BUY TO LET DEAL – c. 5.5% yeild!

Are you a new landlord looking for your first buy to let property? Or are you a seasoned investor with a little spare cash for a small investment? This one caught my eye and seems a solid little investment option…

New to market this week is an ideally located 1 bedroom flat above commercial premises in Winton, Bournemouth.  currently manage 3 others in the block that range from £550pcm – £625pcm in rental return.

Sales

 

 

 

 

 

 

Low maintenance fees, low insurance and ground rent. Great central Winton location offering easy access to all local shops and restaurants. It is right on a main bus route in and out of Bournemouth and Poole centres too.

Click the website link for full details or contact Gordon Barker on 01202 292400 and speak to a member of the team…

NEW PROPERTY – NEW LOCKS!!

So… you’ve just spent the best part of 3 years saving for your first home and you’re so excited you just want to collect the keys from the agent and move in. You do just that, you pick up and random bunch of keys (some of which work, and some don’t) and you move into the your property..
You hire a van, you get your mates round and you move in you big screen TV, your sofa, your fridge / freezer, your beds, wardrobes, iPad, laptop, golf clubs and everything else you own. Your whole life is now inside this home..perfect!

So what haven’t you thoughts about…? You’ve told the council you’ve moved in, you’ve told the gas and electric suppliers and given them reading… but what else haven’t you done?

Do you know who else has keys for your property? Was it rented before, was it owned, is it newly built? If you can categorically say you are the only person with keys to your home then you’re ok… if not then you really really need to change the locks!
Be sure to get the right locks for your insurance too, and that you have the right combination of lock types to cover you.
It seems sill to buy your most expensive asset and then not protect it, and for an additional £50-£100 (depending on locks and locksmith charges) you’d be very silly not to! Especially as you’ll probably spend more than that on your house warming party…

 

GUEST BLOG | SALE OF A PROPERTY IN BOURNEMOUTH AFTER THE DEATH OF THE OWNER

Sitting in the office, staring into the pixels on the computer screen this week, and the phone rings; a friend of mine is asking me for information on the process of selling a house once the owner has died, a not too close family member has just died and they were unsure of what they to do, what was being done ad in what order it was needed.

After exchanging kind words and offering any help I could, I filled him in on my interpretation of the process but wanted to be sure I was right. This is such a stressful and emotional time for any family and the thought of not giving the correct advice was very worrying for my. So I asked Clare Lawson at Ellis Jones Solicitors on Charminster Road to write a guest blog for me to ensure the correct details are given to both my friend, and any of you interested in knowing how it works. I am afraid it is one of those topics you don’t want to think about and aren’t really interested in the details because you don’t need to know them, but when you need to know them you’ll wish you knew before…

So this is what Clare wrote for me:

The Simple Way to Sell a Property after the Death of the Owner

One of the most daunting tasks after a loved one passes away is selling their property. Many people panic about paying Inheritance Tax and rush to put the property on the market before they have checked how they can legally sell the property. This means that they have to rush to gain legal authority which makes life unnecessarily difficult.

To sell the property you will need:

  • A Death Certificate
  • A Grant of Representation

The Steps

One: Look for a Will.

The Executors (legal representatives) will be named in it. They are responsible for signing Estate Agent’s contracts, accepting offers and signing the Transfer Deed.

If there is no Will – you have to determine who should apply to be the Administrator by checking the Law on Intestacy. They are usually the spouse or a family member.

Two: Prove the Will.

A Grant of Representation is the document which gives the Executors/ Administrators the authority to sell the property (and access the deceased’s bank accounts etc).

You receive the Grant after applying for Probate (proving the Will).

This involves:

  • Listing all the deceased’s assets and liabilities and calculating their net Estate.
  • Completing an Inheritance Tax Account and paying the tax due on the Free Estate
  • Swearing an Oath as part of the application to the Probate Registry.

In order to determine whether Inheritance Tax is due you will need to carefully value the deceased’s assets as at the date of their death. It is a good idea to ask at least three Estate Agents to value the property so you can take an average value.

Three: Accept an Offer and get ready for Completion Day

Once you have the Grant the Executors/ Administrators are legally able to sign the Transfer Deed and so you can exchange contracts and complete the sale.

