Building Safety
Debate between Lee Rowley and Peter Bottomley(8 months, 3 weeks ago)
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Sir Peter Bottomley (Worthing West) (Con)
It is some years since our late colleague, David Amess, led a few of us who were interested in fire safety even before Grenfell.
We must remember that in the months after Grenfell, everyone backed away thinking that residential leaseholders would be the only people who would have to bear the £10 billion to £15 billion cost of remediation—and that was before we knew all about the other fire defects, which our building control standards and inspections had allowed to accumulate over the decades. We should all hang our heads.
The Minister rightly talked about needing more transparency. I say in passing, although it is a very serious point, that anyone who looks at page 3 of the Financial Times today, on the possible future policy on ground rents, will see an indication that people who own such buildings—the pension funds, the Long Harbours of this world, the Tchenguizes’ interests and others—ought to be looking at their own social and environmental responsibilities, getting rid of ground rents and spending their money on making buildings safe for everyone to live in.
Cladding groups and leaseholders’ groups deserve praise, as do the Leasehold Knowledge Partnership and the present chair of the Government’s Leasehold Advisory Service, who can point out some of the things that have not yet been done. This is an interim statement and we look forward to hearing more, whether by written or oral statements, but may I say to the Minister that the one group that seems to have been let off is the insurance companies who backed the developers, architects, surveyors, builders and component suppliers?
The Government should find a way to take together the potential claims of all the residents, tenants, leaseholders and owners of properties, and have a roundtable with insurance companies and get the billions of pounds out of them that they would have to pay if it went to court, without paying the lawyers half the money.
Lee Rowley
I am grateful to my hon. Friend for his comments. He has had a long-standing interest in this issue and in leasehold on a broader basis. He is absolutely right to highlight the tireless work of so many people across the country, including the groups and organisations that came together, both on the leasehold side, which he is involved in, and on the cladding side. They did not want to have to come together and spend so much time to make progress and end our cladding scandal, but they work incredibly hard to ensure that we make progress. I am grateful for all their constructive work with us. It is absolutely the case that more needs to be done, but as the statement outlined, week by week and month by month, we are making progress. I hope we can do more in the months ahead.
Finally, my hon. Friend is a long-standing campaigner on leasehold and highlights his thoughts very clearly. No decisions have been taken. My right hon. Friend the Secretary of State for Levelling Up, Housing and Communities has been clear about his own personal views. I know my hon. Friend’s views will have been heard as a part of the discussion.
Leasehold Reform and New Homes
Debate between Lee Rowley and Peter Bottomley(9 months, 3 weeks ago)
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Lee Rowley
I am grateful for the hon. Gentleman’s intervention. He and I have an active discussion about this, and possibly a slight difference of opinion about the potential impact of what we introduced. I do not wish to misrepresent him, but I think he accepts that some elements of what we brought forward yesterday, possibly those regarding the National Trust, are not controversial or contentious. There is a question about whether the measures should apply if, historically, organisations, entities or companies have agreements in certain ways. It is clear that this will be swept away; we are effectively discussing whether existing permissions on a particular type of prospectus, other than the small number of things such as the National Trust, should be swept away as well. I am sure that we will continue to talk about that, but we think that this proposition is a major intervention that honours the spirit of banning leasehold houses. Others may take a different view, but the Government’s view is that this is a significant step forward that adheres to the spirit of a ban or preclusion, and that will allow us to move forward.
I have highlighted the progress that has been and is being made, subject to what the other place does. I know, however, that hon. Members are very keen that we go further in certain areas, so I want to spend a few moments going through some of their suggestions. My hon. Friend the Member for Harborough made a powerful speech—again, he is the reason why we are speaking about this matter today, and it is important that we continue to have this conversation. We have heard some of the examples, both named and referred to, of the realities created by the system. No system is perfect—we can never design it such that there will not be some attempt to prang it in some way, shape or form—but large holes in the system have clearly built up and been exploited. Those have resulted in, for instance, the removal of trees from a tree-lined street. Unless there is some other reality behind that, there is absolutely no reason for it to happen. We have to move to a place where that does not occur, and we hope that that will be achieved in part by the changes made by the Bill. We recognise that there are further concerns, and we are considering those, but we all agree that some of the examples mentioned are not where we want to be. I hope that we may be able to say more on that going forward.
As I mentioned briefly yesterday, I also recognise this issue personally. I am not speaking today as a constituency MP, but only in the last month I have been in meetings with constituents who raised concerns about a Persimmon development and the clarity of information about service charges. So in my part of the world, I see issues similar to those raised by hon. Members, including my hon. Friend.
