The RTM directors will post regular updates on the progress of the claim and other information here. We will also upload any related documents, so members can easily access information in one place. Please check the website regularly to stay informed, and if you have not yet joined the RTM, you can also sign up directly through the site.
As you know, we are seeking to take over management of the estate from the freeholder, Roamquest Ltd (part of the Galliard group; the current managing agent is Galliard Estate Management). Following the membership drive last summer, the company passed the 50% qualifying-leaseholder threshold and served its formal Claim Notice on Roamquest in autumn 2025. The company is represented by solicitors Devonshires, with barrister’s counsel instructed.
The dispute
Roamquest responded with a Counter-Notice dated 12 November 2025 opposing the claim. Having initially raised several objections, the dispute has since narrowed to two main grounds:
1. Whether NCQ is a single “self-contained building” for Right to Manage purposes under the Commonhold and Leasehold Reform Act 2002. The eleven blocks at NCQ sit above one continuous basement/podium car park. Roamquest accepts that the blocks are physically connected but argues that the law does not permit RTM to be exercised across multiple connected blocks — this is now the central legal question in the case.
2. Whether the participation and claim notices were correctly served on every qualifying leaseholder. Because the freeholder did not provide up-to-date leaseholder details, the company relied on Land Registry data to serve every qualifying flat. This point remains in reserve but the company is confident it is defensible.
The court proceedings so far
Because the freeholder did not accept the claim, the company applied to the First-tier Tribunal (Property Chamber) on 7 January 2026. After a period awaiting directions and a hearing date, a first (case management) hearing took place on 31 March 2026. At that hearing the tribunal adjourned the matter to allow both sides to obtain structural expert evidence on the “self-contained building” question.
Directions were then agreed and submitted to the tribunal in mid-May 2026, requiring each party to instruct its own structural expert and to exchange reports. Sourcing a suitably qualified expert took longer than hoped — a number of firms declined the instruction owing to the specialist nature of Right to Manage law and the scale of the development — but an expert was appointed for the RTM company and carried out a site visit at the end of June. The estate’s building history, plans and construction records have been provided to the surveying team.
Where things stand now
The tribunal claim is active and now turns mainly on the “self-contained building” question, with the service point held in reserve. The Experts reports have been completed and filed with the tribunal. No written questions were submitted and the parties now have to file their "Case" with the Tribunal shortly . The Tribunal has set a date early next year for a prelininary hearing on those Case files.
It is worth being realistic about the road ahead. Even if the tribunal accepts that NCQ is a single building, we anticipate that Roamquest may then turn to the second ground and argue that the RTM process itself was not carried out correctly — for example, on the service of notices. In other words, resolving the “single building” question is likely to be an important step rather than the end of the matter, and the proceedings may continue beyond it. Roamquest may also appeal.
Proposed NCQ Estate Management Framework document has been published.
In early October 2025, New Capital Quay RTM Company Limited formally served a claim notice seeking to acquire the Right to Manage the estate under the Commonhold and Leasehold Reform Act 2002.
On 12 November 2025, the freeholder, Roamquest Limited, responded by asserting that the claim was invalid on a number of technical grounds and simultaneously issued a statutory counter-notice disputing the RTM company’s entitlement.
Following this, on 12 December 2025, the RTM company’s solicitors replied in detail, addressing each point raised, explaining why the claim notice complies with the legislation, and inviting the freeholder to clarify or narrow its objections.
No further substantive response was received from the freeholder. In order to protect the RTM company’s statutory position and ensure the matter could be determined independently, an application was therefore made to the First-tier Tribunal in early January 2026, which has now formally acknowledged receipt of the application.
Documents:
Galliards counter-claim to our application for RTM
Our follow up letter Galliard has failed to reply to
application to the First Tier Tribunal
Note that Devonshires Solicitors are acting on behalf of Hyde Housing Association Limited in their capacity as a Director of New Capital Quay RTM Company Limited.
Proposed NCQ RTM Company Governance document published.
NCQ RTM Company Members WhatsApp group
There is a WhatsApp Group for members RTM chat, if you'd like to join you can do so via the link below.
NCQ RTM Company Members are invited to a Meeting
Monday 17th November, 7:30pm
Meridian Adventure Play Centre, Thames Street, London SE10 9BX
(This is the local polling station near NCQ.)
We will discuss our current position with the RTM claim and next steps.
The meeting will be held in person. For those unable to attend but who wish to raise questions, please email them to rtmdirectorsncq@gmail.com by Wednesday 12th November and we will do our best to address all submitted questions during the meeting.
RTM Claim Notice Served
The RTM claim notice has now been served to Roamquest, and the date for which they have to serve a counter claim is 16 November 2026. If no counter claim is served, the date for which the NCQ RTM company aquire the management of NCQ is 16 February 2026. If Roamquest serve a counter claim disputing the validity of the RTM claim, we will make an application to tribunal for decision to be made.
We are pleased to confirm that over 50% of leaseholders have now signed up, meaning we have achieved the majority required to move the RTM process forward. The next step is already underway: we have asked the freeholder to confirm leaseholder details, and they have up to 28 days to respond. Once this is complete, we will be able to formally submit the RTM claim. While the freeholder can either accept or challenge the claim, we are confident in the process we have followed.
