Michael Tibbatts


MRICS - Chartered Surveyor and MEWI - Expert Witness Institute

Professional qualification:

MRICS - Chartered Surveyor - 1971 and Registered Valuer since 2012



Residential property valuation reports for all purposes. Experience of CPR/FPR compliant individual and portfolio valuations.  I am a leasehold enfranchisement specialist valuer ('93 Act - Flats) and ('67 Act - Houses).

Law of Property Act [LPA] 1925 - Section 84(1) [amended by LPA 1969] - Restrictive Covenants and their value to benefited owners/land. The Laav application [2015] UKUT 0448 (LC), the Dean application [2017] UKUT 0202 (LC) and the Martin application [2020] UKUT 0008 (LC).  I was for the Applicant in these three cases and my clients were successful. I was for the Objector in the Blue Angel application [2020] UKUT 0360 (LC), my client was successful.

I am Consultant to Scrivener Tibbatts Chartered Surveyors -   I founded this practice in 2003.  I hold  the Cardiff University/Bond Solon - CUBS - Diploma Certificate as an Expert Witness.   I am a Member of the Expert Surveyors Group (ESG).  I am a Member of the Expert Witness Institute (EWI).  I am listed by RICS on the President's Panel of Expert Witnesses (Residential Valuations).  I am a member of Pyramus & Thisbe Society for Party Wall Surveyors - MPTS.

Experience as an Expert:

I have a detailed working knowledge of the Civil and Family Procedure Rules (CPR/FPR) and all the relevant RICS guidance notes.  I provide 6 - 8  CPR/FPR valuation reports of residential properties per annum. These include current market value and retrospective market value for all purposes, including statutory purposes.  I have undertaken specialist training as an Expert Witness and I refresh that training annually at seminars for Expert Witnesses.

I have given evidence and I have been cross examined in the Central Family Court, the Upper Tribunal (Lands Chamber) and in First-tier Tribunals (F-tT).  In 2014, a judge in the family court commented "Mr Tibbatts was a witness, who had approached the complex issue of the valuation of this property with the required degree of expertise and independence the Court expects from an expert witness.  There was nothing in his evidence or which emerged from his close questioning, which casts any doubt on that finding". 

I provide statutory valuations (Schedules 6 and 13 of the Leasehold Reform, Housing and Urban Development Act 1993, as amended, for Flats and the Leasehold Reform Act 1967 for Houses [Sections 9(1), 9(1A) and 9(1C)] as well as valuations for Capital Gains Tax (CGT) and Inheritance Tax (IHT).  I value restrictive covenants. 

I provide expert witness valuations of restrictive covenants [S84(1)( of Law of Property Act 1925 (as amended by the Law of Property Act 1969)] and valuations of Rights of Way and Easements

Geographical Coverage:
  1. Market Valuation Reports: UK wide
  2. Expert Witness Valuation Reports of Restrictive Covenants: UK wide
  3. Specialist Valuations - Lease Extensions/Enfranchisement/ & Rights of Way: UK wide
  4. Residential Portfolio Valuations: UK wide
Career History:  I qualified in 1971. My immediate post qualification experience was gained working for the Freshwater Group of Companies.   I formed my own practice preparing Building Survey Reports and Valuations in 1979.   I worked in Hong Kong from 1980 to 2002.  I re-established my own practice in 2003 in Wimbledon London SW19.  I retired as Senior Partner in October 2017 and continue to be retained as Scrivener Tibbatts - Consultant; I also practice on my own account -

Contact details

Scrivener Tibbatts Chartered Surveyors
2 St Mark's Place
SW19 7ND

020 3915 2979