My hon. Friend also raised an important point about GP provision. I have been in this job for only four months, but I recognise the importance of this issue. My hon. Friend the Member for South West Bedfordshire (Andrew Selous) is particularly concerned about that, and I have spoken about it with my hon. Friend the Member for Hertford and Stortford (Julie Marson). It is another clear iniquity. As my hon. Friend the Member for Harborough says, people are doing the right thing, have worked hard all their lives and are buying properties, and although the sales particulars of those properties state that new GP provision will be on or near the site, suddenly that provision disappears into thin air between the point when the ink goes on the contract and the point when they move in, or within a few years.
We have already held a meeting on that issue with my right hon. Friend the Member for South Northamptonshire (Dame Andrea Leadsom), who is a Minister in the Department of Health and Social Care, and we are committed to trying to make further progress. A detailed discussion is needed, because a number of different issues on GP provision need to be unpacked.
First, there is the physical ability to provide bricks—places for people to operate out of—which is obviously the responsibility of the planning system or associated with it. The second issue is whether there could be some provision, but for whatever reason, the configurations, the preferred designs and so on make that cost higher than it otherwise should be. If that is the case, that needs to be looked into again, because there is no reason for making perfect the enemy of the good. Thirdly, we may have the bricks or provisions to provide the bricks, but if we do not have the people to provide the services, it does not help in any instance the people who have been sold the promise in the first place. A number of different issues will need to be unpicked, and I am working with my right hon. Friend from the Department of Health and Social Care on that.
My hon. Friend the Member for Harborough talked passionately and importantly about new homes and the related issues. As he indicated, when someone has done the right thing, it is absolutely incredible and unacceptable that there are the kind of problems that he has highlighted around sewage, snagging and the amount of time people have to take to get their homes up to the standard they thought they were buying in the first place, or to solve the problems they did not think there would be. It is also fair to say that, as MPs, we only hear about the difficult issues, and there are many thousands of homeowners who move into homes on a monthly and annual basis who do not have those issues. That is absolutely great, but we can all see in our postbags that there are significant challenges with regards to new homes. As my hon. Friend indicates, I hope that the new homes ombudsman will make progress, and the New Homes Quality Board is currently seeking to do that.
My hon. Friend the Member for Gravesham (Adam Holloway) is no longer in his place, but he raises an important point about conveyancing. The hon. Member for Selby and Ainsty made a similar point about people being encouraged to use a particular conveyancer, or a particular set of solicitors, and it may be that the output of that process, however it happened, meant they did not get all the information or certain things were not as clear as they could be. That is unacceptable. I recognise that we have to work through that issue. There is a very complicated interaction between standards, regulation and whether people are doing the right thing, even within a regulated industry. I think I should pick that up with my Ministry of Justice colleagues to see whether there is anything that we may be able to take forward.
The hon. Member for Selby and Ainsty made an important and eloquent case relating to some challenges that he and his constituents have experienced. I was campaigning on one of his new estates just a few months ago, possibly for a different candidate. I will make two points. He raised an issue with regards to Harron Homes. I say this not to make any particular point, other than that I had a similar personal and constituency issue with Harron Homes on the Regents Green estate in Grassmoor in my constituency a number of years ago. It took quite a bit of pushing, but in the end, Harron Homes moved and we got hundreds of snags unsnagged. I hope he has similar success on that.
I know the hon. Member’s point was not about seeking advice on how to approach Harron Homes; it was more broadly about the reality that this should not happen in the first place, and he is absolutely right. I hope that some of the work in the Leasehold and Freehold Reform Bill, and some of the things that the New Homes Quality Board is doing on a voluntary basis and the new homes ombudsman will do in the coming years will help to address some of those problems.
My hon. Friend the Member for Worthing West (Sir Peter Bottomley) is not just the Father of the House but the father of many of the innovations and suggestions in the Bill, given how long he has campaigned on this issue. He raised the specific issue of rentcharges, and I would say to him that I am always happy to hold roundtables, but we must make sure they have utility. We are clearly making progress with the Bill, and I hope hon. Members accept that that includes progress on rentcharges. Both I and the Secretary of State continue to be keen to have the discussion around rentcharges to see what might be possible in the future.
It is important to note that there is a complicated interaction, as there always is in such difficult areas of law, between the clear problems we see with rentcharges and the overall structure of how rentcharges are used on a broader basis—rentcharges are, for example, part of the estate management system. That is something we have to try and work through in the round, but I am always happy to talk more and to hold roundtables. We do understand that there continues to be a challenge there.
