Documents

The declaration or statement of fact made by KML to the broker for 2024 has NOT been provided.

To see the Insurance Schedule [Property Certificate] for 2024 click here. This was provided by Grace Miller. 

To see the 2024 Terms and Conditions click here [Reviewed below]. These were published by Rendall & Rittner.

The declaration or statement of fact made by KML to the broker for 2025 has NOT been provided.

To see the Insurance Schedule [The Schedule [Real Estate Insurance Pollcy]] for 2025 click here. This was provided by Grace Miller.

As at November 2025, the applicable wording for 2025 has NOT been provided by Grace Miller despite being requested.

Conclusions

The following conclusions are reached:

• The garages are included within the meaning of the definition of the insured buildings. See page 24 of the 2024 Terms and Conditions. To be verified that this remains in the 2025 wording.
• The Standard of construction given on page 12 of the 2024 Terms and Conditions is replaced by that in the Schedule.
• The construction clause for both 2024 and 2025 reads as follows:
  "The Premises are built of brick, slate, stone or concrete and roofed with slates, tiles or concrete with less than 10% of the roof and/or walls of combustible materials; wood, Sandwich or composite panels, straw, thatch, or felt on timber".
• The question as to whether there is a valid insurance therefore relates only to the 10% condition.
  If it is exceeded, then there is no insurance.
  The latest assessment calculations, INCLUDING the garages indicates that, even discounting the re-roofing, the percentage in flammable materials is of the order of 25%. Including the re-roofing, it is some 40%. 
  To see the assessment calculations, which need to be verified, click here.

A Note on the 2025 Insurance Schedule

This document includes on the third page the following statement:

COMPETING CLAUSE

Terms are provided subject to confirmation that the current programme does not include any capacity provided by Accelerant Insurance Europe SA.

If Accelerant Insurance Europe SA is the current capacity provider then these terms are automatically withdrawn.

This clause is simply not understood as it is not in plain English [containing undefined terms], and begs the question as to who is to provide confirmation as to capacity to Accelerant Insurance Europe SA.

Notes on the 2024 Terms and Conditions.

Welcome [page 2]

You have a duty to make a fair presentation of the risk which is covered by this policy. Please ensure all information You have provided is accurate and complete. All information should be provided in good faith. 
If You do not comply with this Your policy may not be valid and may therefore not cover You.

Regulatory Information [page 5]

We are Ventis, a trading name of Mission Underwriting UK Limited. Mission Underwriting UK Limited t/a Ventis is regulated by the Financial Conduct Authority (FCA). FCA Number: 314946 and registered address: One Fleet Place, London EC4M 7WS (Company Number 05314336)

Ventis act as an agent for Accelerant Agency Limited – UK Branch (the Master Coverholder) and Accelerant Insurance Europe SA/NV UK Branch (the Underwriters) in performing Our duties under this policy.

Complaints [page 6]

email address: This email address is being protected from spambots. You need JavaScript enabled to view it.

Keeping the Insurer Informed [page 8]

When We are notified that information You previously provided is inaccurate, or of any changes to that information, We will inform You if this affects Your insurance.
This does not preclude notification by a party with an interest, viz a party for whom the insurance is contractually required under the lease of part of the property to said party.

Remedies for Breach of the Duty of Fair Presentation [page 11]

If Your breach of the duty of fair presentation is deliberate or reckless:

• We may avoid the contract, and refuse to pay all claims; and,
• We need not return any of the premiums paid

Premises [page 12]

The buildings or part of the buildings and grounds at the address or addresses shown in the schedule owned by You or for which You are legally responsible in connection with the Business.
Distinctly different to the Property Insured.

Property Insured [page 12]

In respect of Sections 1 - 5 only as stated in the schedule.
2024: Only Block B. 2025: Blocks A, B, and C.

Standard Construction [page 12]

Construction of brick, stone, or concrete. Roofed with slate, tiles, concrete, metal, or Asbestos and where composite panels are not present. If timber is only present in respect of floors only, the building can still be classed as Standard Construction.
The Schedule defines an alternative construction, and includes "thatch". Thatch was banned in London, along with wooden chimneys some 6 centuries ago. It's inclusion suggests the list of flammable materials is indicative. Thus the itumenn on felt repairs should be included in the assessment of the 10% flammability level.

Roof Maintenance Condition [page 15]

It is a condition precedent to Our liability that any flat felted roof that is older than 10 years or where the age is unknown is inspected at least once every two years by a qualified builder or property surveyor and:

• a permanent record is kept of all such inspections, repairs and maintenance.
• any defect identified by that inspection is repaired immediately

Contracts (Rights of Third Parties) Act 1999

Rights of lessees for information emanate from the Lease, and the Landlord & Tenant Act.

Section 1: Property Damage [page 24]

Buildings [at the premises specified in the schedule]

• Outbuildings and sub-stations.

Thus the garages are included., and the garage roofs are to be included in the 10% calculation.

Residential Accommodation

Furniture, furnishings, fitted carpets, appliances and other household goods (excluding brown goods) in any self-contained flat or other private dwelling.

Unauthorised Use of Electricity Gas or Water [page 38]

It is agreed that cover extends to include the cost of metered electricity gas or water for which You are legally responsible caused by unauthorised use by persons taking possession of or occupying Premises without Your authority:
Subject to You taking all practical steps to terminate such unauthorised use as soon as it is discovered.
Thus electricity lost due to unlawful letting of garages NOT covered.
Noted that the theft of electricity was enabled by the Board of KML.

