Choosing The Right Conveyancer

Do you already have a conveyancer in place? It is surprising how many vendors and buyers don't, when an offer is accepted both parties should be ready to hit the ground running. It can be a negative start to spend the first 1 - 2 weeks on researching and retrieving quotes from solicitors. This eats away at precious time in which the selling process should be well under way, no one likes to be kept waiting. The key to choosing a solicitor is knowing they are going to be proactive, efficient and keep in touch with you every step of the way. A common occurrence between a conveyancer and their client is lack of communication. My motto is, make sure your file is top of the pile! 

If you have the benefit of knowing a solicitor and had recent experience with which was it was a positive one then I strongly advise you go back to them. Most likely they helped you to buy the property you are now selling! If you find yourself in a position with no solicitor then the first port of call is your estate agent. They should always have a panel of conveyancers who will take on your case. The benefit of using a firm the agent has recommended is not only for the reassurance but they will have a fantastic professional relationship with one another. Both agent and conveyancer are aware of each others processes and routine and will work as a team to get you moving. 

An easy mistake to make is opting for the cheapest quote, the price maybe great but will the service mirror it? Understandably moving house is a costly process but what you are dealing with is the most expensive asset you own, you cannot afford costly mistakes. Don't be afraid when looking into different firms searching outside your area. A number of soliciting firms now use online portals which you the client can log into and view the progress. This can actually be less time consuming than waiting for a meeting or a phone call with your conveyancer. 

Whichever route you take be one step ahead and begin the research early, leaving it too late can lead into a rushed decision so be prepared.

At Beth Alexandra Property Specialists we will guide you every step of the way. 

Real Interiors UK - New Year New Home

Whilst diets and promotions top many New Years’ resolution lists, January is also the perfect time to make the changes to your home that have been bugging you for months.

Shirley Goodgroves from Real Interiors is a ‘Home Staging’ expert with a sharp eye and a creative touch.  She uses her experience and vision to look beyond clutter and mess and turns tired homes into attractive options that appeal to potential buyers.

Whether you are looking for a haven in the chaos of family life or want top dollar in the estate agent’s window, Shirley’s fail-safe tips will make you a property guru in 2015.

• Your house is worth more when it’s tidy according to a recent survey by Big Yellow Self Storage and 22% of buyers won’t make an offer on a property if its too cluttered.  Have a big sort out in January and then try to keep on top of it a bit at a time.
• Be realistic! Your home was created over months and years so you won’t transform it in an hour.  If it’s all too daunting, spend 10 mins clearing out a kitchen drawer and once you start seeing results you’ll want to continue.
• If you’re thinking of putting your home on the market this Spring, assess what buyers might think of it.  Have an evaluation done by a property professional and consider staging to maximise your property value before you call the agent.
• Forget your personal taste, buyers are looking for neutral but not bland properties so its essential that this is what you offer.  You can introduce colour through accessories rather than paint.  A properly dressed bed, vase of flowers and well placed mirrors and pictures will transform your home into an attractive investment.
• Remember all those little jobs that you’ve been meaning to sort out but never got around to?  Now is the time to fix the dripping tap, change the cracked tile and rehang dropped doors on cupboards.
• Its true that wafts of baking bread and freshly brewed coffee create the perfect ambience for buyers but be warned – they are put off by smells of animals, damp and cigarette smoke.
• If you do nothing else, ensure your house is clean.  Sparkling windows and dust free skirting boards will show a buyer that this is a property which is well cared for and looked after.

For assistance on staging your home for sale, decluttering when it’s all become too much or simply to feel happy with the home you’re in, call Shirley at Real Interiors on 07866 566141 for a solution that’s perfect for you.

For more information go to www.realinteriorsuk.com

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What The Stamp Duty Reform Will Mean To You

The stamp duty reform revealed and put into place last week, should we see as good news or bad news? The initial positive is buyers purchasing property under £937,500 will save on their stamp duty bill but the projected outcome will be that property prices will rise again. So actually will the new structure benefit us at all? Previously many house prices were determined by stamp duty thresholds, for example going over £250,000 tripled the percentage of stamp duty to 3%
Did the old formation keep property prices in relatively good order? Here is the old structure for you to take a look at for residential property:

Purchase Price               Stamp Duty Percentage

£0 - £125,000                                0%
£125,001 - £250,000                     1%
£250,001 - £500,000                     3%
£500,001 - 1million                      4%
1million  - 2million                      5%
over 2million                                7%

As of 4th Decmeber 2014 this is what the reform looks like for residential property:

Purchase Price               Stamp Duty Percentage

£0 - £125,000                               0%
£125,001 - £250,000                    2%
£250,001 - £925,000                    5%
£925,001 - 1.5million                10%
over 1.5million                          12%

Instant reaction is 'the percentages are higher!' yes this is true but the difference is you no longer pay stamp duty on the whole purchase price. You will only pay a portion of the total value that falls between each bracket. This is an example if you were purchasing a property with the old & new rates at the current average asking price of £273,000

OLD Rates

Purchase Price               Stamp Duty Percentage                   Stamp Duty Paid     

£273,000                                       3%                                                  £8,190


NEW Rates

Purchase Price               Stamp Duty Percentage                   Stamp Duty Paid   

£273,000                                       2%                                                  £2,500

(£125,000 of the purchase price falls within the second bracket £125,001 - £250,000)

                                                      5%                                                  £1,150

(£23,000 of the purchase price falls within the third bracket £250,001 - £925,000)


                                                                                     TOTAL           £3,650

So this means a total saving of £4,540! Lets see what the near future holds for the property market.....


