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Planning Permission Approved!

Are you looking for help and advice with drawing of plans, obtaining planning permission and project management?

An increasing amount of homeowners are considering making changes to their homes rather than moving to a new property.  Below is one of the many projects which Joplings has taken from the very beginning, by drawing up plans to and successfully getting planning permission approved to inviting tenders from reputable builders and managing the build for our clients …

Please contact us to discuss your next project

 

 

February 2018

Joplings has had a successful planning application approved by Harrogate Borough Council for the erection of a single dwelling in Minskip. Full design, layout, planning consultation and Building Regulation submission all undertaken before, on our clients’ behalf, inviting and obtaining competitive tenders from our list of approved contractors.

 

 

Please contact us for your next project.- https://joplings.com/architecture-building-surveying-2/

 

Top Tips for Protecting your Home in the Winter

Top Tips for Protecting your Home in Winter

  • Check the roof Have any broken or missing tiles or slates replaced and other damage repaired.  Keeping the rain out is one of the most important things you can do.
  • Clear out the gutters. Clear out leaves, moss and debris from rainwater gutters, downpipes and gullies.  Reset any displaced joints.
  • Check the roof insulation. Birds, squirrels, rats and mice can displace the insulation in the roof, and so can we when rummaging about. Check the insulation and consider increasing it, as this could help keep down your heating bill. It needs to be at least 10-11 inches (270mm) thick of insulation.
  • Boiler Serviced. Have the boiler and heating serviced and check that all thermostats and programmers are working and set at a sensible temperature. And when the house is unoccupied, turn the temperature down. Again this will save on heating bills.
  • Don’t get too cold. If you have a large old brick or stone house with thick walls, don’t let the structure get too cold as it will take a lot of energy to rebuild a comfortable temperature. Doing so may cause condensation on the walls, which sometimes results in mould and spores. These can prove a hazard particularly for those with breathing difficulties and should be avoided.
  • Draught proofing.  As to keeping the heat in your home, ensure outside doors and the windows fit well and consider fitting draught proofing strips where there are gaps between the frames.  Keep doors inside the house closed to reduce heat loss from unnecessary air circulation.
  • Don’t forget the curtains. Draw them after dark and use thicker ones if windows are single-glazed.
  • South facing windows. Keep south-facing curtains open during the day to take advantage of the sunshine, which will help heat the house.
  • Check the woodwork. Check the woodwork on windows and repair now if necessary. Otherwise, there will be a risk of penetrating damp affecting the interior of the house.
  • Check the paintwork. Check the paintwork on the window frames and redecorate before the weather deteriorates.  Thorough preparation of the surfaces and use of good quality paint is key to providing a durable finish.
  • Bleed your radiators. A great way to warm up your home is to bleed your radiators. This releases any trapped air, allowing hot water to fill every part of your radiator and warm your home more efficiently.
  • Find your stopcock. Make sure you know where your water stopcock is located. If you suffer a burst pipe you’ll be happy you found it in advance!
  • Create a power-cut kit. Be prepared for the possible winter power cuts by putting together a power-cut kit i.e. torches / blankets etc.
  • Sweep your chimneys. If your chimneys are in use, make sure that they get swept every year. This will remove the build up of dirt and grime from your chimney walls.
  • Smoke Alarm Check. Make sure your smoke alarms and carbon monoxide alarms are in full working order.
  • Emergency Numbers. Keep a list of useful numbers handy in case of emergency. Include your plumber, gas installer, electrician and doctor

 

AND IF YOU ARE AWAY FROM YOUR HOME….

  • Leave your heating on for at least an hour a day while you are away from home
  • In severe weather, or if severe weather is forecast, you should leave your heating on day and night at your usual temperature setting
  • Check that loft insulation is laid over, and under pipes in the loft
  • Consider asking a friend or relative to visit your home every day while you are away. This will mean that, if you do suffer a burst pipe, it will be detected as soon as possible. Make sure that they know where the stop tap is located.
  • If high winds are forecast, make sure objects such as garden furniture or ladders are fully secured

 

Guild Blog: How Stamp Duty Changes will Impact the Market?

In his third Budget as chancellor, Phillip Hammond announced that he will extend the cancellation of stamp duty for first-time homebuyers on properties up to £300,000 to first-time buyers of shared ownership properties valued up to £500,000.  He also stated that the measure would be retrospective so that any first-buyer who has bought a home since the last Budget will benefit.

