Noëlle Rawé, victim of leasehold fraud and

The root cause of ALL THE EVENTS that have taken place since 2002 stems from the fact that Andrew Ladsky et. al. and their aides decided that leaseholders at Jefferson House, Basil St, London SW3, were going to pay for works to the block for which we are NOT legally liable.

Namely:

• the construction of a penthouse flat (February 2002 'condition survey', by Brian Gale, MRICS, Ladsky's surveyor ; planning application ; photo gallery ; sale of penthouse flat in December 2005 for £3.9m (US$6.9m); put on the market in October 2007 for £6.5m (US$11.5m))

• addition of three other flats (Land Registry records): Flat 18A, Flat 33A and Flat 35A - and related works (new lift, new boiler, etc.).

(There are now 39 flats v. 35 at the start of the works in Sep 04. For evidence of 35 flats at the start of the works see e.g.

(1) point 7 of the 17 June 2003 LVT/SC/007/120/02 report (ref #992 on the LVT database) (issue: see Case Summary) ;

(2) Land Registry records for title NGL373333, Steel Services (i) when it took over the headlease for the block in November 1996 ; (ii) on 26 April 2004 ; (iii) on 22 February 2006 which lists 38 flats, and SS became a 'lessee' of Lavagna Enterprises, with the penthouse flat)

Under the terms of my lease, what I am liable for in terms of costs are "maintenance and repairs and replacement where necessary". Hence, NOT for the cost of constructing a penthouse flat and addition of 3 other flats See section of my lease called 'Fourth Schedule, on pages 31 and 32.

I also draw your attention to the following points in the 17 June 2003 so-called 'determination' (see London LVT points # 4, # 6, # 7)

• Point 64 - ".the Respondent and other tenants (NB !!!) could not be forced to contribute in the case of improvements and / or works not determined as reasonable by the Tribunal"

• Point 54 - "Assuming that, on a proper construction of the lease, the services in issue are covered by the charging clause, this does not mean that the landlord enjoys carte blanche to incur costs"

See My Diary 6 May 08 for evidence of a c. £500,000 theft from Jefferson House's leaseholders through deceit, extortion, breach of leaseholders' rights, and the block sale of flats in 2006-07, some of which were on the - FRAUDULENT - 29 November 2002 claim filed in West London County Court.

(See also Major works for detail of events in chronological order, as well as: Pridie Brewster # 2 , # 3 , # 18 , Owners identity , Headlessors , Directorships , Martin Russell Jones (MRJ), Brian Gale, MRICS, of Brian Gale Associates, London Leasehold Valuation Tribunal , Cawdery Kaye Fireman & Taylor (CKFT), West London County Court , Lord Falconer of Thoroton , Stan Gallagher , Piper Smith Basham)

The 'before' and 'after' photograph - and the lies from: Joan Hathaway, MRICS, and Barrie Martin, FRICS, of Martin Russell Jones (MRJ); Brian Gale, MRICS; Mansell Construction; Andrew Ladsky

Spot the difference...

Jefferson House July 2002

Jefferson House September 2005

...and note the following:

Joan Hathaway, MRICS, Martin Russell Jones (MRJ) :

• Her letter to me of 26 March 2002 :

" Your suggestion that the appointment of professional advisors is in any way connected with any planning application is incorrect "

• Her 30 August 2002 letter to me:

"We are informed that there is no intention to build the penthouse at the current time"

• Under point 19 of a 4 March 2003 letter sent to Brian Gale, MRICS, under the name of Joan Hathaway, MRICS, MRJ, (but with Andrew Ladsky's 'trademark') (and which Brian Gale supplied as part of the evidence for the tribunal hearings in March-April 2003 ):

"...regarding the proposed penthouse...although the planning permission was granted it was subsequently found that the scheme was not a viable proposition..."

"...there are no plans to build the penthouse at the property"

• And under point 35 of the same letter:

" When it was obvious that the penthouse was not going to be built"

(NB: Verdict of the Royal Institution of Chartered Surveyors? "NO MISCONDUCT")

Brian Gale, MRICS, Brian Gale Associates, Andrew Ladsky's surveyor:

• In his "Expert Witness" report to the London tribunal, dated 13 December 2002 Gale wrote under Section 4 - 1.4

" I am able to categorically state that the Specification makes NO provisions for any construction of an additional floor nor any future requirement in the building to create a penthouse flat "

• While under point 3.04 of the same report, he wrote

"I confirm that there were no inclusions within the specification or tender documentation intended to improve or enhance any future potential development of the site by either the freeholder or headlessee"

• In the summary of his February 2002 condition survey, Brian Gale wrote:

"...the roof coverings will need to be replaced and provisions made.to cover any additional works may become apparent." ( NB: Like the ' incidental' cost of building a penthouse flat?)

