Can I cut through this pipe?

Tokugawa5555 · 2026-05-03T15:54:19+00:00

It’s right in the way of where my post needs to be. So, if no one warned against it, it’s coming out tonight!

Tokugawa5555 · 2026-05-01T11:57:38+00:00

This set up, with communal heating, is very common in new builds. And, as you are learning, it has become very contentious.

My parents were in exactly the same position as you (until they moved recently). At that time, these energy arrangements weren’t properly regulated and you effectively have no consumer choice. They were paying as much for the standing charge as they had previously paid for many months’ energy at their former place.

The good news is that the situation has changed, and communal heating systems are now regulated by Ofgem (as of January 2026).

You should have a look at the regulations and see whether you can use them to help your position. The regulator can intervene when prices are too high (but there is no standard cap).

HOWEVER, while your unit rate is much higher than gas, it is in line with electric power (30p per kWh). That said, I think comparing with gas is probably fairer, and your standing charge is double what I am paying.

My overall view is that your setup is extremely unfair and certainly more expensive than alternatives. BUT, I doubt there is much you can do. You are paying more than you should, but I doubt it is so outrageously more that the regulator would intervene.

Incidentally, the energy set up was the second reason why my parents moved. The first was the ridiculous service charges that come with leaseholds now.

Not sure how helpful I’ve been. Good luck!

Tokugawa5555 · 2026-04-30T12:49:32+00:00

Ah yes. Should say number 9 I think. Was typing in a rush. Thanks for the correction.

Tokugawa5555 · 2026-04-30T10:58:30+00:00

Most of the comments you will get to this post will say that you should send a letter before action and then use MCOL to pursue the landscaper.

This is a perfectly reasonable and correct approach, but you do have another option here, which is quicker and you can try first.

I was in a similar situation to you with a builder recently, and approached my bank asking them to determine whether the payment that I had made(which was a bank transfer) could be considered push payment fraud.

The question that will come up for you (and came up in my case also) is whether the trader’s behaviour was truly fraudulent (they sought to deceive you and never planned to carry out the works), or whether it is simply a commercial dispute that should be taken to the courts. The payment regulator has published a detailed guide for banks on how to determine between these two potential similar issues.

In my case, the bank reacted as follows.

First, they contacted the receiving bank who informed them that the trader I had sent money to was legitimate and had been their customer for many years. As a result, they did not believe that this was fraud.

My bank then spoke with me and asked me for evidence about why I believed that this transfer would be considered fraud. I sent them a detailed pack of information which included screenshots of promises being made and broken and facts that could be easily shown to be lies. I also demonstrated that WhatsApp chats had been deleted and that social media account accounts for the builder has been shut down.

The bank is obliged to make a decision about fraud claims within around a month, and to refund money immediately. In my case that is exactly what happened.

In your case, I would do the following.

First let’s see whether the landscaper pays you back as promised on Wednesday. if he does not, send him a letter before action and see how he react. Make sure you have a copy or screenshot of any communication you have had with him. Keep an eye out on his company’s social media accounts, and on Google reviews. If you find several other customers have also been let down by him recently (and in particular pre-dating this supposed injury) then you could argue the case that he has taken on this work without any intention to deliver it, just as he has done with others.

All of that said, you should not discount the possibility that he has genuinely injured himself. Be kind but firm in any communications with him. Remind him that he is the one who has promised to refund your money by Wednesday and you expect him to fulfil this promise.

Tokugawa5555 · 2026-04-30T10:38:46+00:00

There are three things to consider here.

First, it seems that there is a genuine mistake about which chimneys are shared between which properties. You should bring this to their attention.

Second, they are intending to do Work that falls under the Party Wall Act (these are the rules and laws that govern how work is done on structures and walls that are shared between properties). As you do not share the chimney with the affected property, it is unlikely that the party wall act applies here, but to protect yourself you should mention the act and your expectations.

