St Johns ~ Woking ~ Surrey ~ GU21 8PU
All the apartments are leased (999 years) from the Management Company "Sherwood Lock Management Company" #2822682 Incorporated on 28th May 1993. the directors of the Company are
Mr S Hughes
Mr N Pearson
Mr P Smee
If you wish to contact the Directors please email Directors@Capstanswharf.co.uk
The administration of the Development is contracted to Gem Estate Management
Contact
Gem Estate Management
PO Box 125
Letchworth
Herts. SG6 1XN
01462 670 400 Tel
01462 481 483 Fax
email gh@gemestate.co.uk
A Service Charge is levied on the Apartments for Window cleaning and the cleaning and maintenance of the Communal Areas, the external decorations, Roadway, Parking Areas and Gardens. This charge was increased in January 2011 to £1010/£940. Those apartments with allocated Parking spaces pay the lower amount as they are responsible for the maintenance of their demised Parking Spaces.
The houses in the development also pay a Service charge (£106 p.a. from January 2011 ) for the access to and upkeep of the footpaths, parking areas and gardens.
The Directors have recommended that all windows in the Apartments are replaced with uPVC windows by the owners as this will reduce the costs of redecoration as scaffolding costs are prohibitive in these safety conscious days. A multi-year program of replacement has begun to replace the Soffits and Fascias on the apartment blocks to minimise the maintenance costs. South facing elements will generally be the priority due to the increased exposure.
current events
march 2011
On 18 march 2011
Surrey County Council adopted the street in Capstans Wharf, these areas
will now be maintained at public expense. Further information may be
downloaded from here
january 2011
A letter has been received from the Tyre Centre acknowledging ownership of the boundary wall and stating that their surveyor is content the cracks are not an issue, the Buddleia that caused the cracks has been removed..
Quotations for the works have been received and a section 20 Process has been initiated -
note due to a clerical error the quotation does not include the Fencing and Gates, these will be covered by an different quotation which will also recommend if any of the Fence Posts require replacement
Complaints continue to be received over the use of a footpath for storage of wheelie bins, a final warning letter has been sent to the offending residents.
Wimpy Taylor have resumed their negotiations with Woking council over the adoption of the road, various required works are being carried out by contractors on behalf of Wimpy.
The work in replacing the Wooden surrounds on the apartment dormer windows has been completed, quotations are being requested for PVC Soffits and Fascias to be fitted. Redecoration works at the same time have identified 2 flats where the wooden windows have rotted and cannot be painted satisfactorily.
Notices are to be placed at the Car Park entrances identifying what the permitted usage is.
june 2010
Concerns were raised over cracks discovered in the Boundary wall with the Tyre Centre.
Quotations for the works have been received and a section 20 Process has been initiated -
note due to a clerical error the quotation does not include the Fencing and Gates, these will be covered by an different quotation which will also recommend if any of the Fence Posts require replacement
Complaints have repeatedly been made over the use of a Footpath for storage of Wheelie bins which is a breach of the agreement by which the properties have access to the Communal areas.
march 2010
Quotations are to be obtained for -
- decoration of the Gates, Fences and Pergolas
- decoration of any remaining Wooden Windows deemed to require it
- replacing the North facing Dormers with PVC, it is anticipated the Soffit replacement program will commence Summer 2011.
Action is to be taken over outstanding service charges
Potential Trip hazards reported in hallway carpeting are to be
addressed ASAP
august 2009 AGM
A new Window Cleaning company has been appointed due to the poor workmanship of the previous Contractor.
Repairs scheduled for the main gate to the Canal, Door entry panel (1-5), external Step tiling, and a missing roof tile #38. Communal entry doors and mail box surrounds are to be redecorated
A tree surgeon has been contracted to deal with various issues in the Communal areas, please note that the Trees along the boundary behind #23-28 are the responsibility of the Householder
may 2009
Broken and missing roof tiles above #40 are to be addressed ASAP
A reserve fund has been set up to accumulate money to fund the
provision of Emergency lighting in the communal Stairwells at the next
internal decoration cycle
Provision of a Cycle store was discussed, but it was felt that only a
Locking storage facility would be acceptable and the was considered a
prohibitive cost and insurance Liability
Provision of Salt bins was discussed, however current legislation
means this would be an unacceptable risk to the Directors.
