This is when the government, local council or utility company has the legal right to buy or take rights over your private property if it falls within a public or private construction project such as: Airport expansions Housing developments Electricity pylons and cables Flood defence works Sewer, water or gas pipe schemes Rail or road building projects Different compulsory purchase or statutory powers are needed to implement the above schemes. For example, water pipes are laid under statutory rights under the Water Industry Act 1991 and a road bypass will have its own compulsory purchase order through the Acquisition of Land Act 1981. In all cases, the owners and occupiers of the properties to be acquired or affected by the scheme will be served Notices, with differing expiry times. All the schemes provide compensation to owners and occupiers directly affected by the scheme.What to do if you are served with a Notice
If you get a request from an authority to survey your land, ask for details of the scheme it may only be an option. Call the RICS helpline for advice from a chartered surveyor. Its up to you to tell the authority how their scheme will affect you. For example, how will it affect the enjoyment of your property? Can you still access the other end of the garden? How much did you spend on the new drive? Ask for accommodation works. These can help limit the effects of schemes on your property. For example, an underpass to access severed land or adding extra trees to lessen traffic noise. Above all, act as soon as possible.What compensation is available and how do I claim it?
Compensation is paid to reflect the losses and disturbance caused by a compulsory purchase or statutory scheme on an owner or occupiers property. Compensation is based on the owner or occupier being returned to a position no worse or better off, than if the scheme had not happened. The losses must be unavoidable and directly as a result of the scheme. Compensation may either be a range of payments or accommodation works (works to lessen the effect of the scheme or both). Its up to the claimant to prove any losses to claim for compensation. In the majority of cases, the acquiring authority may offer an advance payment of compensation depending on the rights or the land taken. People whose property suffers a loss in value due to the operation of a nearby scheme, may also be able to claim compensation.
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Marshalls offer two types of residential building survey: The Marshalls Building Survey Report and The RICS Building Survey Report.
These are our most detailed surveys and are suitable for most types and ages of property, particularly older houses.
Marshalls offer the full range of RICS Home Surveys: The RICS Building Survey, The RICS Homebuyer Report and The RICS Condition Report.
These surveys have the popular traffic light condition rating format and are mainly suitable for more modern houses and flats.
Marshalls undertake residential valuation instructions for mortgage lending, Inheritance tax (probate), shared ownership, Housing Association, Charities Act, matrimonial and other purposes. We also undertake expert witness work and can advise on leasehold enfranchisement (lease extension).
All of our Chartered Surveyors are RICS Registered Valuers highly experienced in the local property market.
In addition to residential surveys and valuations, Marshalls offer a full range of commercial services, including commercial surveys, schedules of condition and dilapidations advice on behalf of both landlords and tenants.
Note: we do not undertake commercial valuations.
Marshalls offer a full range of specialist Party Wall services, working for both building owners and adjoining owners.
If you have received party wall notices from your neighbour or you are planning to carry out works, which may come under the Party Wall etc. Act 1996, we can advise you of your options.
A lease is a wasting asset and as the remaining term becomes shorter, a residential property may be difficult to sell or mortgage. As a general rule, any lease with less than 70 years remaining can be problematical and you may need to consider a lease extension or possibly a freehold purchase.
Marshalls offer comprehensive Leasehold enfranchisement advice, both for landlords and tenants.
Your choice of survey report has never been wider: Marshalls undertake five types of survey on residential properties.
Marshalls were established in 1979 and can offer great local knowledge and experience of all types of building. We might not be the cheapest, but you can be confident that we are the experts in our field.
A range of pages offering useful advice on various survey, valuation and general property matters.
From asbestos and bats through to toxic mould and woodworm, we hope this general property advice is useful.
Marshalls have offices in Oxford (01865-863020) and Newbury (01635-529777).
We cover Oxfordshire, Berkshire, Wiltshire and adjoining areas of Hampshire, Buckinghamshire, Gloucestershire and The Cotswolds.