When should a party wall notice be served?
Well, this question in only answered when we ask another – what works are being undertaken first?
· If excavations are being dug, then at least one month before works commence.
· If works are being undertaken to a party wall, then at least two months before works commence.
· If a wall is being built on a boundary line (or over) a boundary then this is also at least one month again.
Timing…
HOWEVER, you can have a party wall agreement in place up to 12 months before any works commence. When we say agreement, we really mean;
1. Consent from a reply form to a party wall notice
2. A Party Wall Award which has been agreed by appointed surveyors or a single surveyor.
Therefore, it is always recommend to start the party wall process early.
It is an all-too-common story, unfortunately that a party wall notice is delayed until the Building Owner wishes to start works, or worse the notice is not served at all. This can then cause issued between neighbours, delay in the project or risks of injunctions.
A neighbour has 14-days to response to a Party Wall notice. Notices are often sent in the post.
You may serve a Party Wall notice from a template online, or you can arrange for a surveyor to draft a notice on your behalf. Meon can undertake these quickly, provide clear and simple reply forms (these are well received) and either send directly in the post, or provide a copy for owners to hand deliver themselves with simple instruction.
A Party Wall notice is the first formal documentation in the party wall process and an extremely critical one. It is imperative a check list of requirements is undertaken throughout each notice, or this may invalidate any agreement in the future.