First-tier Tribunal (Property Chamber) Costs Protection [page 66]

An application by Your tenant(s) for a Section 20C notice under the Landlord and Tenant Act 1985 which could prevent You from recovering Legal Costs & Expenses from Your tenant(s) following proceedings brought under

• Section 27A in respect of Your tenants liability to pay You service charges and/or
• Section 19 in respect of the reasonableness of service charges or the standard of works carried out on Your Property Insured

What Is Not Covered Under Contract & Debt Recovery [page 66]

Any claim arising from or relating to:

• an amount which is less than £200.
• a dispute with a tenant or lease where You are the landlord or lessor.

Real Estate Policy [two pages prior to last two]

Taken from the Schedule

Invoice details: [last two pages]
TBIG Residential Ltd, Policy Number: 3245, Policy Term: 11/08/24 - 10/08/25
Premium 24,066.78
Insurance Premium Tax 2,888.01
Commission Fee 50.00
Policy Fee 750.00
Admin Fee 50.00

Insurety and Insurety Protect are trading styles of Insurety Ltd. Insurety Ltd is authorised and regulated by the Financial Conduct Authority with the firm reference number (FRN) 971455. Insurety is registered in England and Wales under Registration Number 12087894.
The registered address is Cheltenham Film Studios, Arle Court, Hatherley Lane, Cheltenham, Gloucestershire, GL51 6PN

Next

Research using Companies House into what is best described as a web of companies continues. The records for Insurety and TBIG reveal a list of people, which leads to a large number of small companies.

This can then be compared to Clear Insurance, the brokers who were misled by JCFPM's Associate Director.

An hours worth of research reveals a staggering difference.

The question is "Who would one trust ?"

The impact of the unlawful erection of cladding in 2017 was two fold:

1. 1. 1. • The existing insurer terminated the insurance as they are allowed when a false declaration has been made on their discovery in August 2021, resulting in a loss of £3,488.09.
         • The cost of insurance increased by a factor of about three - for the estate, circa £9k to circa £25k. 
           Noted: The increase in the costs of insurance results in a similar increase in the commissions which may be earned . . . 

The following are the insurance charges raised for the estate, and the allocation to the service charge year [1st January to 31st December], Noted that Insurance withdrawn by Allianz 10th August 2021:

Invoicing and Allocation to Year

Yearly Insurance Charge

 

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The law:

https://www.legislation.gov.uk/ukpga/2006/46/part/13/chapter/3/crossheading/calling-meetings

Google - "how to obtain usual residential address of shareholders for a meeting"

AI Overview

To obtain shareholders' usual residential addresses in the UK, you must consult the company's internal Register of Members, which is a private document not available to the public but must be provided to shareholders upon request. You cannot typically find this information on the public register at Companies House, as it contains the company's public information, not private shareholder details, unless a shareholder has specifically agreed to use their home address as their service address.

Steps to Obtain Shareholders' Residential Addresses

1. Request the Register of Members:

Shareholders have a statutory right to inspect the company's Register of Members, which contains the names of all shareholders and their addresses.

2. Inspect the Register:

The company must allow shareholders to view this register, typically kept at the company's registered office or another agreed-upon location.

3. Identify the Required Addresses:

Once you have access to the register, you can find the usual residential addresses of the shareholders for the meeting.

Why the Information Isn't Public

Private Company Information:

The Register of Members is a private company register, not part of the public information held by Companies House.

Data Protection:

The home addresses of directors and shareholders are considered private information to protect their privacy and prevent misuse, according to GOV.UK.

What You Will Find on the Public Register

Company Information:

The public register at Companies House contains public information about the company and its directors, but not the shareholders' private details.

Service Addresses:

Directors must provide a service address, which is made public and can be the company's registered office or the director's home address.

By law, the company is obliged to maintain and provide access to its Register of Members to shareholders, making it the correct place to find the necessary addresses for a meeting.

How to obtain usual residential address of shareholders for a meeting

For private individuals (non-officers)

You cannot access the register of members for free or for any purpose, unlike public records at Companies House. To get a copy of the addresses for a meeting, you must submit a formal request for a "proper purpose".

Request

Submit a formal request to the company. This request must be in writing and include:

• Your name and address.
• The purpose for which the information is to be used. For example, to contact fellow shareholders about a general meeting.
• Details of any other person to whom you intend to disclose the information.
• State your "proper purpose." The company can only refuse your request if they can prove in court that it is not for a proper purpose, such as a legitimate shareholder meeting.

Response

The company must respond. The company has five working days to either comply with the request or apply to the court to refuse it.

A fee may apply. While a member is entitled to inspect the register for free, a company can charge a fee for a copy of the register.

Using addresses from Companies House

Public information from Companies House may be misleading and is not a reliable source for current shareholder addresses.

Incorporation documents:

The addresses of the initial shareholders (subscribers) are on the public record at Companies House via the company's incorporation documents.

Post-incorporation changes:

The addresses of shareholders who join after incorporation are generally not publicly available from Companies House. This is to protect personal privacy.

Public register vs. internal register:

• The public register at Companies House is distinct from the company's internal register of members.
• The internal register is the definitive and most up-to-date source of shareholder information.

The Institute of Directors

https://www.iod.com/resources/company-structure/removal-of-a-director/

Unless there is a special provision in the company’s Articles of Association a director cannot be removed from office by the Board of Directors, and only the shareholders can remove a director.

The statutory procedure allows any director to be removed by ordinary resolution of the shareholders in general meetings (i.e., the holders of more than 50% of the voting shares must agree). This right of removal by the shareholders cannot be excluded by the Articles or by any agreement.

https://www.iod.com/resources/company-structure/the-role-of-the-company-secretary/

Secretaries of private companies (where they continue) are not required to have any particular qualifications or experience.

Directors’ duties are formally set out in sections 171–177 of the Companies Act 2006.