Sir Peter Bottomley
I should have said that I am a leaseholder. Let us say that one of my grandchildren was buying a freehold property where there was a requirement to pay charges. The idea that the rentcharge holder can, if there is a slip in paying the charge, turn a freehold property into a 99-year lease, which may knock hundreds of thousands of pounds off the value of a London property, is absurd. The sooner we can please have the roundtable, followed by action, the better.
Lee Rowley
My hon. Friend makes an important point about the current system, and I look forward to continuing to discuss that with him and those who are interested in this area and who wish to see further progress.
My hon. Friend the Member for Hertford and Stortford made a clear point about the importance of clarity of information for leaseholders. Given the preclusion that we are bringing forward, I hope she has seen that we have added clauses to the Bill to make it imperative that there is explicit clarity about whether leasehold houses are still being sold, in the limited instances where we think it is proportionate to do so. From a house perspective, there will be no ability for people not to know what they are buying because others choose not to make that clear.
The hon. Member for Greenwich and Woolwich—we have rehearsed many of these points already, so I will not seek to detain hon. Members—raised the issue of forfeiture. As I have said, and as I will happily repeat here again, we are working through the detail of that issue. We are very serious, and we recognise that it is an important issue and one on which the House has already indicated that it has a very strong view. We hope to be able to say something more on it shortly.
After we had had a number of Divisions yesterday, I saw on Twitter—I do read Twitter—that there was quite a lot of disappointment about the choice on forfeiture. I want to assure people who may be reading the Hansard of this debate or watching online that the Government are absolutely serious about this issue. We have been clear that we are looking at it seriously, and I hope we will be able to say something more. Many of us who have been in this place for a number of years now will know that there is some arcanity—if that is a word—or an arcaneness to some of the procedures. Sometimes things do not appear in exactly the linear sequence or sequential order that people would like, but I can assure those who are interested in this issue that the Government are looking at it seriously, and I hope to be able to report back to the House on it shortly.
Finally, I thank the hon. Member for Battersea (Marsha De Cordova), who is no longer in her place, but who raised important points about leasehold. I also thank, as ever, the hon. Member for Strangford (Jim Shannon), who highlighted the importance of reform in general. That is one of the reasons why we are bringing the Bill forward and seeking to make as strong progress as possible.
I recognise the useful contributions today, which build on Report stage yesterday and on the progress that the Bill has made in the House already. I hope that hon. Members who have been in today’s debate or been part of the process so far recognise that this is a strong proposition that the Government have brought forward. It is the biggest change to property law in a generation.
The Government and I recognise the desire of Members here, and of the House in general, to go further. We have said very clearly that we are looking at a number of areas, and my Secretary of State—my boss and the person who ultimately makes the choice—has indicated very clearly that he is keen to improve the Bill further. As I said in Committee, we will not be able to do everything, and there is always a discussion and a decision about how we prioritise the limited time of this House and the other place. However, we think that the Bill is a strong start, and we hope we will be able to improve it further. We look forward to being able to make real progress in this important area, which has needed reform for so long. Finally, after 20 years, we will be able to deliver that as part of this Bill.
Oral Answers to Questions
Debate between Lee Rowley and Peter Bottomley(11 months ago)
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Sir Peter Bottomley (Worthing West) (Con)
There will be agreement on both sides of the House that reform is needed. For my part, I welcome the introduction of the Leasehold and Freehold Reform Bill to get people on to modern leasehold and commonhold, and through the Minister, I invite those who are suffering—the hon. Member for Newcastle upon Tyne Central (Chi Onwurah) explained that her constituents are suffering—to put their points through MPs to the Department, so that when amendments to the Bill are tabled, as many as possible can be discussed and accepted.
Lee Rowley
I am grateful to my hon. Friend. As I and the Secretary of State have said, we are keen to improve the Bill where we can, but it is a substantial Bill that will make substantial changes for people who have needed reform of leasehold for a long time.
Long-term Plan for Housing
Debate between Lee Rowley and Peter Bottomley(1 year ago)
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Sir Peter Bottomley (Worthing West) (Con)
Before talking about the general policy, may I mention one small point? In paragraph 22 of his statement, the Minister talks about energy efficiency in heritage buildings. In Ambrose Place in Worthing—including at the house of one of my neighbours, where Harold Pinter lived—people are being told that they can have only secondary glazing, not double glazing, because it is in a conservation area. I hope that the Minister will talk with experts and say that double glazing is acceptable in reasonable circumstances, when people want to improve the energy efficiency of their homes.
