Freeholder charging £36k for a new roof for my BTL Flat!?

I am extremely ill informed as to what to do next. If someone could point me in the right direction, whether it be advice on here, or which professional I should be taking to about this  – I am happy to pay for a solicitor if that’s what’s needed

The building is a 2 story Edwardian house that was converted into 2 flats in the 70’s I believe. The ground floor is one flat and the 1st floor is the other flat. No shared space or communal areas. Both flats have their own external front doors.

I’ve just received the statement of estimates and accompanying notice in relation to the proposed major works at my flat. I’ve read threads on here so was able to submit my observations and my preferred contractor previously without issue, however the specification was 15 pages and read more like a spec for a large block of flats.

My preferred contractor declined the tender and the other flats preferred contractor didn’t respond. In total 14 contractors were contacted (3 of which were ones the other leaseholder and myself put forward – the rest the freeholder has sort), only 3 of which gave estimates. the freeholder is choosing to go with the lowest, which is £26k.

FYI: The original Notice of intention to carry out works was issues in February 2019 (if that makes a difference)

The breakdown for the project is as follows:

Contractor: £26,000
VAT@20% £5,200

Surveyors fee @ 11.5% to include 2% CDM fees: £2,990
VAT @ 20%: £598

Block management company fee @ 5%: £1,300

Total = £36,088

My portion (Half) = £18,044

This seems absolutely ridiculous to me. When i’d spoken to professional roofers at the time, they seemed to indicate it would cost somewhere between £12k-£16k plus VAT. And half that again for a one man band that I’ve used before and has done a friends roof for under 10K

The surveyor, has said: “that the freeholder is willing to offer payment plans over 3 years at an interest rate of 5.99% per annum on a reducing-balance basis. He would also support us meeting with leasees in person to discuss alternative means by which the freeholder would be able to perform upon its repairing covenants.”

– What does this mean? FYI The managing company were originally wanted to do repairs to the roof but they seemed expensive (£3k for replacing some slates and 2 new gully’s). At the time a friend had had his entire roof replaced for under £10k so wanted to see if that was a better option in the long run. They then switched to wanting to do a notice of major works for full roof replacement.

A few thoughts come to mind

a) We had no say in who the Surveyor was, or able to put forward our own. 11.5% + VAT for someone to write a specification and oversee the work seems very expensive. Should the surveyor have been part of the tender process?

b) Why does the management company want 5% of this project? We pay £250 per flat per year to the management company (one-man band), all they do is send out a few letters each year regarding insurance and service charges.

c) should the management company not be the ones to who write the spec and oversee the project

d) The management company has said “ Can you please ensure that funds are available to forward to us upon request”. I’ve read my lease a few times and it doesn’t seen to have a provision for advanced payment, Is this different for Major works?

Absolutely any help will be appreciated!

Thank you

Shocked Landlord

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