The Birch tree used as a ladder by squirrels to the loft spaces of
11-22 is to be removed.
Occupiers are asked to conform to the recycling rules set by Woking Borough Council, usage of the communal bins provided for the Flats by Householders will be monitored and financial charges may be levied.
august 2008 AGM
The directors are still pursuing Wimpey Homes with regard to the adoption by Woking Council of the Paths and Roadway
The directors have been advised that installation of Emergency Lighting and hard wired Smoke Detectors to the Communal Hallways will cost in the region of £10,000 (2 quotes) further quotes and alternative systems are to be investigated.
The directors explained the requirement for an increase in the Service charges due to the costs incurred in the improved Garden maintenance and the Replacement programme for the high level woodwork, After a period of discussion all attendees agreed to the increased charges detailed above being effective from 1st January 2009.
The directors have approved the following Works:
Replacement of the Fascias and Bargeboards to the remaining 6 South Facing Dormer Windows and repainting of any associated Wooden frames, this will necessitate the erection of scaffolding and should be completed before Autumn
january 2008
The directors have approved the following Works:
External painting of the remaining apartment wooden Windows (Not
including the Dormer Windows)
Remedial Works to the ground supporting the paving providing the
Pedestrian Crossing at the entrance to the Development
- An Electrical inspection of the lighting in the Stairwells and replacement of any faulty fixtures.
The directors have also been notified of a small increase in the charges made for the cleaning of the Communal Areas and the Flat Windows.
A Health and Safety survey has been carried out by an independent body, this is still being assessed but it is likely that changes in safety regulations will force the installation of both Audible Fire Warning systems and Emergency lighting in the Stairwells.
Due to these costs a review will be carried out by the Directors
prior to the AGM and a proposal to increase the Service Charges
will be presented.
-
october 2007
-
With the completion of the Interior decorations to the Communal areas of the Apartment blocks, the next step will be to replace the Stair and Hall carpets, however the budget has been stretched this year so the Carpets (£4,500+) will have to wait.
-
A Contractor has been engaged to apply some "Cross hatching" to the area leading to the lowest Car Parking area, Please ensure your visitors and deliveries do not obstruct this route.
-
Yet again someone vacating one of the apartments has left Furniture in the area of the Recycling Bins, Owners sub letting their property should be aware that the Directors will reclaim the cost of clearing such items.
Squirrels have discovered a route into the Loft spaces of the #11-22 block, a tree surgeon will be pruning the Silver Birch at the bottom of the block which they are using as a ladder, a the same time the Silver Birch currently overshadowing #1,3 and 5 will also be pruned to give a 3 Meter Clearance (9 feet in old money).
Apologies for the noise that the "orphan" squirrel made on the roof of 11-22 at 08:30 on Sunday 30th October, but I had relocated his parents to an oak tree in Brookwood Cemetery using a Humane trap, a whole lot cheaper than getting the exterminator in! The trap is available for loan from #15 if required.
other Info
recycling
Please ensure that Cardboard boxes placed in the Recycling bins are flattened
noise
One of the delights of the development is the relatively tranquil setting so close to the Village centre, you may be aware that Radio noise emanating from the Tyre Centre was a major issue for those living near it, complaints to the Environmental Health Officer at Woking Council has produced the desired effect and the manager of the tyre centre has been informed that further complaints about the noise level could impact future renewal of the Planning Permission that allows the Centre to operate. Other Noise nuisances will not be tolerated, including occupiers of flats creating disturbing noise levels in contravention of section 5a of the 3rd schedule of their lease.
| Year | Opening Balance | Annual Profit / (Loss) |
|---|---|---|
| 2002 | £14,427 | £2,579 |
| 2003 | £17,006 | £(4,305) |
| 2004 | £12,701 | £419 |
| 2005 | £13,427 | £41 |
| 2006 | £13,161 | £(1039) |
| 2007 | £12,122 | £(668) |
| 2008 | £11,454 | £(1,231) |
| 2009 | £10,223 | £7,798 |
| 2010 | £18,021 | £8,074 |
| 2011 | £26,095 |
