What to do if you have Financial Problems
If you are facing financial difficulties and think this may affect paying your service charge invoice, please contact the Home Ownership Officer on 0115 917 3935 to discuss further. In most circumstances, we can agree a payment plan.
If you do not pay your service charges you are breaching the terms of your lease and the Council could (in extreme cases) apply to the First-tier Tribunal (Property Chamber) or the Court for forfeiture of the lease. This is very serious as you would not only lose your home but also any equity you had built up in it.
If you become unemployed or your income reduces substantially, you should immediately contact your local office of the Department for Work and Pensions or seek help from the Citizens Advice Bureau as you might be entitled to receive help with your mortgage payments.
You may also be entitled to help if you are aged over 60 - please contact the Department for Work and Pensions for further information.
If you need more advice on dealing with your debts, you can phone:
The National Debtline on 0808 808 4000.
Alternatively, for advice based on your own circumstances, please call:
The Money Advice Line on 0333 242 0013.
Household building insurance provides financial protection against unpredictable risks. The insurance pays for the cost of repairing or rebuilding your home if it is damaged by unforeseen events (as detailed in the insurance policy).
Broxtowe Borough Council arrange building insurance cover for all leasehold properties. This is a condition of your lease which is binding on both of you and the Council. This is because the Council remains responsible for the upkeep, repair and maintenance of the structure and communal areas. The terms and conditions the Council has agreed with the insurance company is like any comprehensive insurance cover and provides value for money for leaseholders. You do not need separate cover with your lender.
Building insurance certificates are sent to all leaseholders along with the Statement of Estimated Service Charges at the beginning of each financial year and to all new leaseholders once the purchase details have been confirmed.
Cover
Your buildings insurance policy is with Protector Insurance (Policy number: 3146311) and is renewed on 1st January each year.
The policy covers the structure of the flats situated within the building, constructed of brick, stone or concrete and the leaseholder’s liability for any common or structural parts of the building such as roofs and foundations that are damaged due to insured perils.
The policy also covers the internal decorations and fixtures and fittings within the flats and building and any domestic outbuildings and garages, drives, patios and terraces, walls and gates owned by the leaseholder or for which the leaseholder is legally responsible.
The policy does not cover damage to contents, and we strongly recommend you arrange insurance cover to protect your contents.
The Policy provides indemnity to leaseholders against the following events:
Perils
- Fire, explosion, lightning, earthquake
- Smoke
- Storm or flood
- Riot / civil unrest / strikes or labour or political disturbances
- Malicious persons or vandals
- Impact by aircrafts, vehicles or animals
- Escape of water from water tanks, pipes, equipment or fixed heating systems, water freezing in tanks, equipment or pipes, heating fuel leaking from a fixed heating system
- Theft or attempted theft
- Falling radio or television aerials, solar panels, wind turbines and security equipment, their fittings and masts
- Falling trees or branches, telegraph poles, pylons or lamp posts
- Subsidence or heave of the land on which the buildings stand, or landslip,
- Accidental damage to drains, pipes, cables and underground tanks used to provide services to or from the buildings
- Accidental breakage of glass in doors or windows, or ceramic hobs, sanitary ware and solar heating panels fixed to and forming part of the buildings.
- Terrorism
Policy Excesses:
General Excess - £250
Accidental Damage - £100
Subsidence - £1,000
Property Owners Liability - £0
These apply to each insured property for each and every loss.
The policy does not cover the cost of repairing or replacing items due to wear and tear.
For information about the policy please refer to the Leasehold Buildings Policy document.
If you sublet your property you need to know that the policy excludes malicious damage to your property caused by your tenants and any damage as a direct result of negligent behaviour by your tenants. You may want to think about getting a ‘landlord’s policy’ with an independent provider to cover you against potential losses.If your property remains unoccupied for 30 consecutive days or more the buildings insurance may be invalid and you may not be able to make a claim. If your property is unoccupied for more than 30 days, please inform Broxtowe Borough Council on 0115 917 3935 Please inform the Council when the property is occupied again as (please note that if you sublet again, you will need to reapply for permission).
Payment and premium
The annual building insurance premium applies from 01st April to 31st March every year as opposed to calendar year. You pay your Insurance Premiums with your normal annual service charges, which will be billed by the Council.
Insured Value
Under the policy, your property is given an 'insured value' which is the cost of rebuilding your home. The rebuilding value is different from the actual value of your home if you were to sell it.
Claims
If you need to make a claim, please contact Protector by telephone 0161 274 9077, email claims@protectorinsurance.co.uk or online www.protectorinsurance.co.uk
Claims must be notified as soon as possible even if the cause of damage has not been resolved. In emergencies, Protector can arrange emergency repairs and, if your property becomes uninhabitable, could arrange alternative accommodation.
You must not carry out any repairs without first getting consent from Protector; this includes emergencies. Claims will typically be rejected if they are not made within a reasonable period or if works were carried out without approval.
You can download a copy of the Leasehold Summary of Cover here (Opens in a New Window) & a copy of the leasehold Buildings Policy here