Buying, selling and letting - Friday, May 23, 2008

Beat the housing market and add value to your home

Although the outlook for the housing market is on the gloomy side, there are still buyers out there looking for the right home. And one way to make sure you make a successful sale is to present your home in its best possible condition.
In this climate many are opting to improve rather than move – but many others will still want or need to change their circumstances, so vendors are advised to make sure their home has the spec and the décor that brings in the buyers. The right improvements can add real value to a property - and often don't require a big financial outlay or months to complete.
The organisers of The Scottish Homebuilding & Renovating Show, which is at the SECC, Glasgow on 17 & 18 May, have got some great tips for anyone who is looking to improve their home with a view to selling in the near future.

Update your kitchen
One of the key rooms in your home, the kitchen can be given an effective makeover for only a modest outlay. If your carcasses are in good condition, consider adding new doors, handles and worktops. Alternatively, spray paint your existing cupboard doors to give them a fresh new look.  Remember that in a small house a new kitchen can cost as little as £1,500 to £2,000 excluding fitting.

The business of bathrooms
Replacing a coloured bathroom suite for a white one could cost you as little as £500 and will completely transform this important room. If the walls look dingy, think about re-tiling. At least one shower in the house is a must for most people today. If your bathroom is too small, create a shower room by taking space from a larger bedroom. A basic shower room need measure only 900mm wide by 2.6m if it is to include a WC and basin.

The smallest room
Most homes have scope somewhere for a downstairs loo and this will invariably add more value than it costs. Many buyers see a downstairs loo as a must-have. Consider understairs space, a section of the hall or a large cupboard. A loo needs only 1.3m2 and today's compact sanitaryware allows even the smallest space to be used effectively.

Be clever with your conservatory
A conservatory often requires no planning permission or Building Regulations approval and can be quick to build. A standard kit conservatory bought off the shelf (kits start at just £1,299) will add space and value but an integrated conservatory or sun room creating extra living space can add much more. Generally, the greater the proportional increase in floor space and the more usable the space, the more value it will add.

Aspiring to lofty heights
According to the Halifax, a loft conversion can add the most value to your home. If a property is in the right location and the project properly managed, it is possible to recoup 100% of the amount spent. As a general guide, expect to pay between £750-£1,000 per m2 - that's considerably less than the cost of the average extension. The best way to add value is to use the conversion for further bedrooms and an en-suite bathroom.

A window onto the world
Shabby windows can put buyers off before they even get to the door but don't assume that replacing windows will automatically make a difference. Windows that are the wrong style, size and character can seriously damage appeal and value, particularly in a period home. However, double glazing is essential for many buyers and will add at least as much as it costs to the value of a property so it will never be money wasted.

Kerb appeal
Improving kerb appeal costs little but can give a great return. Tidying up the garden and driveway, re-pointing brickwork or stonework, painting doors and windows and other external joinery, replacing an old garage door and repairing cladding and render are all worthwhile investments.

Maintain the structure
Structural repairs and updating services such as heating and wiring should always be top priority. Ignoring the basics such as damp, structural movement or outdated wiring is a false economy. If a property is ready to move into, you'll broaden its appeal to a larger number of buyers, increase its value and sale price. For advice on finding a builder, visit fmb.org.uk or meet them at the Homebuilding & Renovating Show

Never forget the basics
Painting and decorating is an excellent, cost-effective way of giving your home a new lease of life and can really put value on your house – but keep it neutral and  hold the purple paint.  Newly painted rooms in neutral colours appear bigger and brighter, improving your home's appeal and saleability.

Do Your homework
Get as much information as possible by buying specialist magazines. This time of year is also good for exhibitions on home improvement and property investment

If you willing to take a risk and think you have the skills to beat others at a game of skill and strategy, this is an interesting alternative to your traditional auction and might be a way to get onto the ever-elusive property ladder.

In the simplest terms, Humraz is a property auction with a difference. Participants reserve and buy seats at forthcoming auctions. The price of the seats vary depending on the value of the lot, from £10 to £100.

