Forum Topic

Service Charge - Ferry Quays

HI, I am interested in buying a flat in Ferry Quays, I am first time buyer so I am quite nervous about it. I love the energy of Brentford. I am just a bit worried that the service charge in Ferry Quays is quite high at the moment but most of the agents don't seem to know why or what is going to happen. I heard from someone that there was a kind of agreement with the management company to reduce it in the future but honestly, I haven't found much more. I would love if someone could give me a better idea of what is happening. thanks!

Andres Puentes ● 188d18 Comments

I’m surprised Jim my comments have not attracted more replies. Stephen Clark as far as I can make our is a one man band seeking to apply for something that the High Court has already agreed there was never any Public right of way or access to our Private river front. High court also agreed LBH over reacted and were irrational in bringing this Article 4!I have written to one of local Councillors and asked for their view on this! Still waiting to hear what they will say or their views. After forking out or wasting over £12K of Public money will LBH try to do this? I don’t know but I do know BDL will defend our position robustly again.

David Cook ● 111d

All noted David. Thanks.

Jim Lawes ● 112d

We have access year round Jim current fee is £60 probably good value as the Public only get access from March to October. Cannot get access to Garden centre during the winter months though from the Park.I’m aware that Brentford Walks are trying to get our Pathways opened to the Public via the wildlife and Countryside act 1981 using LBH. I very much doubt this will succeed as LBH have already wasted a lot of public money on this before!

David Cook ● 113d

Regarding the key for the Gate to Syon Park David ...what is the current annual charge?Does the Gate allow you into the area of the Park which the public normally have to pay to get access?Finally! are the pathways, giving access to the Thames embankment,still under lock and key as they once were?I'm just being nosey!

Jim Lawes ● 113d

It’s true the service charges have increased substantially since 2020. HoweverIn Brentford Dock we get all our hot water and heating included.The Estate is old and requires a lot of maintenance, however the Estate is very well built and run by an elected Board every 3 years. The prices here are very competitive when I look across the Canal at Ballymore,Ferry Quays and the gated Island for example.plus we have access to Syon Gardens through our own gate!

David Cook ● 113d

Simon, FQ is not RTM;  it is managed through Residential Management Companies.  All the shareholders are leaseholders and the directors are appointed by the leaseholders.

Barry Jacques ● 115d

Service charges went up a lot, mainly because they were too low in the early years. Where I live we have had most of the expensive itens done - decorating in and out, lifts, carpets in common areas, lights, entryphones. I boughta flat because it was a great deal cheaper than a house and it is a lovely place to live. Feels really safe, quiet except for planes and recently the river wall replacement next door, leafy and rivery environment. I love it, and I think the service charges will come down in ayear or two.Other places have increasing service charges and I don't have the problems I had in a house (replacing windows, New electrics, new plumbing, new roof, even new lawn mower)

Guy Lambert ● 115d

Blimey,thanks Barry.Time and my perception of its passing is obviously not what it could be!

Keith Iddon ● 115d

RTM is very much a halfway house situation. Plus you still need 50% or more residents to agree to come into the scheme, which is often tricky with so many let and landlords living abroad. I stick with my initial suggestion not to buy anything leasehold.Houses in Braemar,New,Albany etc Roads are cheaper than many flats and guaranteed to be Freehold.

Simon Wycombe ● 115d

The flats were completed between 2000 and 2002.

Barry Jacques ● 115d

I was put off buying a flat,partly because of service charges which you know will never go down and as my income would decrease as I got older and took retirement,I didn't think the two things were good  to be going on at the same time.I have also hear tales of flat owners paying service charges for years and then being expected to make a substantial contribution to a huge bill for repalcing things like window frames and roofs etc.I think thats a bit rum really.

Keith Iddon ● 115d

I am not sure how long the flats at Ferry Quays have been there,guessing 10 or 12 years.I am surprised that new lifts are needed after this relatively short length of time.

Keith Iddon ● 115d

A bit late but something to be aware of: I recently tried to buy a flat in the development, and my bank refused to lend on the property. They felt the property was insufficient security for the loan as it would be too hard to sell for various reasons, including the high service fees. This was a major high street bank. So if you do decide to buy in the development, you may need a broker to help you find a bank less worried about fees, and you should be intending to live there for a while, as it may not be easy or quick to sell it on right now.Best of luck!