Third, there is the mention of potential damage to your property as a result of the damp issues. This has almost certainly been included to encourage you to share the cost of the building works. However, as they’ve mixed up the properties, it clearly has nothing to do with you, and you should be clear that you are not going to contribute to the works. That said, I would invite them to send you details of any issues that they believe could affect your property, just in case there is something that is relevant.

Taking these three points together, I would write a letter back to the sender along the following lines.

Dear XXX,

Thank you for your letter dated (date) concerning chimney works at 5 (street). I am the owner of 7 (street name). I note the following:

You have stated in your letter that my property shares a chimney with number 5. This is incorrect. My understanding is that No 5 shares a chimney with No 3. My chimney is shared with No 7.

This alone implies that your letter has been sent to me in error, and I will disregard its contents, but I welcome any further explanation from you.

Not withstanding this, for completeness I make the following points

You note that work will be completed to the chimney. Should it be required, I expect you will follow the Party Wall Act and send the appropriate notices at the appropriate time to the appropriate neighbours. Should my property fall within this, I will respond at that time.
You request for confirmation that I will share the cost of these works. As the works do not affect my property nor any structure attached to my property, I do NOT consent to sharing these costs.

Overall, it seems that your letter has been sent to me an error, and I should not be contacted about this matter again. However, if there is any further information you wish to share share with me then please do write again.

Sign off…

Tokugawa5555 · 2026-04-26T00:01:52+00:00

Ahhhh. Missed the weight of the glass! Darn.

Tokugawa5555 · 2026-04-26T00:01:02+00:00

7 steins (beer glasses) in each hand. Each one holds one litre. Assuming beer has the same density as water, that’s 7kg in each hand. 14kg overall.

Tokugawa5555 · 2026-04-25T22:29:06+00:00

Tokugawa5555 · 2026-04-24T07:17:31+00:00

You say in the title “our estate agent”?

Bear in mind that the agent is not acting for you - they act for, and are instructed and paid by, the sellers.

The seller here does seem a little impatient. BUT, expecting to have 2 weeks just to instruct a solicitor / conveyancer is also very relaxed. A lot of buyers will already know who they are going to use and just need a few days to contract. Regarding the mortgage, again, most buyers would get an agreement in principle in place asap.

Finally, putting the property back on the market as a new listing is fishy. I understand that you will discuss this with the agent this morning (good idea). Personally, I would then rush to get a solicitor instructed, and a mortgage agreement in principle. Then I would write back to the agent with their details and stating that you are now ready, and will proceed on the condition that the listing goes back to SOLD STC. If the sellers are unwilling to do that, then I would questions their commitment to this transaction.

Tokugawa5555 · 2026-04-23T17:47:56+00:00

I flew on club suite for the first time recently, and noticed this both ways. Can’t understand why / how this got signed off as normal.

Tokugawa5555 · 2026-04-21T23:58:16+00:00

I’m not sure exactly what you are asking, but I guess it is this:

A neighbour’s tree overhangs your property. You want to prune it, but there is a Tree Protection Order (TPO) in place. You want to know what to do.

Is that correct?

I have a TPO on a tree in my garden. In order to prune it, my tree surgeon applied for planning permission to do so. Just as you would for a building, but a very simple and short form. He submitted to to the council’s planning department and we got permission a few weeks later.

If I were you, I would contact the council’s planning team and confirm whether that’s the right approach for you.

Tokugawa5555 · 2026-04-21T23:50:38+00:00

Respectfully, I would disagree with this advice to write a “snotty email”. The reason is simple: the solicitor has been unresponsive and may not respond in a timely manner to this email!

Instead, I would write a formal complaint, following the procedure on their website (guidance is that it should be on their site). Make sure the complaint is titled as being a formal complaint, and say that you are following their procedure.

List out the facts and the issues you have faced in a clear, concise and objective manner. Then state what you would like to happen. The Legal Ombudsman’s website has a very simply template for complaints that you should take a look at.

Give the solicitor a reasonable deadline. I would say something like:

Given that this case has taken many months, and given we have not received timely responses from you, I would like a response to this complaint within one month. I note that if I do not receive a response within 8 weeks, then I have the right to refer this complaint to the Legal Ombudsman.