It is the goal of the bidder to secure the lowest unique bid by the time the auction closes. The relative status of each bid is provided so you can track where the lowest unique bid lies.

This system guarantees that the lowest unique bid for a property will be a fraction of the actual value. For example a property worth £300k will sell for less than £15k. The seller however will realise its full value through revenue gained by seat sales.

Humraz this week reported increasing interest from high-flying graduates in top city jobs who have found themselves priced-out of the UK property market.

One recently-qualified solicitor at a top London commercial law firm has reserved a seat at a forthcoming auction, citing ‘sky-high property prices and no 100% mortgages on the market’ as the principal attractions of Humraz’s unique approach.

The 26-year-old earns an excellent salary, but cannot afford to buy within commuting distance of his Square Mile office. Should his auction strategy result in him buying one of the properties currently available for booking, he plans to sell the asset to generate a sizeable deposit for a London flat.

‘Humraz is attracting a lot of bright individuals who have spotted its potential,’ says the site’s founder Asmat Monaghan. ‘Because buying something for a small fraction of its value is counter-intuitive, most people assume it’s very complex. In truth, it’s actually pretty straightforward.’

However he advises participants to try the online auction simulation or register for free to participate in one of its regular training auctions.

‘Our auctions are extremely fast-paced: they require real mental agility and skill, so not everyone grasps them immediately,’ says Monaghan. ‘That’s why we provide plenty of opportunities for anyone to get to grips with the system.’

humraz.com

 

Spending time on the important workings of a property, such as the plumbing or electrics, during the spring and summer months will help safeguard against any nasty maintenance surprises once the cold weather and rain return.                                                                               

1 Get your boiler serviced Don’t wait for the winter to set in before you have your boiler serviced. It’s easier to find an engineer during the spring/summer months and will cost less.

2 Consider upgrading your boiler Some of today’s energy efficient boilers can provide up to 30 per cent savings on gas bills. Upgrading your systems will not only create cost savings, but will also help to avoid unnecessary call outs. If you do upgrade, be sure to ask for the relevant installation certificate and try to use a company that will provide extended warranties.

3 Avoid potential flooding Take this opportunity to ensure you know where your stop cock is, and also where your main isolation valves are. This is particularly important if you have any long summer holidays booked.
4 Inspect your roof Look out for missing tiles and guttering. If you have a chimney, check the flashings are intact.
5 Clear off debris Use the spring and summer months to remove any pebbles, moss or vegetation build up from your roof and guttering.

6 Get an electric check A qualified electrician will make sure your home’s electrics are safe and in a satisfactory condition.

7 Use energy saving light bulbs Not only are they good for the environment but they cut your electricity bills too.
8 Check pipe insulation Inspect these for frost protection and heat loss. Pipes not properly insulated will either lose heat too quickly, or could be liable to burst in the colder months.

9 Cut the power Ensure you know the location of your consumer unit (fuse box) and how to isolate it in an emergency.

10 Keep drains clean Spring clean your drains from the inside and do an external check to ensure there aren’t any blockages.

>Aspect-maintenance.co.uk

Moving house is one of the most stressful things people do in their lifetimes. Here is a handy checklist to help you make it a smooth process.

• You’ll need to decide on a moving date (completion date) when exchanging
 contracts. Book a removal firm as soon as the date is agreed.

• Ask friends or relatives who have moved recently to recommend removal firms. 
 Get written quotes from a couple of different firms, and don’t necessarily go for  the cheapest. Check if the quote includes VAT and clarify if packing, loading and  unloading are all included. Some removal firms also provide useful cardboard boxes  which double up as hanging storage for clothes.

• Ensure your possessions are insured for transit. Most removal firms provide such
 Insurance but check for any exclusions, for example, anything you pack yourself may  not be covered by their insurance. If you are planning to transport any precious  items yourself, confirm that these are covered when in transit by your contents  insurance.

• Label packed boxes clearly – this will help place them in the right room, ready to
 unpack. Mark any boxes that are fragile or need to be handled with care.

• Before the big day, have a clear out - this will help reduce the load to be
 transported and is a good chance to recycle or donate unwanted items to charity.

• Get someone to look after the children/pets for the day.

