Redpath Bruce | FAQsRedpath Bruce

FAQ

+ Q: No one told me when I purchased my property that I had a Factor (Common Managing Agent), why do I need this service?

A: When you purchased your property, it was the responsibility of your solicitor at that time to provide you with information regarding the factoring arrangements in place. You can also check your Title Deeds or Deed of Conditions which may make provision for the appointment of a professional managing agent or Factor to manage the common areas of your property or shared grounds with your neighbours.

+ Q: What is a Title Deed or Deed of Conditions?

A: This is a legal document outlining your obligations in terms of the title of your property and any shared responsibility for the common parts. It may include a description of the common parts and in what proportion/share you must pay for any maintenance of these areas.

+ Q: Why do we have common insurance? Can we not arrange individual insurance?

A. Your Titles may require you to have common insurance. The benefit of having a common policy is that in many cases such as a fire, burst pipes or storm damage, claims can be dealt with far more quickly and effectively by a single loss adjuster, appointed by the common insurer to manage the entire claim process. Only one excess payment would be applied rather than all owners affected by the loss incurring individual excesses. There is also comfort in knowing that all your neighbours are insured.

+ Q: Do you get commission from the insurance company?

A: We do not receive commission from the insurer. We appoint independent insurance brokers to arrange any common insurances and the insurance company pay the broker a commission for business placed. We carry out many of the tasks that would normally be carried out by the broker and the broker shares with us the commission that they have received from the insurer commensurate with the amount of work we undertake.

+ Q: Are you connected to any contractors?

A: No. We operate an approved list of contractors under a strict vetting process to ensure that all contractors employed on your behalf are competent and have the necessary insurance in place.

+ Q: How do we change Factor?

A: We recommend that you refer to your Title Deeds or Deed of Conditions for guidance. It may be that there is a requirement to call a meeting or a simple majority of the owners may be sufficient. READ MORE >>

+ Q: Can you help me with my loud or interfering neighbours?

A: This is a social issue and falls out with the remit of a factor. We recommend that you contact your local police office or consult the Local Authority Anti-Social Behaviour Department.

+ Q: My neighbour has erected their own satellite dish, can the factor remove it?

A: We have no authority to have the aerial/dish removed, but recommend the following assessment of the situation:
1) Has appropriate Planning Consent from the Local Authority been issued?
2) Has the aerial/dish been attached to the building in contravention of the Deed of Conditions? We can then advise the owners on the best way forward.

+ Q: Our Residents Committee has made a decision at a recent meeting that I do not agree with. Am I bound by it?

A: The Deed of Conditions will lay down how different types of decision are to be made. However, if it was a proper decision made at a quorate meeting (a quorum is the stipulated number of owners attending any meeting making the meeting valid), within the terms of the Deeds, then you are liable for your share of any agreed expenditure.

Useful links

Property Managers Association Scotland

PMAS is the leading trade association for factors in Scotland. PMAS promotes high standards of property management and professionalism through advice, training and guidance.

Under One Roof

Under One Roof is Scotland’s only charity dedicated to providing free and impartial information to tenement flat owners, and housing professionals, on issues related to tenement maintenance, common repair management, and retrofit.

Scottish Fire and Rescue Service

SFRS provide extensive advice on how to prevent fires and keep everyone safe in the home. Their online Home Fire Safety Questionnaire will assess the level of risk within your home and provide you with a personalised Fire Safety Plan.

Property Factor’s Code of Conduct

Registered property factors, as defined in Section 2 of the Property Factors (Scotland) Act 2011, are legally required to ensure compliance with the Code of Conduct which sets out minimum standards of practice.

Tenement (Scotland) Act 2004

Regulates the law regarding tenements.

Glasgow City Council Stair Lighting

If your building has a stair lighting contract with Glasgow City Council you can report lighting faults out with our office hours directly to the Council. Click on the link above for details of the relevant phone number and email address.

Historic Environment Scotland

The lead public body set up to investigate, care for and promote Scotland’s historic environment. Find advice and guidance on listed building designations, maintenance, consents and grant funding.

Royal Institution of Chartered Surveyors

RICS is a professional body that accredits professionals within the land, property, construction and infrastructure sectors worldwide.

First Tier Tribunal for Scotland (Housing and Property) Chamber

Formed to deal with the results of rent or repair issues in private sector housing and to help resolve issues that arise between homeowners and property factors.

Scottish Landlord Register

The official register of landlords of private rental properties in Scotland.

The Letting Agent Code of Practice

All Letting Agents in Scotland are legally required to be entered on the Scottish Government Letting Agent register and must ensure compliance with the Letting Agent Code of Practice .

Find your Local Council

Scottish Water’s Top Winter Tips :

1) If you’re going away then make sure you have someone who can regularly check for any problems.

2) If your neighbours don’t have a key for your home make sure they have contact details for someone who does, in case of an emergency.

3) Leave your heating on, using a low setting.

4) If you live in a flat, leave the heating on low in rooms where the main pipe supplies neighbouring flats.

5) Locate your water supply stop valve.

6) If your property is going to be vacant over the winter months, turn off your water supply and drain the system – a licensed plumber should be able to give you advice about this.

Visit Scottish Water’s website at www.scottishwater.co.uk for advice on how to be prepared this winter.