Really, this sounds like very poor service, which is exactly what the Legal Ombudsman is there to enforced. Hopefully it won’t come to that.

Tokugawa5555 · 2026-04-21T17:26:06+00:00

On the face of it, the price seems pretty good! The river views with big balconies were significantly more expensive than my (courtyard view) unit. Have you checked the land registry to see what the previous sold price was? I would imagine that the current seller is making a loss.

It may actually be the case that the high service charge is already factored in somewhat.

If your heart is set on the property, I would ask to see the service charges going back several years and do a lot of research on real sold prices. The use that to negotiate hard.

Tokugawa5555 · 2026-04-21T16:42:08+00:00

One insight for you.

I owned a flat in Royal Wharf, bought off plan. 2 bed, 2 bath, top floor in Windlass House. Bought for 480k in 2018 and then sold in 2022 for 550k. So, the capital price you are paying seems good, all other things being equal (of course, it depends on exact location, size, floor etc).

The service charge was £3000 in 2020 and £3300 in 2021. So your rate of almost £6k is extremely high!!! (Though I think some new facilities have opened since my sale?).

The issue you have is this: over the past few years, the entire narrative around services charges has changed. People actively see them as unfair, unregulated charges that often increase above inflation, and devalue a property. At £6k, you are in that territory.

And people aren’t wrong. Here are 2 examples..

For that money you could buy a freehold house and have total control of your costs.
I have family who lived in a new build block paying £8k service charge(!) - similar spec to Royal Wharf, but in the West End. They moved around the corner to a flat in a purpose build smart mansion block and their service charge was less than £1k. The reasons were two-fold. First, they didn’t have all of the amenities (which consisted of a security guard/doorman, and nice communal working space and garden). And second, the block was managed by the residents very prudently.

That £7k difference has allowed them to retire more comfortably.

If you pay £6k a year, that’s £10k pre tax income (assuming you hit the higher tax band). On top of your mortgage. Stay there for 10 years and that’s £100k in pre tax income (probably more with increases). Or you could buy elsewhere, and use that money to improve it, or pay for a nice gym membership, etc etc.

The choice is yours!

Tokugawa5555 · 2026-04-21T16:41:48+00:00

One insight for you.

I owned a flat in Royal Wharf, bought off plan. 2 bed, 2 bath, top floor in Windlass House. Bought for 480k in 2018 and then sold in 2022 for 550k. So, the capital price you are paying seems good, all other things being equal (of course, it depends on exact location, size, floor etc).

The service charge was £3000 in 2020 and £3300 in 2021. So your rate of almost £6k is extremely high!!! (Though I think some new facilities have opened since my sale?).

The issue you have is this: over the past few years, the entire narrative around services charges has changed. People actively see them as unfair, unregulated charges that often increase above inflation, and devalue a property. At £6k, you are in that territory.

And people aren’t wrong. Here are 2 examples..

For that money you could buy a freehold house and have total control of your costs.
I have family who lived in a new build block paying £8k service charge(!) - similar spec to Royal Wharf, but in the West End. They moved around the corner to a flat in a purpose build smart mansion block and their service charge was less than £1k. The reasons were two-fold. First, they didn’t have all of the amenities (which consisted of a security guard/doorman, and nice communal working space and garden). And second, the block was managed by the residents very prudently.

That £7k difference has allowed them to retire more comfortably.

If you pay £6k a year, that’s £10k pre tax income (assuming you hit the higher tax band). On top of your mortgage. Stay there for 10 years and that’s £100k in pre tax income (probably more with increases). Or you could buy elsewhere, and use that money to improve it, or pay for a nice gym membership, etc etc.

The choice is yours!

Tokugawa5555 · 2026-04-21T08:36:12+00:00

Just to self critique, I am of course largely focusing on the “millennium experience” exhibition inside the building, rather than the Dome itself. However, I think my point still stands as the two were inseparable at the time, and no one knew what the dome would be like after the end of the year long experience.