"...the roof has exceeded [its] modern life span"

See also the February 2002 photographs taken by Brian Gale of the back of Jefferson House at the time he undertook the condition survey - and compare with the photograph I took in September 2005. Note in particular, his identified "defects" and his recommended "remedies" v. the actual outcome. (The pack also contains extracts from his "condition survey" , as well as other evidential documents).

Andrew Ladsky (= 'Steel Services'; see also , Advisors to Jefferson House , Owners identify , Headlessors )

• In his letter to me (and other leaseholders) dated 25 January 2001:

"...the costs of any additional floor on the property will NOT be borne by the residents"

"All tenants are of course protected by the Landlord and Tenant Acts to ensure those carrying out any works do so reasonably."

(See this pack, as well London Leasehold Valuation Tribunal, Cawdery Kaye Fireman & Taylor (CKFT), West London County Court and Pridie Brewster for how this translated in practice)

In his 14 July 2004 letter to me (hence, sent two years after the original demand of 15 July 2002 - and one year after the tribunal had issued its 17 June 2003 report - which was NOT implemented), Barrie Martin, FRICS, MRJ, headed the letter with:

"External repair and redecoration work plus internal refurbishment of common parts"

He again repeated this claim in his 2 August 2004 letter to "All Lessees"

"...the proposed works to the exterior and internal common parts of the building..."

(In addition to endorsing a breach of leaseholders' statutory rights by appointing Mansell Construction Services without going through the consultation procedures, Barrie Martin, FRICS, deceptively omitted to add the 11% management fee, as well as 17.5% VAT. The total sum demanded (at this stage) of £669,937 (US$1.18 million) is a massive overcharge relative to the tribunal's 17 June 2003 so-called 'determination' (see London LVT points # 4, # 6, # 7) , as it is only £66,269 (US$113,732) less than the original demand of £736,206 (US$1.3 million) - or nine percent less)

How did the contractors, Mansell Construction Services / Brian Gale, MRICS, describe what they were doing to the roof? The following is from the " description of the works " , headed with: Principal Contract: Mansells Construction)

"General repair and refurbishment of the main structure of Jefferson House, 11 Basil St, to include cutting out of spalled and defective brickwork and replacing to match, replacing asphalt roofs , redecoration externally, redecoration of internal common areas, replacement of lift"

Very clearly, Mansell - Brian Gale, MRICS, have a VERY UNIQUE interpretation of "replacing asphalt roof"! Maybe it's a question of economy with words as they headed this "Brief description of work".

As can be seen under Planning applications, planning applications/amendments to planning applications were filed for the construction of a penthouse flat, as well as for the enlargement of flats on 4 floors through "in-fill of lightwell" .

Fair minded, reasonable visitor to the site, consider that the ROOT CAUSE OF ALL OF THE ABOVE is...

...Ladsky et. al. and their aides deciding that I (and other leaseholders) would be made to pay - for this: the CONSTRUCTION OF A PENTHOUSE FLAT, ADDITION OF THREE OTHER FLATS AND RELATED WORKS - FOR WHICH WE ARE NOT LIABLE.

(This pack, as well as this pack contain key evidential documents. As to the pay-off, it is evidenced by the block sale of flats in the latter part of 2006, beginning of 2007 which, of course, are in addition to the sale of the penthouse flat BGL 54 458 for £3.9 million (US$6.9 million) in December 2005, etc.) (In October 2007, the selling price was £6,500,000 (US$11.5 millions)

Jefferson House July 2002

Jefferson House September 2005

To be more precise:

( PDF of above diagram - at February 2006)

UNBELIEVABLE! ISN'T IT?

ANDREW LADSKY ET. AL., JOAN HATHAWAY, MRICS AND BARRIE MARTIN, FRICS OF MARTIN RUSSELL JONES (MRJ), BRIAN GALE, MRICS - AND THE ROYAL INSTITUTION OF CHARTERED SURVEYORS WHICH REJECTED MY - LEGITIMATE - COMPLAINT AGAINST MRJ - CAUSED ME TO DEVELOP THIS WEBSITE.

THIS OUTCOME IS OF THEIR OWN DOING