The short answer
Before buying an Edinburgh flat, ask your solicitor to check the title, burdens and deed of conditions. Obtain the factor's written statement, current account, planned-works information, insurance schedule and notices. Confirm who manages the building, what charges cover, what is owed and what work is planned. The factor, council, lender and insurer have separate roles; property-specific legal obligations require solicitor advice.
There is no responsible universal typical factoring fee or repair allowance. Keep every amount as a written quote or property-specific figure. Do not assume that a factor's annual charge covers major works, or that a council notice means the council will pay.
Who does what?
- Title and deed of conditions: may allocate shares, repair duties, decision-making and recovery of costs. Ask the solicitor for the title sheet and relevant deeds.
- Owners: may be responsible for common roofs, walls, stairs, windows, structure or services according to the title and applicable law.
- Property factor: can arrange contractors, collect common charges, manage funds and administer repairs where appointed. Request its services statement, fee schedule, account history and complaints route.
- Council statutory notice: ask about the notice number, scope, stage, addressee, deadlines, appeal/payment arrangements and outstanding costs.
- Insurance: read the schedule, sums insured, excesses, exclusions, claims and renewal date. Confirm lender requirements.
- Lender: decides what security, valuation, insurance and repair evidence it requires. A lender valuation is not a building survey.
Document checklist
- Factor's written statement of services and fee schedule.
- Latest annual statement, owner account and balance, including arrears, credit, float or reserve.
- Invoices, contractor reports, tenders, specifications and completion certificates for recent works.
- Planned-works programme, quotations, owners' decisions, payment timetable and disputes.
- Insurance policy or schedule, claims and excesses.
- Correspondence about common repairs, notices, enforcement or outstanding contributions.
- Title, deed of conditions and owners' association or common-management rules.
A repair being planned is not a price. Separate a known invoice from a provisional estimate, and a common charge from a private repair. Confirm with the solicitor whether the seller will settle an amount before settlement, whether a retention is proposed and who bears a charge arising after the relevant contractual date.
Questions before missives or settlement
- Which common repairs, notices, tenders, disputes or insurance claims are open or expected?
- What has each owner been charged, paid, credited or left owing?
- Who appointed the factor, and what services and fees are included or excluded?
- Is the building insured collectively, who is the policyholder and what are the excesses?
- Does the title allocate shares or require consent?
- Does the lender accept the construction, insurance and known works or notice?
- Which sums will the seller settle, and what written contractual provision covers anything unresolved?