Asked by: Lord Hunt of Kings Heath (Labour - Life peer)
Question to the Department for Levelling Up, Housing & Communities:
To ask Her Majesty's Government what plans they have to ensure that new proposals to reform leasehold law should include new retirement homes.
Answered by Viscount Younger of Leckie - Parliamentary Under-Secretary (Department for Work and Pensions)
In developing and taking forward leasehold reforms, the Government is taking into consideration all relevant sectors of the UK housing market, including new retirement homes.
Asked by: Lord Hunt of Kings Heath (Labour - Life peer)
Question to the Department for Levelling Up, Housing & Communities:
To ask Her Majesty's Government what assessment they have made of the finding by The Times, published on 23 November 2019, of the loss in value of new build retirement homes as a result of ground rent and service charges levied by management companies.
Answered by Viscount Younger of Leckie - Parliamentary Under-Secretary (Department for Work and Pensions)
Unfair leasehold practices have no place in a modern housing market. The Government is taking forward a comprehensive programme to reform leasehold. This includes reducing ground rents on future leases to a zero and banning new leasehold houses.
The Government’s response to the technical consultation Implementing reforms to the leasehold system in England, published on 27 June 2019, set out that in future, purchasers of retirement homes must be offered the choice between paying ground rents on their new home or purchasing the property with zero ground rents (but with a higher sales price). In addition, ground rents cannot be used where event (exit) fees apply.
The law is clear that service charges must be reasonable and, where costs relate to work or services, the work or services must be of a reasonable standard. Leaseholders may make an application to the First-tier Tribunal to make a determination on the reasonableness of their service charges.
In October 2018 my Department established an independent Regulation of Property Agents working group, chaired by Lord Best, to raise standards across the property sector, which also considered how fees such as service charges should be presented to consumers, and whether they should be capped or banned. The working group reported in July 2019 and we are considering their recommendations.
Asked by: Lord Hunt of Kings Heath (Labour - Life peer)
Question to the Department for Levelling Up, Housing & Communities:
To ask Her Majesty's Government, further to the investigation by The Times of the loss in value of new build retirement homes as a result of ground rent and service charges levied by management companies where house builders suggest to prospective buyers that they use solicitors proposed by the house builder, published on 23 November 2019, what plans they have to ensure that independent advice is made available to such buyers.
Answered by Viscount Younger of Leckie - Parliamentary Under-Secretary (Department for Work and Pensions)
Home buyers are under no obligation to use the solicitor recommended by their developer and the Government makes this point clearly in its How to Buy a Home guide (attached). https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/829864/6.5492_-_MHCLG_-_How_to_Buy_Guide_WEB.PDF
There can be beneficial reasons for a property buyer to use a solicitor proposed by the house builder, such as greater familiarity with the processes of the house builder leading to fewer delays in the conveyancing process. The Solicitors Regulation Authority, however, is clear in setting standards of conduct and behaviour and provides a framework for ethical and competent practice.
If a homebuyer has a complaint against a conveyancer or solicitor, an estate agent, property developer, landlord or freeholder or management agent, they do have a right of redress. Trading Standards have published guidance for leaseholders seeking redress, which is available (attached) here: https://en.powys.gov.uk/article/7263/Guidance-for-consumers-seeking-redress-for-leasehold-matters.
Asked by: Lord Hunt of Kings Heath (Labour - Life peer)
Question to the Department for Levelling Up, Housing & Communities:
To ask Her Majesty's Government, further to the findings, published by The Times on 23 November 2019, of the loss in value of new build retirement homes, whether they intend to hold discussions with the Solicitors Regulation Authority about housebuilders suggesting to prospective buyers that they use solicitors proposed by the house builder.
Answered by Viscount Younger of Leckie - Parliamentary Under-Secretary (Department for Work and Pensions)
Home buyers are under no obligation to use the solicitor recommended by their developer and the Government makes this point clearly in its How to Buy a Home guide (attached). https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/829864/6.5492_-_MHCLG_-_How_to_Buy_Guide_WEB.PDF
There can be beneficial reasons for a property buyer to use a solicitor proposed by the house builder, such as greater familiarity with the processes of the house builder leading to fewer delays in the conveyancing process. The Solicitors Regulation Authority, however, is clear in setting standards of conduct and behaviour and provides a framework for ethical and competent practice.
If a homebuyer has a complaint against a conveyancer or solicitor, an estate agent, property developer, landlord or freeholder or management agent, they do have a right of redress. Trading Standards have published guidance for leaseholders seeking redress, which is available (attached) here: https://en.powys.gov.uk/article/7263/Guidance-for-consumers-seeking-redress-for-leasehold-matters.
Asked by: Lord Hunt of Kings Heath (Labour - Life peer)
Question to the Department for Levelling Up, Housing & Communities:
To ask Her Majesty's Government what assessment they have made of the report by Lord Heseltine Empowering English Cities, published on 2 July; and whether they intend to provide a response.
Answered by Lord Bourne of Aberystwyth
Lord Heseltine brought forward a motion in the House of Lords on the subject of this report on 17th July. It is a thought provoking report full of excellent ideas on devolution within England. I committed afterwards to share a record of the debate with every government department such is its importance. The Department is carefully considering its recommendations.
Asked by: Lord Hunt of Kings Heath (Labour - Life peer)
Question to the Department for Levelling Up, Housing & Communities:
To ask Her Majesty's Government what assessment they have made of public awareness of current carbon monoxide alarms only identifying acute episodes not chronic exposure.
Answered by Lord Bourne of Aberystwyth
The Government has not carried out such an assessment.
The Government and its agencies do however continue to raise public awareness about the risks of carbon monoxide poisoning including recognising the symptoms of exposure.
Where carbon monoxide alarms are required or recommended, Government advice is that they should comply with British Standard BS EN 50291 which sets out that alarms shall activate rapidly to high levels of carbon monoxide and within set time periods to prolonged but lower concentrations.