The short answer
The party wall process runs in five stages: assess the work, identify the adjoining owners, serve the correct notices, deal with each neighbour’s response, and, where there is a dispute, appoint surveyors and make an award. Get each stage right and the works can proceed with clear protections in place.
Why it matters
Each stage has traps. You must assess which work is notifiable to which neighbour, confirm ownership via Land Registry (some properties have a freeholder and several leaseholders), serve notices using the Act’s service methods while keeping a certificate of postage, and handle each response correctly. A neighbour who consents can be offered a condition record and, once notice periods expire or are waived, work can proceed; a neighbour who dissents triggers an award and a condition record; a non-response is chased with a 10-day letter and, if still unanswered, a surveyor can be appointed on their behalf.
What to do now
- Assess the drawings, and the site where needed, to identify notifiable work and the right neighbours.
- Confirm ownership and serve the correct notices with suitable drawings, keeping proof of postage.
- For consent, record condition and proceed once the period expires; for dissent, have the surveyors make an award after inspecting and recording condition.
- For no response, chase after 14 days with a 10-day letter, work out the deemed service date allowing for weekends and bank holidays, and appoint on the neighbour’s behalf if it expires.
Common mistakes
- Serving the wrong owner, or missing a leaseholder with a relevant interest.
- Failing to keep proof of service.
- Letting a non-response drift instead of using the 10-day and section 10(4) route.
When to call Coburns
If you want the whole process handled correctly from assessment to award, send us your plans and we will run it for you.