential, retail, workshop, market and commercial uses.
Key Survey Findings
Roof Water Ingress
Evidence of water ingress was identified, which appeared to relate to defective and ageing roof coverings approaching the end of their serviceable life.
Damp Penetration
Areas of damp penetration were noted internally. These appeared to relate to defects within the external envelope of the building, including missing pointing and areas of spalled brickwork.
Previous Alterations
Changes to the internal layout were identified. We recommended that the purchaser’s solicitor undertake appropriate checks to establish whether the necessary Licence for Alterations procedures and consents had been obtained.
Drainage and Internal Wet Services
Blockages were identified within elements of the internal drainage and wet services. We recommended that these be cleared and the relevant pipework checked to confirm that it was functioning correctly.
External Repairs and Major Works
Repairs were required to elements of the wider building. We recommended that the purchaser’s solicitor establish whether any major works were proposed or underway, whether Section 20 consultation had commenced and what reserve or sinking funds were currently held. This would help the purchaser understand the potential for additional contributions following completion.
Our Advice
We recommended that the purchaser undertake further enquiries with the freeholder and managing agent regarding the building’s planned maintenance programme and any anticipated major works.
We also advised that the purchaser’s solicitor carefully review the legal pack to:
– confirm whether the necessary consents were in place for historic alterations;
– review the alterations covenant within the lease and establish which works required landlord consent;
– confirm the position regarding planned major works and any Section 20 consultation;
– and establish the level of reserve or sinking fund available to contribute towards future external and internal major works.
These checks were particularly important given the combination of defects identified during our inspection and the alterations noted to the flat.
The Outcome
Our findings enabled the purchaser to make a fully informed decision when acquiring this attractive top-floor duplex flat.
Our detailed review, covering issues ranging from relatively minor defects through to more significant maintenance concerns, ensured that the purchaser had a clear understanding of the potential cost implications associated with the property.
We also identified alterations and changes to the internal floor plan and recommended that these were checked to confirm that they had been appropriately regularised through the Licence for Alterations process.
In addition, we advised that the alterations covenant within the lease should be carefully reviewed. This was important in establishing whether any of the more minor changes also required retrospective consent and helped protect the purchaser from inheriting unresolved leasehold compliance matters following completion.
For anyone purchasing a flat or residential property and looking to understand its condition before committing to the purchase, Stokemont provides both Level 2 Home Surveys and Level 3 Building Surveys, depending on the age, condition and complexity of the property.
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