 

The government has done much to enable first-time buyers the opportunity to get into the market and removing stamp duty on all shared equity purchases up to £500,000 is another great initiative for those purchasing their first home. Since the abolishment of the stamp duty for first-time buyers, many more people have been able to get their foot on the property ladder despite the soaring average deposit amount required. In fact, during the first half of 2018, the number of first-time buyers hit a 12-year high at 175,500.

How will stamp duty changes affect the market in 2019?

“Our view is that the first-time buyer market will be one of the larger buyer groups in 2019,” says Michael Delaney, Director at Lane & Bennetts, “and provided they are well funded for deposits through savings or the ‘Bank of Mum and Dad’, the changes will end up being a kick starter for the sub £300,000 sales market currently being vacated by the buy to let landlords who have been inhibited by the tougher tax regimes.”

Other than focusing on stamp duty, could more be done?

While some believe the changes will continue to boost the numbers of first-time buyers in the market, others believe that more could be done, and certain factors could nullify the impact. Patrick Stappleton, Managing Director of Redwell Estates Ltd, says that anything to help first-time buyers get into the market is a good thing, but like all schemes, they aren’t going far enough. “They should be focussing on getting single occupancy of larger properties moving to release more housing into the mainstream and allow more people to move up the housing chain,” he adds.

 

Brexit remains a factor

Jack Reid, Managing Director of Orlando Reid, says: “There will be an increasing number of motivated buyers out there looking for their first home. It will have a bigger effect on the market outside of London as the stamp duty exception is up to £300,000. It won’t benefit London if a buyer were to purchase a whole property as opposed to shared ownership because of the higher prices compared to the rest of the UK. However, it will increase the number of shared ownership purchases for first-time buyers in the capital. I personally don’t feel it will have a huge positive impact on the market as right now the bigger problem is the uncertainty caused by Brexit and the lack of a deal with the EU.”

Director of Hunter French, Jacob Heatley-Adams, says: “Although the change could have a positive boost on the housing market which would, in turn, feed up through the market to create fluidity, the effect that Brexit is having has nullified any positivity that this decision would have created. It seems that first time buyers are sitting on their hands waiting to see what the outcome of Brexit is. Let’s face it, if you were a first-time buyer and had heard Mike Carney spouting that house prices could drop by a third if a no deal Brexit happened then you would no doubt be waiting to see what happened.”

 

What about stamp duty charges in the second-hand market?

While the much focus has been placed on first-time buyers, not much has been done to boost other sectors of the market. According to Heatley-Adams, there has been a rapid slowdown in the market over the last couple of months despite having plenty of sellers wanting to move, it seems that they cannot move as the market is not flowing.

Sue Dyer, Partner at Atwell Martin, says that the main problem many agents are coming across is the 3% stamp duty on second homes. “The current stamp duty on second homes has prevented a lot of potential purchasers from buying holiday homes or a pad for Monday to Friday working or parents looking to invest in property for children entering University. Should this be lifted then the marketplace would become a lot freer flowing again.”

Jared Thomas, Director of Emsleys Estate Agents Ltd, agrees. “I don’t believe the change in stamp duty for first-time buyers will have much of a positive impact on the market. In all honesty, they need to remove the second property stamp duty charge to have any positive impact whatsoever,” says Thomas.

 

Jobs and deposit requirements still a factor

According to David Corben of Corbens in Swanage, the south coast market has seen no effect whatsoever with the changes in stamp duty. “We are primarily a holiday and retirement town which, because of the lack of jobs in the area means that most young first-time buyers have to move out to Poole or Bournemouth to secure a job.  For those who stay, unless they are fortunate to be blessed with the ‘Bank of Mum and Dad’ most will be unable to afford to save for the initial deposit to buy their first home so will end up renting, and it is the rental market which has been hit more by the changes with the two-tier stamp duty levy.  What we have seen over the last two years is buy-to-let investors have been put off purchasing because of the increase in the second home duty,” he adds.

 

While the full impact of the stamp duty changes remains to be seen, it seems the general sentiment among agents is that more still needs to be done to encourage transactional volumes and price growth in all sectors.

To find out the stamp duty payable on your home purchase use our stamp duty calculator.

Guild Blog: Secret Tips to Sell and Move in Before Christmas

Buying a property can be complicated, and so getting it right is pivotal to speeding up the process. Whether you are a first-time buyer, or an experienced home owner, our Guild agents are here to help. We have collected our secret tips to help you sell and move in before the holidays.

