Party Wall & Neighbourly Matters

We’re experts in neighbourly laws, and in managing neighbourly disputes and negotiations, as well as providing informal advice on boundary disputes such as party wall, schedules of condition, and over sailing licences for cranes and scaffolding.

We offer impartial advice to building owners and their neighbours in order to resolve disputes quickly and amicably through open discussion. We are also expert Party Wall Surveyors who fully understand the Party Wall etc. Act 1996 and can guide you through the process.

Early appointment of a party wall surveyor can limit the possibility of delays to developments by early planning of the required timescales within your development programme. A swift and efficient delivery of the party wall process can also ensure that your development stays on track and that your neighbourly relations are maintained.

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A video guide to party walls

Party wall disputes can lead to stressful situations, so here’s our video guide on everything you need to know about them, and what procedures you need to follow before carrying out any work. {loadposition embed} A party wall is a wall that is shared by two buildings, which have different owners, like the wall separating you and your neighbour in a semi-detached house.

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Party wall disputes can lead to stressful situations, so here’s our video guide on everything you need to know about them, and what procedures you need to follow before carrying out any work.

{loadposition embed}

A party wall is a wall that is shared by two buildings, which have different owners, like the wall separating you and your neighbour in a semi-detached house.

[fulltext] =>

To help take away the potential headache they can cause, we’ve launched a video guide explaining everything you need to know about party walls. Remember, if you’re carrying work out on or near a party wall, there’s a set procedure to follow – introduced by the 1996 Party Wall Act.

To talk to Martin, our Building Consultancy expert, about the party wall process, you can contact him on the below.

Email: martin.smith@sw.co.uk

Tel: 0191 269 0140

Mobile: 07730212391

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Party Wall FAQs 2

What are the Surveyors Roles? The roles of the Surveyors are to take into account the interests of the two individual owners when implementing the terms of the Act.  Their duty is to the Act and the provisions in it.  The Act gives the two Surveyors certain powers to adjudicate between the parties and settle disputes.

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What are the Surveyors Roles?

The roles of the Surveyors are to take into account the interests of the two individual owners when implementing the terms of the Act.  Their duty is to the Act and the provisions in it.  The Act gives the two Surveyors certain powers to adjudicate between the parties and settle disputes.

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Whilst both Surveyors’ initial responsibility is to their Appointing Owners, they also have a duty to the other Owner and must also take into consideration their opinion.  The duty on both Surveyors is to act impartially in the implementation of the Act.

What is an Award?

An Award is a legally binding document that is signed by both Surveyors to settle a dispute between the Owners.  Both Owners have 14 days after service of the Award to appeal the Award to the County Court and have it amended or overturned.  Such an appeal would be upheld if the Surveyors had exceeded the authority that is given to them under the Act.  The court would not overturn an Award if the appealing party just did not like the decision.

What happens about noisy work?

Under the Act it is possible for noisy works to the Party Wall to be restricted to certain hours if there are special circumstances relating to the Adjoining Owner e.g., the Adjoining Owner works nights and is sleeping in the first half of the day.  In such circumstances the timing for the Party Wall works can be determined by the two Surveyors to fit in with this.  However, timing of such works only applies to the works to the Party Wall and not the rest of the works undertaken on the site over which the two Surveyors have no jurisdiction.

Why do the Surveyors prepare a Schedule of Condition?

A Schedule of Condition assists the two Surveyors in assessing whether any damage has occurred to the Adjoining Owner’s property as a result of the Party Wall works.  It is only a tool to assist them and there is no specific requirement for one to be produced.  Failure to produce a Schedule of Condition therefore does not prevent the Award being issued.  However, it is in both parties interests to have the existing condition of the Adjoining Owner’s property recorded before the works commence.

Even if an Award has been issued without a Schedule of Condition, if the Adjoining Owner subsequently gives access to prepare a Schedule of Condition, this can be undertaken at any time after the Award is in place, although for obvious reasons this needs to be before work starts.

I do not want the works to go ahead – what can I do?

The Act is an enabling Act. It is there to allow the works to go ahead and any attempt to block work that is permitted under the Act can be bypassed under the Act’s provisions.  There are clauses in the Act which allows the Building Owner to continue with the works regardless of any delays or refusal to act by either the Adjoining Owner or the Adjoining Owner’s Surveyor.

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Party Wall FAQs 1

What is a Party Wall? A Party Wall (which can also referred to as a party structure) is a structure that straddles the boundary between two properties.  This can be both vertical as in a typical semi-detached property or horizontal as in the floor of a first floor flat.  It can also be a wall which stands solely on the land of one person but is used to separate the adjoining property.

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What is a Party Wall?

A Party Wall (which can also referred to as a party structure) is a structure that straddles the boundary between two properties.  This can be both vertical as in a typical semi-detached property or horizontal as in the floor of a first floor flat.  It can also be a wall which stands solely on the land of one person but is used to separate the adjoining property.

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Why do we need a Party Wall Act?

Up to 1996 if you did not live in the London area and you wanted to work on a party wall, you had to get specific approval from your neighbour to enable you to work on the full thickness of the wall.  Without that approval, if you encroached over the boundary (normally halfway through the wall) then you could be sued for trespass.

What is the Party Wall Act 1996?

It is an Act that enables one person who shares ownership of a wall to work on the full thickness of the wall without trespassing on the Adjoining Owner’s property.  The Act takes over the common law assumption that you can work only up to half of thickness of the wall at any one time.  Effectively both parties can work on the full thickness of the wall providing that the Act is implemented and the Adjoining Owner is protected. The act also covers excavation and other works close to a boundary but this is not covered in this commentary. 

Who is involved in a party wall agreement?

The “Building Owner” is the person who has partial ownership of the wall and wishes to undertake works to the wall.

The “Adjoining Owner” is the neighbour who is not proposing to undertake any works themselves.

The “Building Owner’s Surveyor” is a Surveyor appointed by the Building Owner to represent them in the implementation of the Party Wall Act.

The “Adjoining Owner’s Surveyor” is the Surveyor appointed by or appointed on behalf of the Adjoining Owner to represent their interests in the implementation of the Act.

The “Third Surveyor” is a Surveyor agreed between the Building Owner’s Surveyor and the Adjoining Owner’s Surveyor as an independent arbiter in the event of a dispute.  Any party, be it Owners or Surveyors, can refer the case to the Third Surveyor at any time.

What is a party wall dispute?

A dispute is where the Building Owner serves a notice on the Adjoining Owner that they intend to undertake building works under the Act but the Adjoining Owner objects to the work  or fails to respond to the notice.  In this latter case it is referred to as a “deemed dispute”.  Sometimes the Adjoining Owner is happy for the work to be undertaken but wants the protection of the Act and so will dispute the works.  It is quite possible under the Act to have a very amicable dispute between the two parties.

Even if the Adjoining Owner agrees to the works, the matter does not stop there.  If there are subsequent issues with the work, the Adjoining Owner can raise a dispute at any time and both parties then appoint a Surveyor and the matter is dealt with under the Act like any other dispute.

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