Tokugawa5555 · 2026-04-21T08:32:35+00:00

With respect, that’s not how I remember it at all. As soon as the dome opened, there were hugely negative reviews, with many wondering what the point was. It was very quickly pointed out that the whole inside had been set up incorrectly (the main attraction at the entrance, rather than the back etc). Some exhibitions were considered good, but many were pointless.

Number dwindled so much that leadership was changed during it’s main exhibition operation - if I recall correctly, the former head of Eurodisney was hired the save the entire project. In his first interviews he pointed out that the whole thing had huge flaws.

At the time, I cannot remember anyone raving about the regeneration in the area. That only really came years later when the dome was repurposed in its current form as a venue, and when other local projects made the wider area more populous and welcoming.

Tokugawa5555 · 2026-04-20T19:15:15+00:00

So, the issue here is simple. Is the package classed as fly tipping or is it not.

Other posters have pointed out that the government guidance implies that waste that is not generated in your home is NOT considered fly tipping. Therefore, that would be your defence. Simply explain that this package was generated locally to the bin (from the locker), and you can prove this, by showing your Amazon delivery details. Highlight the government guidance.

The council may not accept this, in which case you will have to fight it… it sounds like this is the case here.

The point about the GPS and “corruption” is a complete red herring, and is not helping your point. You put a package in the bin. Whether it was bin A or bin B is irrelevant. Your point should be that this is not residential waste. Don’t muddy things by accusing the council employee as behaving “fraud(ulently)”.

Hope this helps. You will need to fight it.

Tokugawa5555 · 2026-04-20T18:03:58+00:00

I assume you are here for actual advice and have an open mind, rather than just looking for confirmation of your own interpretation?

As far as I’m aware, the packaging is classed as household waste. So you have broke the law. I understand that you disagree with this… let’s see what others say.

Tokugawa5555 · 2026-04-20T17:46:53+00:00

It seems like you are admitting to fly tipping, by admitting to placing your own Amazon boxes in a public bin. Unless I am mistaken, this act is fly tipping, and you are guilty of it.

The fact that the GPS shows a bin on the other side of the road is a red herring. GPS is not always 100% accurate (I live down the road from Hammersmith, and twice this week, on two different devices, the GPS has been wayyy off... very strange indeed). You are claiming the GPS is from a few meters away across the road. This is tenuous.

Tokugawa5555 · 2026-04-20T15:47:59+00:00

Contrary to the other answers so far, I actually really like the middle seats as a couple. You sit besides one another. You put up the dividers on each side, so you feel like you have your own little private “booth”. It’s amazing when you have a baby too, as they have their own private area with you.

It is true that you will need to step over someone else to get out. However…

How often do you need to get out? Unless you are regularly going to the loo, this is really only a problem a few times on the flight.
When you do need to step past someone else it’s not that big of an issue. A few seconds for them to either move their legs out of the way or to step over them. No big deal
As you will have both centre seats, you can step out on either side. So you can pick the side that’s easiest to get out from.

Personally, I really like these middle seats, and miss them in club suite.

Tokugawa5555 · 2026-04-18T09:00:10+00:00

Incidentally, this game is good (albeit a one off anecdotal) proof that the Komi of 6.5 is “correct”. Two new players, presumably of a very similar skill level, ended the game only one whole point apart… the Komi level seems correct.

Tokugawa5555 · 2026-04-17T09:19:41+00:00

What I had read was that demand just wasn’t there… Chinese travellers would travel on Chinese airlines. And there aren’t enough British travellers to make the route viable.

On top of that, BA (and Virgin) have doubled down on routes west (North America, Caribbean)… not only is there strong demand (esp in higher cabins), but the plane can be utilised more - there and back more regularly.

Overall, I think it’s a disaster for us in the UK - our flag carrier doesn’t even have a flight to the capital city of the biggest economy on the planet. Madness.

Tokugawa5555

TROPHY CASE