 

Secret Tips for Moving Home before the Holidays

 

1. Preparation

Preparation is always key when it comes to selling your home. Simon Davies from Norman F Brown said: “Make sure your photos are taken before Christmas decorations go up and be prepared to accept viewings. Don’t put off launching your home until spring as lots of properties are launched in the new year and it may get lost amongst other properties.

Statistically, most homes take on average 10-11 viewings to sell between January and November. In December, that drops to four or five viewings as the quality of the buyer increases. The busiest week of the year on the internet is Christmas time as the vast majority of people are off work.”

John Newhouse from Roseberry Newhouse said: “With an antiquated conveyancing system, having all your paperwork relating to your property prepared in advance will help speed the process up. Choosing a property with no onward chain will also significantly improve your chances of getting moved quickly.”

 

2. Is the price right?

It may seem obvious, but ensuring your property is priced correctly and competitively will save you a lot of time in the long run. It is often overlooked by many and is one of the primary reasons for a slow-moving property. Your agent will give you the best advice based on the market and current demand.

Steve Wayne from Benjamin Stevens Estate Agents said: “Listen to your agent. If you are being advised correctly, then it shouldn’t matter what time of year you are trying to sell. If your agent is working hard for you then there should be no ‘quiet periods’ in the housing market. Make sure your agent is marketing your property on all the online outlets as well as their own social media outlets. The idea is to catch a buyer before they start thinking about festive spending.”

 

3. Make sure agents have immediate access

When conducting viewings, it is imperative that your home is accessible for the agent to arrange these appointments. You never know who might want to view your home last minute, or when you are unavailable to the agent.

 

4. Present your property properly

Stephen Wayne from Benjamin Stevens Estate Agents said: “It may seem a tiny detail, but nothing puts off a potential buyer more than seeing little things that already need fixing, so make sure all the light bulbs work and your curtains are open if it’s during the day or lights are on during the late afternoon. If a buyer’s first impression is that the property is dark, then within 20 seconds the rest of the viewing is often pointless as this is the lasting impression they have.

To ensure you’re in your new home by the end of the year, have a good de-clutter. Clear out any stuff you’re not proposing to take with you when you move. Remove anything hanging on or placed behind doors. If a door can’t be opened fully, it gives the illusion that the room is smaller.”

 

5. Have an efficient solicitor

The more efficient your solicitor is, the quicker you can get things moving. There’s nothing worse than waiting weeks for paperwork, or lack of communication. You could save a lot of time once an offer has been accepted if you are organised.

Aimee Fancourt from Wooster & Stock said: “Instruct a solicitor and provide all the necessary identification and initial paperwork. This way your solicitor can prepare the contract pack in advance and it will be ready to send over to your buyer’s solicitors once you go under offer. This could potentially speed up the process by two weeks.”

Jonathan Keegan from Bryan & Keegan said: “Have quotes ready and  your questionnaire forms filled out in plenty of time. From experience, it is money well spent using an established solicitor rather than looking to save a few hundred pounds.”

 

6. Sort out your mortgage provider

Your estate agent can put you in touch with the right mortgage provider, or you can do the research yourself to find the best for you. Your mortgage provider will talk you through the steps of getting a loan and calculating how much you can afford for your property.

 

Are you looking to sell your home? Contact your local Guild Member for help through the moving process.

Guild Blog: How can you tell if an area has good community spirit?

Both Ripon and Thirsk have shown true Community Spirit over October and November with the Halloween Pumpkin Trail and the Commemoration of 100 years since the end of The Great War.  Check out our page to see what the local area has been getting up to … https://joplings.com/lifestyle-magazine-silhouette-soldiers-by-john-durkin/

 

Buying a property and moving to a new area can be a daunting prospect. There is nothing that will make your new house feel like a home like making new friends and getting involved in local events. Being involved in the community can bring a sense of belonging, fill your social calendar, and make it easy to find friends. But how can you tell if an area has a good community spirit before you move there?

 

Visit local community centres

Take time to visit local community centres, sports clubs, church halls, cafés, and local shops to see what’s going on. Find the notice boards for information on local groups and events.

Meet local people

Talk to the local people on the high street. If they are happy to stop and help a stranger, it’s a sign that the community is open, friendly and trusting.

Check local social media pages

A lot of community planning has now moved online. Try searching for Facebook groups and small websites with the name of the town or village. Look at how active the pages are to see if people are engaged.

Research local events

Pick up a local newspaper to find out about upcoming local events. Plus, it’s a good way to find out about the crime rate in the area.

