Shenstone Properties...ground rent demand?

[MrsC2010]

Hello all,

I wonder if someone can help me, I own a flat that I currently rent out with no issues.

I bought the flat 2 years ago and was informed that there was a peppercorn ground rent of £5 p/a, but this had never been collected since the property was converted to flats in 1983. The landlord had been declared 'absentee' as a result. As such my solicitors took out an absentee landlord indemnity policy just in case, and a buildings indemnity policy to allow me to look after the fabric of the building were my fellow leaseholder not to.

Since buying the property I have heard nothing more about it. Until this letter, which states:

"We write to you regarding an outstanding debt on the property that you currently reside in and would in the first instance request that you contact us upon receipt of this letter as a matter of urgency as there is a debt on the above property for which we have received a county court judgement.

Our next course of action is to continue through the courts to the extent that forfeiture will be gained regarding this property and ultimately the ownership of the property could be returned to us.

To you, this will result in you having to find alternative accommodation.

Etc etc."

Now, as far as I am aware there has been no forfeiture as there has been no request... Looking at the land registry the original house was once party to a freehold/leasehold agreement back in 1911 with different people/companies but the current flat is party to this peppercorn agreement with a named man who obviously converted the property in 1983.

I am going to call them in the morning but have been trying to dig around a little. The letter doesn't even state what this debt is about, but the only reference I can find on this company (no website ) is various threads on consumer websites about their dodgy tactics, specifically to do with ground rent so I have put 2 and 2 together...the letter gives nothing away! If they are not forthcoming/helpful I'm tempted to refer them directly to my solicitor who has the insurance paperwork etc I think.

There was even a House of Commons debate about 'ground rent grazers' about 10 yrs back naming them specifically.

I guess I just wondered if there was anyone out there who knew abything about this sort of thing? I have no objection to paying £5 per year ground rent at all, but I would object to paying it a company I've never heard of, have no paperwork with etc. If I pay them ground rent surely they then have responsibilities towards me as a leaseholder etc? Surely there must be paperwork, not just this final-seeming demand?

Stress!

[GRHMWATSON]

To Oakleaffy,
on Nov. 29 2022 before contacting Shenstone Properties, I rang the Land Registry (0300 -006-0411) to enquire if Shen. Prop. had contacted Land Registry about my deed and they replied that, in fact, the deed was now in my name and had been since 2020!
Land Reg. said either Shen. Prop. or their Solicitors would have the deed.
Later, phoning Shen. Prop. about my deed was the usual waste of time as I found they only answer the phone from 10 a.m. till 12 noon due to staffing problems.
I suggest you call the Land Registry if you have any issues about your deed.
Graham

[Anna20]

Hi just wondering please was it easy processus to buy the freehold from them if you can answer will be much appreciated thank you 😊

[GRHMWATSON]

Anna20,
yes,it was reasonably easy to get the freehold but Shenstone dragged their feet a little.
Call them (their telephone hours are only 10 a.m. until noon) and ask how much is the payoff. They won’t accept any less but there is a possibility they may accept a payment plan over a period of time.
Send them the cheque and then wait for them to send the Property Title.
In my case, it took a very long time because they were sending mail to my previous address.
Shenstones lawyers are based in Liverpool.
Good luck and if I can be of further help, please contact me.
Regards,
Graham Watson

[AlexandJess]

Hi Graham, we are looking at buying freehold from Shentstone too. They have sent us a purple application form with a series of terms and conditions on the back. Did you use this form too? I want to query some of the terms of conditions, so that may delay things further. However, I wonder if you would be willing to share how long it took you from start to finish?