• Round up all the keys to your home, including those left with neighbours, nannies  and relatives, and give them to your solicitor or estate agent.

• Pick up a form from the post office and arrange to redirect your post.

• Cancel milk and newspaper deliveries, window cleaning and gardening contracts.

• If you are moving to a different area, register with a new GP and dentist.

Petermans.co.uk

If you’re looking to sell your property quickly there are several things you can do to increase your chances – no matter what the market throws at you.
 
Be patient The market conditions may have changed from the euphoric days of the early naughties, but there is still a steady demand out there. Take into account that buyers are more cautious and want to make sure they are getting the best deal they can. The estimate for how long it takes to sell a house has almost doubled compared to the same time-frame last year, so don’t expect it all to happen in a flash.
 
Savvy up on pricing and be realistic By realistically pricing your property you will significantly increase your chances of a quick sale. Your agent will be the best person to guide you on this but you can also do your own homework. There are a huge number of websites that will allow you to check prices in your area. Don’t dismiss any low offers without thinking them through; a swift sale may save you money in the long run.

Get the basics right Get a HIP and know how to work with your estate agent to get the best from them. HIPs have been legislation for some time now and buyers will expect to see one.
It may pay you to spread the load by having a number of agents looking out for your property. Set your expectations with the agent and ensure you know where and how your house is going to be marketed. If you negotiate your fee with your agent, bear in mind that a lower fee may mean lower service.

Access matters You want as many people as possible to see your house, so give your agents a set of keys. This way, agents can show viewers around you home when you are out at work.
 
Be prepared to negotiate If your home is a perfect first-time buyer pad, offer incentives to potential purchasers. Offering a cash-back offer or including some furniture or soft furnishings can help to secure that sale.
 
First impressions do count Think about the way your house is presented both inside and out. A fresh coat of paint can make all the difference. Tidy the front of your house and clean your front door. If you have a front garden make sure it is well maintained.
The inside of your house should be as free from clutter as possible. The kitchen is always a key selling point, so ensure it is clean and that all dishes are washed and put away. Do all the small jobs you haven’t got around to, such as changing that light bulb and fixing that squeaky door.
If a potential buyer is undecided about your property, these small things could make all the difference.

Nigel Favas, managing director of Reeds Rains estate agents

 

For many people every day begins with a commute to work, either by public transport or battling the traffic on the motorways. In fact, almost 1 million people commute into London alone every day.

 

Commuting has been in the spotlight in recent years because of the impact it has on the environment, with people encouraged to carpool and bike to keep carbon emissions down.

 

Now there is a new guilt-free way to commute. A commute that takes one minute, incurs no fares, petrol costs or congestion charge and has no impact on the environment. This is the daily reality for the growing number of 'green commuters' who are opting to work from home, without the distractions that working from home often comes with. They are working from their garden.  

 

Garden room specialist, Rooms Outdoor, says it has seen a steady increase in enquiries for its range of contemporary garden office rooms initially since the extension of the congestion charging zone and now with jitters in the housing market. Staying put and working from a bespoke office has become an even more attractive option. Added to this is also the environmental feel good factor - avoiding an average 10,000 annual travel-to-work car mileage, the green commuter is reducing his or her carbon footprint by 3.5 tonnes of CO2

Garden offices created by Rooms Outdoor buildings use a number of sustainable materials, as well as exceeding the required British housing standards of insulation. A carbon offsetting scheme is an optional extra for those wishing to avoid any environmental impact due to the construction of their new garden office.

Among those to have already made the switch is Annie Stevens, one of the UK's leading designers and chairperson of the British Interior Designers Association.  Annie recently installed a Rooms Outdoor Moderno and moved her highly successful interior design business from a London office back to her garden. The studio is large enough for two employees to work with her and also provides room for a meeting space. At the end of the day, thanks to clever storage, the area is transformed into a chill zone for her teenage children.

"While work-life balance has always been a factor for people choosing to work from home," says John Keenan, Managing Director of Rooms Outdoor, "We are seeing more people making the decision based on a range of problems associated with the housing market and commuting to work. This can simply be concern about the uncertainty of house prices, the frustration of travelling as well as an increasing number of people taking their impact on the environment very seriously."