Contact us

Speak to the local Guild Member, as they will know the area like the back of their hand and will have a finger on the pulse of local activities. Be sure to quiz them during a property viewing, or pop in to see them when you’re in the area.

The Guild is a network of the best 800 independent estate agents around the country. Find out why you should choose them to sell your home. Click here to find your closest Guild Member.

 

Guild Blog: Buying and Selling Over Christmas

Should I put my home on the market now or wait until after Christmas?

 

Many people think that trying to move house over the festive period is a mistake, but that is no longer the case. People have more free time and motivation to make a change in the New Year, so it can be a great time to buy and sell. Guild agents share their top tips.

 

Make your property visible online 

If you are selling, your home needs to be listed and visible on all the major property portals (like Rightmove) over Christmas. People have more free time and will start to browse properties online over the festive season.

Ailsa Mather from Andrew Coulson says: “We are listing a number of properties now because statistically, property portals show that there is a substantial spike on Boxing Day. We appreciate Christmas is a busy time for families, so we operate a ‘Do Not Disturb’ policy, that is clicking the property on the market just before Christmas but refraining from viewings until after the New Year.”

Simon Miller from Holroyd Miller agrees that sellers need to take advantage of this busy time. “Once Christmas Day is done and Boxing Day leftovers eaten, what do people looking for a New Year move do? Start looking for a new home. Don’t miss the opportunity to sell your house during the holidays; what could be nicer than viewing a very festive home?”

Rightmove say that Boxing Day is their busiest all year, and Steve Thompson from Thomas Morris agrees that it is equally busy in their office.

“Statistics have shown over recent years that the busiest days of the year for internet traffic on property portals are the days immediately following Christmas and Boxing Day. Our own evidence appears to confirm this phenomenon, showing that during the period from Christmas Eve 2016 up to and including New Year’s Day, we received over 130 telephone calls and 170 email leads from property portals. We even received calls and emails on Christmas Day.”

But why is this period so busy? Stuart Mills from Rickman Properties has an idea. “The reason? All those lovely new phones and iPads. It is also one of the few holidays that the family will be all together and most likely at home. This means that any discussions about a move can be had, viewings can be done with all the decision makers present, adults and children, and with a coming New Year, what better than a new home?” he asks.

Winter weather 

Spring is a popular time to buy and sell, but winter has its benefits, too.

“Sometimes stepping into a bright, warm, cosy home on a bitterly cold day or drizzly evening can have just as positive an effect as viewing a property on a warm summer day,” said Ben Whiting from Victorstone.

Abby Wheeler from Keats Estate Agents agrees.

“If you walk into a property in the depths of winter, when the sky is moody and the nights are drawing in at 4pm and you still love it, imagine how much you will love it in the summer? If in winter you can see yourself living there, it’s a keeper.”

She has some tips for winter viewings, too. “Always arrange viewings in the daylight. If you arrange a viewing after work at 6pm, you won’t get the true experience of the property, especially if there are grounds to explore. It is important to view them before the night draws in.”

 

Motivated to move 

Those people who are looking to move in December and January are committed to moving quickly. It’s a great idea to make the most of this.

Richard Stovold from Seymours said: “Although there are downsides to house hunting over the festive season, the benefits can outweigh the drawbacks. Houses that are available for sale over the Christmas period have often either been on the market for a while or are very new to the market. This means that sellers are likely to be eager to secure a sale, giving buyers greater control as they find themselves in a much better bargaining position.”

Simon Davies from Norman F Brown completely agrees.

“The December and the Christmas period is a great time to try to sell your property as the quality of the buyer is higher than at any other time of the year,” he said. “If someone is out house hunting around Christmastime, it generally means they are motivated to buy quickly. The speculative, non-motivated viewings decrease as people are busy preparing for Santa and won’t go out to view unless they must. There also tends to be less properties for sale around this time of year and therefore less competition to compete against for a buyer’s attention.”

Justin Flanagan from Charles Eden agrees that there is a much higher number of motivated buyers and sellers, and the ‘the viewing to sale ratio’ is much higher at other times of year. “From a buyer’s point of view, there is not so much competition and the sellers are probably motivated to move,” he said.

Think about photography 

If you’re thinking of making the most of the Christmas attention, it’s a good idea to think ahead. “Try and instruct your agent prior to putting up any Christmas decorations,” says Gina Burbidge from Royston & Lund. “This prevents the photos from looking dated if it doesn’t sell instantly.”