Mitchell ● 115d

Leaseholders can collectively apply for the Right to Manage (RTM) their own block and remove the involvement of the freeholder, but the building still has to be managed from day to day and things still have to be paid for.  We're involved with a fairly large RTM block and employ professional management and it works pretty well, but in a small block, RTM can become chaotic, with a handful of leaseholders arguing over what needs doing while their building decays around them.       In our block we pay quite a high service charge but half of it goes towards building up a decent reserve fund so we're not faced with big bills for major works when they occur. On the other hand, I know other blocks where the leaseholders prefer paying a much lower service charge and paying for major works as and when they arise. Either way round, any properly managed block should have a rolling capital plan so major works, such as a roof repair, shouldn't come as too much of a shock.

Peter Evans ● 181d

There has been talk about changing the way that leasehold tenancies work.  Suddenly having to pay for large expensive repairs such as lifts and roofs etc can be an unmanageable shock for some.  It does depend on how maintenance expenses are worked out and whether there is any sinking fund for these sudden large ones.  I'd love to hear of best management solutions!

Philippa Bond ● 185d

Guy. I rest my case!

Simon Wycombe ● 186d

All this information should become available once your solicitors begin proper searches, but if any agent seriously wants to sell you a flat on this development, they should make it their business to find out about the leases and service charges and the rest from the vendor.  As Councilor Lambert says, the costs of block insurance generally has soared in the past year or so, and however much the service charges might be to cover repairs and maintenance, you could easily pay the same if you had a house.

Peter Evans ● 187d

Yes, I have lived on FQ for over 10 years, and mostly I love it. It feels extremely secure, the air is very good because there are very few cars etc, and it is mainly very quiet and peaceful. Except when Heathrow use the North Runway (don't notice when the windows are closed) and currently a lot of noise because they are replacing the river wall on the Heidelberg site next door - that should be finished in a few weeks but is very bad now.Yes, the service charges are expensive at present. Partly this is paying for services (cleaning, concierge, electricity etc in common areas, managing recycling and waste, gardening etc). Partly it is paying for long term replacements: in the last year or two we have new lifts, new entrance phones, new corridor carpets and lights, redecoration inside and parts of the outside. We have also had to improve fire security (mainly because the developers skimped 2o odd years ago when it was built). As far as I know there is nothing like that outstanding apart maybe to do with roofs. The expectation is that it will stay high for a couple of years but then reduce, obviously assuming no more horrors emerge. Part of the reason it is heavy now is because there was little set aside in the early years for expenses that are inevitable. I believe this happens in most estates (and separate houses. I remember when I had the shock of replacing the roof!)The really bad thing is insurance: this is arranged by the freeholder ( a murky company based in Panama last time I looked). We have no say at all (everything else is controlled collectively by the leaseholders) in this, which is annoying and insurance in all blocks has gone up sharply since Grenfell. We suspect we are being overcharged.A few years ago I was a director (all unpaid) but gave it up. Happy to talk to you about it as a resident and a councillor guy.lambert@hounslow.gov.uk

Guy Lambert ● 187d

Yes, I have lived on FQ for over 10 years, and mostly I love it. It feels extremely secure, the air is very good because there are very few cars etc, and it is mainly very quiet and peaceful. Except when Heathrow use the North Runway (don't notice when the windows are closed) and currently a lot of noise because they are replacing the river wall on the Heidelberg site next door - that should be finished in a few weeks but is very bad now.Yes, the service charges are expensive at present. Partly this is paying for services (cleaning, concierge, electricity etc in common areas, managing recycling and waste, gardening etc). Partly it is paying for long term replacements: in the last year or two we have new lifts, new entrance phones, new corridor carpets and lights, redecoration inside and parts of the outside. We have also had to improve fire security (mainly because the developers skimped 2o odd years ago when it was built). As far as I know there is nothing like that outstanding apart maybe to do with roofs. The expectation is that it will stay high for a couple of years but then reduce, obviously assuming no more horrors emerge. Part of the reason it is heavy now is because there was little set aside in the early years for expenses that are inevitable. I believe this happens in most estates (and separate houses. I remember when I had the shock of replacing the roof!)The really bad thing is insurance: this is arranged by the freeholder ( a murky company based in Panama last time I looked). We have no say at all (everything else is controlled collectively by the leaseholders) in this, which is annoying and insurance in all blocks has gone up sharply since Grenfell. We suspect we are being overcharged.A few years ago I was a director (all unpaid) but gave it up. Happy to talk to you about it as a resident and a councillor guy.lambert@hounslow.gov.uk

Guy Lambert ● 187d

THROW YOUR MONEY DOWN THE DRAIN, ie CUT OUT THE MIDDLE MAN.If serious about TW8 buy a nice little  conversion in the likes of Mafeking Avenue. No charges if share of freehold.See note on Greystoke Court/Gardens on front of Ealing Today, it will make your hair curl.Sorry to burst your bubble.

Simon Wycombe ● 187d