Beth Alexandra Property Specialists

List Your Property For Sale In Time For The Christmas Rush!

Christmas is fast approaching and you are beginning to think....we need more space! Or you have too much space and need to downsize. So your thoughts creep towards the subject of, should we move in the new year? If this is you, then my best advice would be to list your property now!
Property search portals have their highest volume of web traffic over Christmas Day and Boxing Day. It sounds crazy but if you are thinking of moving then no doubt you will be part of that browsing traffic too. The important factor of this is to make sure your property is available for all potential buyers to see within this surge of activity over the Christmas period.

I know what you are thinking, you have too much to do and busy Christmas shopping but why leave this opportunity to pass by. Ok so another reason is, you already put your Christmas decorations up. See this as a positive, does your home look warm and inviting with a spruced Christmas tree draped in twinkling lights and shiny baubles? Of course it does, it is the time of year when home is where you want to be and buyers will be in the same mindset. But you want their new home to be your old home.

There are many aspects of selling a property and you don't want to leave any to chance. Sometimes the smallest of additions can make a difference and it only takes a quick visit from your agent to take new photographs once all the festive cheer is put away.

Beth Alexandra Property Specialists 

Avoid An Empty Property Over Christmas

So, have your tenants recently given notice to leave your rental property? Panic sets in because its getting closer to Christmas and the last thing you want is the thought of an empty property while tucking into your Christmas roast, fear not! Here are some hints and tips to effectively find a tenant sooner than you may think...

Confirm an exact date of when your current tenants will be vacating the property, ideally in writing and signed by both parties so a specific date is agreed.

Inspect the property before the tenants move out, make a snag list of all the odd jobs i.e fixing a leaky tap or lose door handle that can be done while the property is still tenanted. Bigger plans like painting or new carpets you can have scheduled to be carried out the minute your current tenants leave.

Instruct an agent (ahem, Beth Alexandra Property Specialists) to list the property and activate it 'live' at least one week before the end of the tenancy. Give your current tenants plenty of notice so the property can be prepared for the photographs.

Arrange an open day for potential tenants to view, preferably before your present tenants leave. It is usual practice that current tenants must co-operate with access for viewings during the last month of their tenancy.

The sooner viewings commence the sooner a new tenancy can be secured and less time the property is left empty.

It all seems easy when put into 5 simple steps, the key is knowing your plan, being organised and carrying it forward. So get started!

Is Your Tenancy Deposit Secure?

If you are a tenant renting a property who signed an Assured Shorthold Tenancy agreement and paid a deposit under this agreement, have you made sure that your deposit is secure? All deposits paid under an AST from 6th April 2012 in England and Wales must be secured in a Government funding protection scheme. The funds have to be registered with 30 days of of receipt of the landlord and confirmation should be forwarded to the tenant so they are aware where the deposit is being held. The information should also include: 

• The full address of the property being rented
• How much deposit has been paid
• Details on how the deposit it being protected
• The contact details of the tenancy deposit scheme and its dispute resolution service
• The landlords contact details
• The letting agents details (if applicable)
• Contact details of any third party who has paid the deposit
• Instruction on how to claim the deposit back
• What to do if there is ever a dispute

The protection scheme is in place to ensure the deposit is returned to the tenant at the end of the tenancy in full or in case of a dispute the negotiation is dealt with professionally.

At the end of the tenancy the deposit should be transferred back to the tenant within 10 days of agreeing the amount. In the likelihood of a dispute the tenancy deposit scheme will continue to be protect the funds until the negotiation has been settled.

Beth Alexandra Property Specialists

Landlord and Tenant Responsibilities

Landlord and tenant responsibilities are always made clear in a standard Assured Shorthold Tenancy agreement but why do we still hear of bad experiences?

The foundation of a good relationship between landlord and tenant is respect on both sides and understanding what your responsibilities are.

For a landlord this involves making sure the property is free of any health hazards and safe for tenants to live in. The following checks must be carried out prior to tenants moving in:

Gas safety check - must be carried out by a Gas Safe registered engineer and provide the tenants with a copy of the certificate for proof.

Electrical safety - the electrical system and any appliances should all be checked and safe to use.

Fire safety - making sure the tenants have access to escape routes and all furnishings supplied are fire safe.

Landlords are always responsible for repairs on the structure and exterior of the property. Any type of sanitary fittings i.e sinks/baths/WC. Heating and hot water should always be in full working order. Bear in mind, any repairs needed due to the tenants own fault, there will need to be some compromise. This takes me onto the tenants responsibilities:

Pay the agreed rent on time.

Pay any utility bills that are not included in the rental amount i.e council tax, water, electricity & gas.

Take good care of the property, repair any damage caused by you, family or friends.

How easy does all that sound? In practice it should be and it makes sense!

These are just the basics and the obvious points but the responsibilities need to be clear and understood. Its the grounds of a good landlord and tenant relationship, start as you mean to go on.

Beth Alexandra Property Specialists