Please contact the Resident Manager between 9am and 4pm, Monday to Friday to discuss routine maintenance issues. Telephone: 07791 028 232

The Service Charge payable is the figure which we estimate will be required to cover the expenditure in respect of your property. Your share of this is charged as “On Account Service Charge”. Shortly after the end of the financial year, we prepare end of year accounts which show the actual expenditure incurred in the year. This is then offset against the estimated costs and the balance is then transferred to or from reserves to bring the service charge account balance to zero at the year-end.

At the end of each financial year, full service charge accounts are certified by an independent firm of Chartered Accountants, showing all the income and expenditure. The certified accounts are circulated to all leaseholders.

The reserve fund is collected to cover the costs of major, periodic expenditure, such as internal / external decorations, boiler replacement, lift refurbishment or major roof repairs.

The amount collected each year ensures that we do not have to make sudden unexpected demands for additional funds.

All funds are held in named client accounts, on your behalf, at Santander Bank following RICS Client Account Rules.

The service charges are payable under the terms of the lease, by the owner, regardless of whether you are living in the property or not.

This usually occurs because you have recently purchased the flat and your solicitor has not registered the assignment with us as required by your lease. You should contact your solicitor immediately to ensure that the Notice of Assignment has been completed by your solicitor.

Until registration has taken place, we are unable to amend the record relating to your property. However, as the owner, you are responsible for the charges and should pay these even though you may be resolving matters with your solicitor.

As the current owner, you are now liable for making this payment. However, your solicitor should have retained an amount of the money due on completion of your purchase. You should check this with your solicitor.

As the current owner of the property, the payment is due from you in full. You should request a receipt, when you pay, as your solicitor will require this to agree who pays what on completion.

If your sale is due to complete before the invoice falls due, please pass the invoice to your solicitor so that they become aware of it. For most sales, solicitors write to ask us if there are any payments outstanding; if you have not paid it is possible that this may delay your sale.

We understand that personal circumstances can change and sometimes property owners may find that they have difficulty in meeting their service charge obligations. Please contact Hunter’s Accounts Department immediately to discuss payment options, particularly if you have received a letter from our Credit Control department.

You should contact the managing agent accounts manager using the details listed on the Contact Us page of this website or by telephoning 03300 881726 between 9am and 5pm – Monday to Friday.

If you require a copy of the residential block insurance policy this can be obtained by contacting the managing agent during office hours.

BBB Courts Limited is responsible for insuring the structural fabric of the Estate, through its managing agent, Hunters Property Management. The building insurance is paid for through the service charge account. It is the residents’ responsibility to arrange their own contents insurance policy.

The building insurance covers the damage caused as a result of an incident caused by an insured peril. For example, you can claim for the damage caused to your decoration by a burst pipe. You cannot, however, claim for repairing the pipe. Whilst fitted kitchens and bathrooms are covered under the building insurance, your contents (including carpets and curtains) are not and you should arrange your own contents insurance. Please note that the insurance policy carries an excess. Where damage has been caused by a leak from a neighbouring flat, you will be required to recover the excess from them. For further information on making claims, please contact the managing agent. Details can be found on the “Contact Us” page of this website.

Structural alterations such as replacing windows or the removal of internal walls require the Freeholders consent. The purpose of these covenants is to maintain the structural integrity and aesthetic appearance of the building and to adhere to other restrictions. If you wish to make an alteration, you should apply to the Managing Agent, in writing, including appropriate plans and specifications for the intended work. An administration charge is made to cover the processing and inspection of applications. The alterations may also require local authority planning approval and we would require copies of any consent to proceed.

The Managing Agent regularly visits Three Courts and will take appropriate action where it is found that alterations have taken place without consent. Such action may include ensuring that the property is returned to its original condition at the flat owner’s expense.

In the first instance, you should make contact with the resident of the flat above; quite often they are unaware of the fault and will rectify the problem straight away. If you experience difficulty making contact with the resident in question, please contact the Residence Manager who will assist you. Details of how to contact the Residence Manager can be found on the Contact Us page of this website.

In the first instance you should speak to your neighbour and try to resolve the issue amicably. They may not be aware that there is a problem. If the issue remains unresolved, keep a log of the incidents and notify us in writing of the issues that you are experiencing. Where there is a clear breach of the terms of the lease, we will write to your neighbour and keep you advised of progress.

Legal action to resolve the issue may be considered as a last resort. However, such action is very costly and protracted and not undertaken except in the most extreme cases. Where the incident relates to excessive noise, loud music and / or shouting, you should call the Noise Abatement Team at your Local Authority immediately. They may have powers to take immediate action. In cases of anti-social behaviour, you should immediately report the matter to the police.

We welcome any customer questions, please contact us to arrange a suitable time to discuss.

Action on discovery of fire

Sound the alarm by breaking the nearest break glass points that can be found in every corridor.

If you are trained, competent and it is safe to do so, you may attempt to tackle a small fire with a fire extinguisher. You may also need to do so if a fire is blocking your escape route. 

If you have not already done so, after leaving the building, call the fire brigade immediately on 999 and inform them that there is a fire at Three Courts, Wellesley Road W4 4LE.

Action after hearing the fire alarm

Leave the building by the nearest fire exit, using the stairs, and close all doors behind you.

Do not use the lift, or stop to collect items or pets, or return to your flat.

Report to the fire assembly point in Turnham Green Park, using your nearest available exit.

Please beware of emergency vehicles, do not obstruct access, do not re-enter the building until the fire brigade has advised that it is safe to do so and do not put yourself at risk!

Stay put flats/disabled persons

If it is safe to do so, assist people with disabilities to evacuate the building as necessary.

If you have a disability and it is safe to remain in your flat, or you are unable to evacuate, notify the emergency services of the fire by calling 999 and advising your flat number. Wait near an accessible external window until the emergency services arrive. Keep all doors closed, block the bottom of them to prevent smoke spreading and open the window to call for attention. It is probably safer to evacuate, if you are able to do so, than to stay put.

The name of the account holders should always reflect the registered owners of the property. Therefore we ask that any change to our records is supported by legal evidence noting the change e.g. a marriage or deed-poll certificate. If the registered property owner is a company, then any change in the company name should be evidenced with a certificate of name change.

Property owners can update the correspondence address by contacting the Managing Agent during office hours.

All queries relating to sales and remortgages are dealt with by the Managing Agents who have a set process for dealing with these matters. There is a charge for dealing with sales enquiries and replies will be provided within 10 working days of the fee being paid to the managing agent.