He continues: "The choice of Rooms Outdoor designs means that garden offices can fit into even the smallest garden, are suitable for year round use and are extremely energy efficient and environmentally friendly."

Construction time on the Rooms Outdoor range is typically eight weeks from the first survey with planning permission only required in a minority of cases There is also minimal disruption to the home with all the work contained in the garden, meaning that the garden office can be prepared with almost no impact on the household or existing working arrangements.

John Keenan adds: "Adding a garden office is almost an instant solution to a better quality of working life and certainly compares very favourably when weighed against the average length of time it takes to buy and sell. In such uncertain times having this additional time to focus on your work could be vital to the success of your business."

For more information visit >www.roomsoutdoor.co.uk

 

Government figures show that 1.7 million of British households live in leasehold houses, flats and maisonettes. Leasehold is the term given to properties which confer only a right of occupation for a specified period of time. The right derives from a document called the Lease. Historically, upon expiry of the Lease, the asset would revert to the person who held the full title, called the Freeholder.

 

Historical Foreplay

 

It is not surprising that this two-tiered ownership structure has often resulted in serious disagreements regarding property management and maintenance charges. Especially given that until recently leaseholders had no control over how their property was managed and the costs involved.

 

Rachel, 42 of Norbury says “I lived in a leasehold flat about ten years ago. As soon as I discovered how pitiful my rights were when faced with a dispute over service charges, I voted with my feet and moved out”.

 

Legislative changes to leaseholder rights started to take place as early as 1954 although it was not until 2002 that the leaseholder’s ‘right to manage’ was introduced.

 

Updated Rights - Right to Manage (RTM)

 

Subject to certain conditions, Leaseholders can join forces to take over management of their property, irrespective of the wishes of the Freehold owner or current Managing Agents. Importantly, in many cases, this can be achieved without recourse to the Leasehold Valuation Tribunal (the court with jurisdiction over leasehold matters) and without accusations of fault or blame.

 

In order to qualify for this right, the general guidelines are as follows:-

 

• Two-thirds of the leaseholders in the building must have bought leases of 21 years or more.
• At least half of those who satisfy the above condition must be willing to exercise Right to Manage.
• No more than 25% of the total floor space in the building must be used for non-residential purposes (i.e. shop floor).
• The Freeholder must not be a local authority.
• The property must not be within the precincts of a church or chapel.
• If the Freeholder lives in the building containing four flats or less, and he or she lives there as his ‘only or principal home,’ Right to Manage cannot be exercised.

 

Maria (above) qualified for the right and persuaded the other leaseholders to join her in establishing a right to manage company and taking control.

 

“It seemed like a lot of work to start with”, she said “but I got legal assistance which helped a great deal. It went through like a dream”.

 

Some people are not quite as lucky as Maria. There are instances where the Freeholder refuses to accept Right to Manage and if he or she does not withdraw their opposition, an application to the Leasehold Valuation Tribunal may be the only alternative. Fortunately, however, the Tribunal can only prevent Right to Manage on the grounds of (1) ineligibility (2) outstanding service charges or (3) inaccurate procedure followed.

 

To conclude, Leaseholders should be encouraged to assume control as the grass is undoubtedly greener on the other side even though it might take a brisk walk to get there.

 

Written by Corinne Tuplin, Solicitor, of Pro-Leagle (http://www.proleagle.com/). 

Pro-Leagle is a specialist Leasehold and Property law firm.

 

 

 

(1) You’re kidding yourself if you think you are going to secure the home of your dreams purely by signing up with Rightmove.

(2) Make an effort to get to know your local estate agents and ensure they see you are a serious buyer by keeping in regular contact. Make the time to get in touch at least every couple of days to see if there is anything new on the market.

(3) Be realistic about what you can buy on your budget. Many home hunters waste months searching for the sort of property that will simply never come up in their price bracket.

(4) The more flexible you can be, the more chance you have of securing a great property. Think outside the box. Are you restricting the area too much? Does it really have to be Georgian? Could you consider converting a former commercial property?