 

Ready for the New Year rush 

In the New Year, there will be a rush of people looking to buy and sell. Why not beat the rush by getting your sale registered or getting to know the market in December?

“January 2nd is one of the busiest days for us at Drivers & Norris,” said Steve Barron. “There aren’t likely to be too many viewings happening over the Christmas period, but it’s nevertheless a great time to get some viewings lined-up for the New Year.

“Many sellers hold off until after the New Year and miss out on the busy online searching that takes place between Christmas and New Year. Additionally, because there are fewer sellers listing their property over Christmas, those who do benefit from having less competition than they typically would have in the New Year or spring.”

Don’t underestimate the time that it takes for your home to go on the market, either.

Steve Wiggins from Bond Residential said: “Given the time it takes for an estate agent to prepare the marketing material for a property including taking photos, preparing floorplans and commissioning an Energy Performance Certificate (EPC), we advise our clients to actually start the process now so that they are ahead of the competition and ready to take advantage of these peak periods.”

It is a great time to develop a strategy with your Guild agent to make sure your home launches to market in the best possible way.

“We are currently running a ‘do not disturb’ campaign which means we are preparing properties to market with EPC, floor plan and images before the decorations go up and then launching them to market over the festive period,” explained John Newhouse from Roseberry Newhouse.

“We will then start arranging viewings in the New Year when the household returns to usual. In January 2017, we arranged more viewings on the first day back than in the whole of December,” he revealed.

It’s not essential to wait until spring to sell, agrees Celeste Hannah from Hamilton Parkers. “Most sellers wait until spring and then there is more supply and more competition,” she said. “Whereas over the Christmas season, there is less supply but still high demand. By selling your home over the Christmas season, you are more likely to achieve a better selling price than you would trying to sell against the flurry of stock in the spring market.

“My tip for house hunting over the Christmas season is to contact local agents and see what stock they have ready to launch over the festive period, as most agents hold back stock to launch over the Christmas holidays. This way you may get first refusal and will get to register your interest first.”

 

The property market is still active at Christmas 

Take our word for it: people are still looking to move, even on Christmas Eve.

“We have found that year on year we have improved with agreed sales figures in December,” said Laura Scott from Cooke & Co. “I am unsure if this is to do with investors in recent years trying to secure a bargain purchase, believing that anyone on the market at this festive time of year will be desperate to sell and more likely to accept an offer, but we have also seen a vast improvement with first time buyers agreeing sales too.”

Tim Goodwin from Williams & Goodwin says it is never too close to Christmas. “Having sold property at 4:30pm on Christmas Eve before now, I have no hesitation in recommending that potential sellers should place their property on the market sooner rather than later,” he says.

“I did have a viewing one year on December 20th, with the completion due the next day. The sole purpose of the viewing was to measure the oven to ensure it was big enough to fit the turkey in, so make sure you take your tape measure to the butchers as well as the viewing if looking to complete before Christmas Day.”

 

Are you thinking of buying or selling during the Christmas period?  Why not contact us on 01765 694800 or 01845 522680 for your Free Market Appraisal.

 

If you are thinking of moving this Christmas, why not look at what properties our Sales Department have on the market right now!

Lifestyle Magazine – ‘Silhouette Soldiers’ by John Durkin

‘Lest we Forget’

In Commemoration of 100 years since the end of The Great War of 1914 – 1918 we have chosen a photo of one of Ripon’s ‘Silhouette Soldiers’ taken by Ripon teenager John Durkin for our front cover image.

 

Silhouette Soldier

 

#RiponRemembers has been a true community project with Community Poppy Project coordinators Stuart Martin and Hazel Barker leading the way.  The support from Ripon residents, extended families, friends and visitors has been amazing to see with approximately 50,000 poppies being knitted and displayed across the Ripon area.  The Remembrance week finishes with the lighting up of Ripon Cathedral – https://www.harrogateadvertiser.co.uk/news/remembrance-ripon-unveils-best-light-show-in-the-uk-1-9435682 and the Armistice Day Parade – https://www.harrogateadvertiser.co.uk/news/armistice-day-in-ripon-full-timings-and-everything-you-need-to-know-1-9432612

 

 

Poppies on Ripon Cathedral

 

Soldiers

 

Field of poppies

 

