A Section 20 consultation that stands up at a tribunal.
Each notice prepared, the proof of service kept, both windows tracked, one file at the end.
No VAT to add. Paid once, by the block.
For one set of works that needs no public notice and is not under a long-term agreement (more than twelve months) the block already has.
Card payment through Stripe. Full refund until we send the first notice, Terms 7. Invoice instead: hello@residentled.com.
What is in it
The leaseholder list and how each is served
Every leaseholder and any recognised tenants’ association, with the address and method you will use for each.
SI 2003/1987 Sch 4 Pt 2 para 1 (opens in new tab)The notice of intention
Prepared from your description of the works, ready for a director to sign and serve, with the latest safe date.
SI 2003/1987 Sch 4 Pt 2 para 1 (opens in new tab)Proof of service, kept
How and when each notice went, recorded against each flat, so the file shows the tribunal who got what.
SI 2003/1987 Sch 4 Pt 2 para 1 (opens in new tab); LTA 1985 ss.20(1), 20ZA (opens in new tab)Both 30-day windows, tracked
Reminders before each window closes, and the day the block may go ahead.
SI 2003/1987 reg 2 (opens in new tab); Sch 4 Pt 2 paras 1(2)(d), 4(10)(c) (opens in new tab)Nominated contractors
Any names the leaseholders put forward, and which of them the block must try to get an estimate from.
SI 2003/1987 Sch 4 Pt 2 paras 1(3), 4(1)–(4) (opens in new tab)
All nine parts
The statement of estimates
At least two estimates, one from a contractor with no link to the company’s directors, managers or their close relatives, with any observations summarised and answered.
SI 2003/1987 Sch 4 Pt 2 para 4(5)–(8) (opens in new tab)Observations logged
Every comment received, the date, and the block’s response.
SI 2003/1987 Sch 4 Pt 2 paras 3, 5 (opens in new tab)The notice of reasons, if needed
Within 21 days of the contract when the contractor is neither a nominee nor the lowest estimate. It gives the reasons and answers any observations on the estimates.
SI 2003/1987 Sch 4 Pt 2 para 6 (opens in new tab)The file, exported
One bundle in date order that a leaseholder, an accountant or the tribunal can read.
LTA 1985 ss.20(1), 20ZA (opens in new tab)
not recoverable on a £60,000 roof for ten flats, if one step is missed and the tribunal does not dispense.
Before you buy
Is this legal advice?
No. The pack applies the 2003 Regulations and shows the paragraph behind each step. If the works are disputed or the lease is unusual, take legal advice; the file is what a solicitor would want to see.
What does it cover?
One consultation for one set of works that needs no public notice, through to the contract and the notice of reasons. Works under a long-term agreement (more than twelve months) the block already has, and consultations on new long-term agreements, come later.
Who serves the notices?
A director does, because the duty is the block’s. We prepare each notice, tell you the latest date and how to serve each flat, and record it when you confirm.
What if we subscribe later?
The consultation file moves into the block’s record, so nothing is typed in twice.
Both notices and both windows, in one file the tribunal can read.