(5) Don’t overlook a property purely because of its outside appearance. If a property is on a good road and has everything else going for it, it could still be a good buy. Consider employing the services of an exterior design company or architect to give an ugly property a facelift.

(6) Don't waste money on an expensive survey if the house is not that old. Tradespeople will often come and check electrics, plumbing, roof etc for free and at the same time, provide a quote for any repairs or maintenance, which can be a great lever for asking price negotiations.

(7) Get a great solicitor in place, who can use email, and is a pragmatic problem-solver.

(8) Get your broker sorted early so you know exactly what your budget is and make sure they can move fast when it comes to the time to get a mortgage in place.

(9) Be really nice to the vendors and estate agents - people sell to people they like.

(10) If you know you are going to be stretched for time, consider appointing a professional home finder.

Tips for SELLERS

(1) Make sure your house has kerb appeal by tending to your front garden and giving your front door a fresh coat of paint. If your property is not looking reasonably lovely on the outside, many potential buyers won’t even bother to walk up the driveway.

(2) Home hunters have wised-up to house doctoring in recent years. If you must do it, avoid the most obvious tricks, which include laying the table as if for a dinner party, burning scented candles in the bathroom and ‘artistic’ arrangements of fruit on the kitchen worksurface.

(3) Do however thoroughly declutter your house before allowing potential purchasers to view. If you haven’t used it in the last few weeks, chances are won’t need it. Make full use of your loft space and put anything that won’t fit in storage.

(4) Buyers hate vendor-led viewings, so let your estate agent do the job you are paying them for and make yourself scarce.

(5) If you must be around for a viewing, then get someone to take the kids and dogs out for a long walk.

(6) If your house is not selling, 90 percent of the time it will be because the price is wrong.

(7) Be prepared to move into rented accommodation if necessary. It could save you a lot of stress and stop you from impulse-buying the wrong house.

(8) If you have dogs, a good dousing of 'Oust' is highly recommended. Dog owners are often immune to the smells of their pets and bad odours really turn people off. Consider hiring a professional cleaning company if you have several pets in the house.

(9) If you don’t have to sell immediately, consider the effect that time of year has on property sales. If you put your house on the market at the wrong time of year, it could take much longer to sell – and buyers are suspicious of properties that don’t move quickly. If you can avoid it, don’t market your property until the spring and avoid Christmas and summer holiday periods.

(10) Visibility is everything when it comes to selling. Always ask your estate agent for a sales board, even if you live on a cul de sac or no-through road. And don’t forget to tell your friends, colleagues and neighbours that your house is for sale. People talk and word of mouth can really help with a sale.

 

Tracy Kellett, founder of BDI Home Finders is a gamekeeper turned poacher. Before setting up her property search consultancy, Tracy worked as an estate agent. Her mission is make professional home finding services accessible to everyone. In her personal life, Tracy has moved house 26 times. You can contact Tracy on 0845 603 6110 or via http://www.bdihomefinders.co.uk/

Getting a mortgage is something that all of us are likely to do once in our lifetime and some of us will do more than once. However, the process is complicated and can be a real cause of stress for home-hunters, who have to rely on third party advice as to what deal is best for them.

Before you go out there and ask around for what deals might suit you it is advisable to have at least a rudimentary understanding of what deals are available and how each one will affect your personal situation.

Repayment vs. Interest Only

Before we look at interest rates, it is important to decide which type of payment scheme you want to sign up to.

There are two types of mortgage payment schemes – repayment or interest only.

Under a repayment schemes the borrower makes regular repayments that go towards paying off the loan as well as the interest accrued. The payments are high enough that when the term of the mortgage is up you will have repaid the mortgage completely, as well as the interest accrued. This a safe option because you can be sure that at the end of the term you will be debt-free.

With an interest only payment scheme, there is a lot more risk but also the opportunity to spend your money more wisely, depending on your personal circumstances and financial restraint! The borrower only pays off the interest on the loan, with the agreement that at the end of the term the entire loan will have to be paid off in its entirety. If you are a savvy saver and can commit to making the necessary payments into a private savings account this is a good option. At the end of the term you will have saved the loan amount, and accrued interest on it while doing so.