Silhouette Soldiers, placed in meaningful locations in both Ripon and Sharow have also helped to bring about thoughtful discussion – http://stjohnssharow.org.uk/silhouette-soldiers/.  The silhouettes are also within the  “Fields of Mud” an art installation by Dan Metcalfe inside Ripon Cathedral – https://www.harrogate-news.co.uk/2018/11/10/timelapse-video-of-fields-of-mud-seeds-of-hope-at-ripon-cathedral/

The Chairman of Ripon Royal British Legion, Jeet Bahadur Sahi, was presented with a cheque from North Stainley Arts Society following their two commemorative First World War performances.  The presented funds were donated to be used for the Ripon Royal British Legion’s new garden of Remembrance project.  The garden can be found facing the north side of Ripon Cathedral – https://www.ripongazette.co.uk/news/funding-boost-for-ripon-royal-british-legion-as-city-marks-centenary-year-1-9420752

 

 

Guild Blog: Do you have a Gorgeous Garden?

What do you think makes a Gorgeous Garden?  They can be the found in the smallest tranquil Courtyard setting or in acres of stunning landscaping.

For many, the ideal garden is a perfect blend of manicured lawns, flowerbeds overflowing with abundance, trimmed topiary and box hedges. An escape from the hustle and bustle of modern life, gardens can be a refuge designed to suit any lifestyle. From small kitchen gardens to grand country grounds, each has its own character and can be a place of serenity amid the daily routines of life. We look at a few properties with gorgeous gardens guaranteed to inspire.

 

1.Edford, Exeter – £1,000,000

A superbly appointed detached Regency residence reputedly built in the 1820s, Ebford House has recently undergone a complete refurbishment and modernisation programme creating a grand home of distinction and great character. Located in a highly desirable hamlet close to Topsham, Edford House’s gardens wrap around the home with an array of mature trees and shrubs. To one side is a woodland style area with an old oak tree and Douglas fir and an area of lawn with raised beds, a greenhouse and garden shed. To the front of the property is a veranda terrace with wisteria. Steps from the terrace lead down to a gravel pathway which in turn has steps down to a good-sized lawn with mature planted borders and trees.

For sale through Wilkinson Grant & Co (topsham@wilkinsongrant.co.uk, 01392 875000).

 

2. Grove Park, Camberwell – £2,875,000

On a sizeable corner plot in Rylstone, this seven-bedroom Victorian home is somewhat of a hidden gem. Named in honour of William Wordsworth’s poem ‘The White Doe of Rylstone’, the property enjoys many original features, including stained glass, textured Ashlar coving, fireplaces and decorative wooden detail. Another standout feature are the three separate garden areas, which each supply a peaceful space to unwind. Tall trees on both sides of the garden afford it privacy, while still allowing for plenty of sunlight. Adding to the charm of the home, mature creepers make their way the up the walls alongside wide bays of sash and casement windows. Not just aesthetically beautiful, but functional as well, the paved patio garden area outside the kitchen is where the current owners cultivate all manner of vegetables and herbs.

For sale through Wooster & Stock (sales@woosterstock.co.uk, 020 7952 0595).

 

3. Dennis Lane, Stanmore – £2,395,000

Located in beautiful grounds of just over three quarters of an acre, the garden of this seven-bedroom detached home in sought-after Dennis Lane, Stanmore, offers plenty of space for entertaining or enjoying outdoor activities. The west-facing rear garden of the country-style family home, complete with sun-trap terrace and heated swimming pool, features ample lawn area and high mature trees and scrubs providing both privacy and shade.

For sale through Breslauer (sales@breslauer.co.uk, 0208 954 2200).

 

4. Sussex Square, Brighton – £575,000

Located in the Kemp Town Conservation area, this three-bedroom apartment in Sussex Square looks out across the greenery of the beautiful landscaped gardens of Kemp Town Enclosures. A communal garden, Kemp Town Enclosures is owned collectively by the freeholders of 105 houses that make up the Kemp Town Estate. Residents have access to these private enclosed gardens and can enjoy easy direct access to the seafront without crossing the coastal road via its secret tunnel.

Local horticulturist, Henry Phillips was responsible for landscaping the gardens in 1828, around the same time that the Kemp Town Estate was being constructed. The tunnel to the esplanade was added later in about 1830. Royalty such as William IV and Queen Adelaide, and later Victoria and Albert, enjoyed walks in the gardens on their visits to Brighton.  In 1908, the gardens were set aside for the exclusive pleasure of Edward VII when he and his daughter stayed at 1 Lewes Crescent.

For sale through Sawyer and Co. (brighton@sawyerandco.co.uk, 01273 685111).

