Hi Ben I'm having problems with CL, too, over the reinstatement of my house that's been flooded three times - all ongoing. But, strange as this might seem, I don't blame the individuals involved. It's the way life is today: people aren't encouraged to think but instead they work by ticking boxes on a computer screen. NU had also told me to sort it out with CL through the complaints procedure which I was happy to do but it didn't work as the job has still gone wrong; they have since agreed to pay the cost of an independent survey if it is shown that CL has made a wrong decision. That's where I am now but it's all so bureaucratic and painfully slow. To you I'd say keep calm and be as objective as you can in the circumstances of a really personal matter ie your home and its contents. Being an accountant should help. Hope you've kept a diary. As to IVAL, think that they are just a tickbox on a CL screen. Once CL ticked the box and chose them as a supplier it became that much more difficult to change their mind and tick another box. I don't suppose there's any mo re to it than that. Sue

I just wish I had a statute to quote http://www.pglaw.co.uk/pdf/articles/Commonhold-and-Leasehold-Reform-Act-Services-charges.pdf bit on service charge consultation: 'A landlord may apply to the leasehold valuation tribunal that he may dispense with all or any of the consultation requirements. The tribunal may make the determination if it is reasonable to do so.' Speaking as a fellow lessee in the broader sense and also involved with freehold purchase but not a lawyer, my advice would be keep it simple and low key and don't get involved in the legalese which then becomes a competition amongst people who probably don't understand the law anyway, so it all gets terribly out of hand and ends up in court, unnecessarily. Has the ROMCo applied to the LVT to dispense with S20? If not I guess it will have to do so. Also maybe the Mem & Arts of the ROMCo are inappropriate for the role it plays because these are in conflict with L&T law and so may need amending. Also whatever its Mem & Arts say, the ROMCo cannot ignore relevant legislation. Your lease is governed by L&T 1987 S20 et al. Cheers