Interest rates

Mortgages are influenced by the Bank of England’s base rate. The base rate is decided by the Monetary Policy Committee in response to the market conditions, and to a certain extent this then impacts on mortgage rates.

However, the amount mortgage rates reflect the base rate is dependent on other factors as well, such as the policy of the independent supplier and the type of mortgage deal you have signed up to. There are three main interest rate deals – fixed rate, variable and capped.

A Fixed Rate mortgage is just that – a fixed interest rate during the set term that will not change regardless of market fluctuations or base rate changes. It is a sensible option if you have financial limitations, and need to know exactly what your repayments will be and how much interest you will accrue in order to budget.

Variable Rate means that the rate of interest you pay varies over time, changing to reflect the market conditions and in response to the base rate. A variable rate mortgage is based on the mortgage supplier’s own rate policy, so the interest rate only changes at the discretion of the supplier. A tracker rate means that the interest rate automatically follows the base rate decisions. This can be a good option if you are willing to take a risk and you have an understanding of what is happening in the market.

A capped interest rate is a good compromise. It is a variable interest rate but has a capped top value, meaning you get the benefits of any major falls in the base rate but if the market swings the other way there is a limit to how high it can rise.

Making a decision

There is a lot to take into account when looking for a mortgage deal. The most important thing to factor into your decision is how stable your financial situation is now and how it might change in the future.

For someone with a bit more flexibility it could be worth looking at an interest-only or variable rate mortgage but if you are a first-time buyer with a tight budget there is security in knowing exactly what your debt and repayments will be.

The bottom line is that finding a mortgage is a complicated process and in the current environment it is advisable to get professional help.

To help you on your way HotProperty has built a new mortgage advisor finding service to put you in touch with a professional that will be able to advise you on your particular circumstances.

To use the HotProperty Mortgage adviser service, click on this link.
http://www.hotproperty.co.uk/money/mortgages

Investors need to keep up with the latest tips and market information, particularly in this challenging climate. Johnny Turner sees what’s new on the bookshelves

In property investment, as with most pursuits, information is power. And the subject of bricks and mortar as money-making vehicle is one that has had a lot of attention in recent years.
In these days of crunchy credit, with many finding financing for buy-to-let ventures harder to come by, it is more important than ever that would-be investors read up on the best way to approach the market. Here are two newly released books are must-haves.

How To Make A Million From Property, by millionaire property developer Gary McCausland, explains how you can make your fortune from property in a falling market as well as in a rising one – in fact, he says, because so many panic at the first sign of inclement weather in the property market, it can be easier to pick up a bargain and therefore make money, during bad times.
Gary McCausland has over 20 years’ experience in the property business and has developed over £50 million worth of property in the last five years. In this passionate and opinionated guide, he shares his expertise and knowledge with first-time property developers, giving them insider advice and knowledge in order to help them avoid pitfalls and common errors.
McCausland outlines his six essential elements that each life-changing deal must have, including: a price that is substantially below market value; motivated sellers; a location that’s on the up; awareness of your target market; adding value; and rapid turnaround.
Belfast-born McCausland says, ‘I came across problems that I had no idea how to resolve when I first started. If I knew then what I know now, I’d be twice as rich.’
Published  on 17 March 2008 by Collins & Brown, priced at £10.99

From the Which? Essential Guides series comes Property Investor’s Handbook, a guide to making money in property that covers renovating for profit, buy-to-let, investing overseas, making money from land and more.
A wide range of considerations are covered here, from risk management to understanding the market, from the importance of exit and back-up plans to meeting your pension needs through property.
The book’s modern, simple design serves to make the various bits of information, whether served in bite-sized facts and figures or slightly longer descriptive passages, easy to follow, digest and act on. An indispensable guide for the investor, whatever investment type or investors’ level of expertise.
Property Investor’s Handbook, a Which? Essential guide, can be ordered on 01903 828557 (at £10.99, p&p free) or at which.co.uk/books, or bought from bookshops.