On the general point, the Minister mentions the green belt. According to one calculation, there are 16 green belts in England, none of which is in East Sussex or West Sussex. I interpret his words as meaning “green gaps”: an expression used by the Secretary of State when he commented on the problems of Worthing, where every single bit of grass—the vineyards, the golf courses and the green fields—between Worthing and its neighbours to the west is subject to a planning application. It is important that the inspectors in his Department do not come along, as they did over the land north of Goring station, to Chatsmore Farm and the Goring Gap and say that even if Worthing built on every bit of lawn in town, it would not meet the full target, and yet give permission to build on that farm, which distinguishes Worthing from its neighbours.
It is also important to follow up the Minister’s words about intense development in the centre of villages, towns and cities, so that there are homes in high-density accommodation that elderly people can choose to live in, so that their family homes can be freed for families. The idea that most of the development on our green fields is for families is for the birds—it is for people on their second or third homes. I think people who are my sort of age ought to have the choice to live securely in high-thermal efficiency apartments, with services that do not require cars, and where they can live more easily and happily.
Lee Rowley
My hon. Friend makes an important point about energy efficiency, which I am happy to talk to him about in more detail. He is a champion for Worthing West. I have family who live close to Worthing, and know the Goring Gap well. He makes a strong point about the importance of preserving character and ensuring communities build the right homes in the right places, while recognising that there are places where that should not be the case. I am always happy to talk to him about that.
Oral Answers to Questions
Debate between Lee Rowley and Peter Bottomley(1 year ago)
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Lee Rowley
As has been outlined, we intend to bring forward further changes to the Bill during the process, as Opposition Members know is normal, because they have sat in the same Committees that we have. We are not proposing to change leasehold to commonhold under the Bill, but that remains part of our long-term approach and we would like to see further reforms as soon as we are able to.
Sir Peter Bottomley (Worthing West) (Con)
One outsider and apparently one or two Opposition Members misinterpreted what I understood the Secretary of State to be saying in January. Can the Minister confirm that the opportunities for enfranchisement will take away many of the problems that residential leaseholders now suffer and, in effect, that will get them to commonhold? I will just add that if we had waited to transfer all leaseholds to commonhold, we would not have the Bill now and 6 million leaseholders would have been betrayed.
Lee Rowley
My hon. Friend makes an important point. We all want to see those in leasehold in a much improved situation. We are making huge steps forward with this Bill and we look forward to continuing and augmenting that reform in due course.
Council Tax
Debate between Lee Rowley and Peter Bottomley(2 years ago)
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Lee Rowley
It has been an interesting debate, with quite a large proportion of it rerunning the previous legislative discussion, which I will not spend time at the Dispatch Box responding to. There is a question about temperateness of language, particularly some of the language used in places. This is our attempt to ensure there is integrity within the voting system. Quite frankly, some of the statements tonight should be considered in the round.
The Government’s focus is on ensuring that the system is set up fairly, working with those who want to ensure that the implementation works, dealing with the detail and making sure that happens. We can rerun the previous debate, as many Members seem to wish to, or we get on with the job. We are choosing to get on with the job.
I will turn briefly to a number of comments from Opposition Members. The hon. Members for Plymouth, Sutton and Devonport (Luke Pollard) and for North Shropshire (Helen Morgan) both talked about resource and funding. There is additional funding coming for this activity. Some of it has already been provided to local councils and is already being used today to prepare for what is coming in a number of months’ time.
The Opposition spokesperson, the right hon. Member for Ashton-under-Lyne (Angela Rayner), made a series of statements, or claims—or however one would like to state it. One of them was that voter personation is rare, but the OSCE report says about the United Kingdom:
“concerns are regularly expressed with regards to the lack of safeguards against possible fraud resultant from a weak system of voter registration and postal voting, compounded by the absence of a requirement to produce identification at any stage of the process.”
[Interruption.] The right hon. Lady heckles because she does not want to talk about what independent assessors have highlighted. The Government are trying to respond to that over time.
Secondly, the right hon. Lady talked about the use of dangerous language. She calls voter ID backwards and unworkable. The hon. Member for Strangford (Jim Shannon), who was the only Opposition Member who rose to support the changes we are making, has been dealing with this system for the last 15 years. Thirdly, the right hon. Lady highlights the concern about the breadth of ID that can be used. [Interruption.] For the record, I will read the list of acceptable documentation, because the right hon. Lady does not seem to want to either read it or understand it: a United Kingdom passport, a passport issued by a European economic area state or Commonwealth country, a driving licence—[Interruption.]
Sir Peter Bottomley (Worthing West) (Con)
On a point of order, Madam Deputy Speaker. I am trying to listen to the Minister. Four Opposition Members are speaking at the same time. It would be easier if they did not.
Madam Deputy Speaker (Dame Rosie Winterton)
I thank the hon. Gentleman for his point of order. There is quite a lot of noise on both sides. I would suggest that we listen to the list being read out by the Minister.