 

5. Valley Road, Leigh Woods, Bristol – £1,600,000

A magnificent six-bedroom Edwardian home in a leafy private road on the very edge of the city, in the enviable location of Leigh Woods. Three Gables was built for the Wills family in 1908 in a bespoke style and now occupies an outstandingly beautiful plot of around a quarter of an acre. The beautifully manicured gardens in the front and rear of the home have an array of mature tree and plant specimens alongside impressive, well-tended lawns and have clearly been a labour of love.

The front garden enjoys a southerly aspect, while the rear faces a north westerly direction. With the overall plot measuring just over a quarter of an acre, there is ample space for interesting features such as the hexagonal summer house to located on the western boundary of the rear garden.

For sale through Hydes (post@hydes.co.uk, 0117 973 1516).

Should you buy, sell or trade up before Brexit?

There is no doubt that Brexit has already had an impact on the property market with many adopting a wait-and-see approach until the final deal has been made. As March 2019 and a final decision edges closer, many people are wondering whether they should take advantage of the current situation and buy or trade up, while house prices have subsided. On the other hand, some people are conscious that a hard Brexit could see the housing market slow down and are trying to decide whether now is a good time to sell. 

 

We asked Members of The Guild to give their advice about what they think homeowners should do. Here’s what they said:

It remains a case of supply and demand

Andy Goundry of Goundrys said: “Interestingly, where we are in Mid Cornwall, it appears that people have taken two different views. We have had potential buyers saying they will wait until the uncertainty is over as they feel prices may well reduce and so they will wait. Conversely, we have had some sellers place their property on the market in the hope if they sell now, they may obtain a better price than if they wait until next year. In our area, as always, it remains a case of supply and demand. We have seen a decrease in the number of buyers. However, the dearth of available property still means that a realistically priced property is agreeing a sale within a matter of days.”

Andy adds that if people are trading up or down, then it remains a matter of relative price differential and makes little difference whether that is in a falling or rising market. “Certainly, if the property isn’t on the market, then I guarantee it won’t sell!”

 

Good stock is being secured quickly

Director of Maguire Jackson in Birmingham, Philip Jackson, says that the Brexit question has undoubtedly injected some caution in recent weeks into the local market, taking some of the projected growth out of the market. “However, it hasn’t completely stopped the annual growth we have witnessed over the past three years. There are indications this autumn that some vendors are making the decision now to sell, in the anticipation that the sales market going forward into 2019 might become more difficult.  For purchasers, it means there is more stock coming into the market and positively slightly more choice, however, good stock is still being secured quickly, helped by continuing anticipated overall price growth.”

 

We will begin to prosper again

According to Ben Dreher of Mansbridge Balment, the current uncertainty in the market has caused a drop in sales volumes and an increase in available property. “For the first time in many years, buyers now have the upper hand and as such, there is more scope for negotiation – so yes, they should buy now if they can. Once Brexit is agreed and as a country, we begin to prosper, house prices will undoubtedly start to increase again, so buying now could prove to be a very wise move.”

 

The ideal time to trade up

Residential Sales Manager of Rickman Properties, Stuart Mills, says that when the market is sluggish, and prices are proving more flexible, this is the ideal time to trade up. “The gap between higher and lower priced properties narrows considerably, for instance, if selling at £500,000 and buying at £1,000,000 the difference is £500,000. However, if the market were to come down 10%, the figures look different you are now selling at £450,000 and buying at £900,000, the difference is now £450,000. It’s the same properties, but you are saving £50,000. Looking forward, when the market goes back up 10% your old property is worth £495,000 and your new property is worth £990,000, so you have gained £45,000, making a total saving and gain of £95,000.”

He adds that more than ever this is a great opportunity to trade up, for those who hesitate, and wait until the market is back and moving forward they will see the gap between the more expensive properties and their own grow, and perhaps become unaffordable.

“Another factor to bear in mind is that if you buy a property now, the value becomes unimportant, it only becomes a factor when you sell. Most properties these days are owned for 10-12 years and longer. A property should be a home and enjoyed as such, if you like it and can afford it, and it’s what you want, buy it.”

 

The markets and economy will take time to adjust

Avin Jay, Director at Mansell McTaggart, agrees that now is a great time to sell and trade up if you are playing the percentage game. “Whatever the outcome, the markets and economy will take time to adjust. Very much the same when interest rates rise,” he explains. “I think there are two types of buyers out there, the ones who want to make a profit and the ones who make that emotional purchase. The real problem in the market is overvaluing and Stamp Duty, the additional 3 per cent required when purchasing a second home has got to go.”

