A party wall dispute arises or is deemed to have arisen in given circumstances as described within the act:
Described as arises
1 New building on line of junction.
Described as deemed to have arisen or in the event of a dispute arising
If an owner on whom a party structure notice or a counter notice has been served does not serve a notice indicating his consent to it within the period of fourteen days beginning with the day on which the party structure notice or counter notice was served, he shall be deemed to have dissented from the notice and a dispute shall be deemed to have arisen between the parties.
6 (7) If an owner on whom a notice referred to in subsection (5) has been served does not serve a notice indicating his consent to it within the period of fourteen days beginning with the day on which the notice referred to in subsection (5) was served, he shall be deemed to have dissented from the notice and a dispute shall be deemed to have arisen between the parties.
In places the act gives effect that a dispute may arise but does not describe its cause
(5) (b)be executed in accordance with such plans, sections and particulars as may be agreed between the owners or in the event of dispute determined in accordance with section 10;
In all cases above notices must have been served to get to the position of a dispute – therefore, it is argued by some, unless notices are served no dispute may arise and injunctions must be sought. Alternatively it is argued, by others, that if notices are not served disputes still arise under the act.
Section 10 then lays down the method of resolving disputes under the act:
(1)Where a dispute arises or is deemed to have arisen between a building owner and an adjoining owner in respect of any matter connected with any work to which this Act relates either—
(a)both parties shall concur in the appointment of one surveyor (in this section referred to as an “agreed surveyor”); or
(b)each party shall appoint a surveyor and the two surveyors so appointed shall forthwith select a third surveyor (all of whom are in this section referred to as “the three surveyors”).
(10)The agreed surveyor or as the case may be the three surveyors or any two of them shall settle by award any matter
(a)which is connected with any work to which this Act relates, and
(b)which is in dispute between the building owner and the adjoining owner.
Bruce Spenser MSc MCIOB, Party Wall Surveyor London | Building Surveyor London | Third Surveyor | Party Wall Surveyor Ramsgate, Broadstairs, Margate and Thanet
London, Ramsgate, Broadstairs, Margate, Thanet
20 Royal Road, Ramsgate, CT11 9LE