 

Property prices in the UK will always increase

Fine & Country’s Adam Tahir, says that very few people truly understand Brexit and what will or won’t happen across all public and private sectors. “Having worked through two prior recessions, there has always been one clear outcome, property prices in the UK will always increase. This comes down to the lack of supply and the ever-increasing demand of homes available. Over the next few years, uncertainty is the key feature here, however, with interest rates lower than they have ever been before, pre-Brexit remains to be a good time to sell, buy or upgrade,” he says.

“Some buyers have lost the meaning of buying a property now. Too many people buy a property for one price because it will be worth a higher price in six months. Over the next five years, we need to go back to buying properties as homes and stop focusing on the appreciation value. Brexit will be another blip, another reason for prices to come down or ‘balance’ so to speak, but eventually prices will increase again and when they do another situation or scenario will arise and the entire cycle will start again.”

 

Brexit, No Brexit, Hard Brexit…people still need a roof over their head

According to Steve Wayne of Benjamin Stevens in Edgware, the property market is largely influenced by interest rates and salaries.

“Brexit, No Brexit, Hard Brexit…in the whole scheme of things, it will be another footnote to history in a decade. We have survived the Oil Crisis, 20%+ Hyperinflation in the 1970’s, Mass Unemployment in the 1980s, Interest Rates of 15% in 1990s, the Global Financial Crash in 2009, whatever happens, happens. People still need houses and a roof over their head. If property values drop, it is only a paper drop in value because you lose when you sell. Long term, we aren’t building enough homes, and so, property is a long game no matter what happens – the property market will always come good,” he concludes.

 

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Guild Blog: The Guild comments on the Autumn Budget

The Guild comments on the Autumn Budget …

Briefly discussing the housing market in his third Budget as chancellor, Phillip Hammond announced that he will extend the cancellation of stamp duty for first-time homebuyers on properties up to £300,000 to first-time buyers of shared ownership properties valued up to £500,000.  He also stated that the measure would be retrospective, so that any first-buyer who has bought a home since the last Budget will benefit.

According to Iain McKenzie, CEO of The Guild of Property Professionals, removing Stamp Duty on all shared equity purchases up to £500,000 is great news for prospective homebuyers getting into the market for the first time, but will do little for those who currently own property and wish to trade up. “Since the abolishment of the stamp duty for first-time buyers, many more people have been able to get their foot on the first rung of the property ladder. In fact, as Hammond announced, the number of first-time buyers purchasing property is at an 11-year high. However, it seems that the last two first-time buyer incentives have been designed to drive the focus away from the traditional second-hand market. Initially Help to Buy and now the incentive to buy shared equity property,” he says.

 

More money for Housing Infrastructure Fund

Hammond also announced that he will give a further £500m to the Housing Infrastructure Fund, which is designed to enable a further 650,000 homes to be built. “The demand for housing in the UK has long outweighed the number of available properties. This further allocation of funds will assist the government in addressing the housing shortage and will create more opportunities for people to become homeowners,” said McKenzie.

 

Housing on the high street

McKenzie adds that another interesting point that the Chancellor made was turning unused commercial spaces on the high streets into residential housing, again in a bid to ease the burden of the housing shortage, as well as rejuvenating the high-street and creating more foot traffic past high-street businesses. An amount of £675 million will be put into a future high street fund to redevelop un used areas and help the high streets adapt and increase interest for local businesses.

 

Lettings relief limited

In the Budget, Hammond said that from April 2020 lettings relief would be limited to properties where the owner is in shared occupancy with the tenant. “The lettings relief is often used by people who have difficulty selling their home, whereby a maximum of £40,000 of gain per owner is exempt if the property is rented out. It seems that small landlords are being targeted again with the reformation of the lettings relief, as it is only available where the owner and tenant are in shared occupation,” adds McKenzie.

 

International investment

Permanent tax relief has increased from £200,000 to £1 million for 2 years to encourage more investment. “With many international property investors adopting a wait-and-see attitude towards the UK before the Brexit decision, a tax relief could be a great incentive to allure them back in and encourage further investment in the country. However, the extent of this will remain to be seen,” said McKenzie.

 

“Overall an encouraging Budget for housing in the short term, but the real question remains. What is the government’s long-term strategy? More still needs to be done to encourage transactional volumes and price growth in all sectors,” he concludes.

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