You need to arrange to collect mementoes from the property and clear it of all furniture that has not been agreed as part of the sale. You can hire clearance companies to assist you.

On completion day – you should take meter readings and forward the same to the utilities companies so that they can send you final accounts.

When should I put the property on the market?

You can begin marketing the property as soon as you know who is legally able to sell it. However, you may wish to seek the agent’s advice as to whether it should be professionally cleaned and cleared before you start viewings.

As some buyers are put off by Probate sales (everyone has heard a nightmare story about an Estate which took years to get Probate) it might be worth getting the application well under way – so that the agents can reassure buyers that Probate is not far off.

Clare is happy to discuss this topic, and any others that fall into the same category of Wills, Trusts and Probate, and can be contacted on 01202 057857 or clare.lawson@ellisjones.co.uk.

And I, as always, am happy to chat about the sale or lettings of a property or just the property market in general. You can get me on aaron@gordonbarker.com

7 tips for Bournemouth Landlords

In my daily life running a sales and lettings agency I’m constantly asked about tips, tricks and things that clients should be looking out for. Well…while I’m sitting on hold with British Gas I’ve written out 7 things that should be considered before and during the lettings process


1 – Property presentation
When it comes to handing your property over to a agent / tenant for the first time be sure to give it over in the best condition possible and make sure an accurate inventory and schedule of condition is done. This way it helps to protect the condition of the property and slows any decline as it is starting higher, easier to see / deal with any damage and mush more chance of success with any deposit claim if there is evidence to suggest condition at start, and end, of a tenancy.


2 – Insurance
Be sure to have your property insured against the unforeseen. A standard landlord buildings insurance will do, but there are optional extras that include rent and eviction protection and accidental tenant damage (if higher than deposit taken) . These are useful items to have. Be sure to speak to your agent about this too. My agency has a rent guarantee policy, as most do, so make sure you are not doubling up but also make sure that any referencing done on the tenant will cover your protection policy too.


3 – Maintenance
Make sure you plan your maintenance as well as deal with reactive maintenance quickly and efficiently. Pick once, pick right and pay once. Be sure to use trusted contractors to fix problems to be sure they are not creating or finding further problems that don’t exist. Regular boiler servicing along with the Gas Safety Cert can uncover / fix problems before the cause serious concern.

 

4 – Paperwork
It is more important now, than ever, to be sure you have the correct paperwork in place from the very outset. From lodging and protecting the deposit to providing an EPC, from producing prescribed information to handing out the government made ‘how to rent’ booklet there are a large number of boxes that need to be ticked on move in. If these boxes are not ticked then it causes serious concerns on exit, if the tenant stop paying and you have not done what you should have then you cannot evict them until you have. Any notice, under section 21 especially, will be void if the boxes aren’t ticked at the start of the tenancy. Be sure you’re doing it right, from the start.

5 – Void periods
This is where Bournemouth landlords lose most of their money on their BTL investment. One month empty and that cold be your years profit gone, so be realistic on rents and keep good tenants in situ where you can. Is it worth losing a tenant, having an empty property for the sale of an extra £15 per month. On an £800pcm flat it will take 53 months (which is over 4 years) to get back a month’s lost rent at that increase!

6 – Suitability
There is a lot to be said for making sure a tenant is actually suitable for the property, and for you as owner. If you have a 1 bedroom flat with no garden or parking, then think carefully about letting to the couple with a child and a car.  Not only will the wear and tear be quite high on the flat, this will only ever be a short term fix for the couple. It will likely be empty again within 6-12 months, is that what you want? Also if you a particularly whiney neighbour then the family with a yappy dog, small children and pare works van and likely to cause you a lot of headaches during their tenancy with complaining neighbours, and likely through no fault of the tenant but again it will likely force them away and the property will be empty again soon. Think carefully about how suitable that tenant / applicant is for your property before letting them in?

7 – Service
And finally, what is it that you want your agent to do for you? And what can you do for yourself? Speak to them in detail about how their managed / tenant find services work for you and how they work with your ideals and ways of working. There needs to be synergy and compatibility with that you want. Otherwise you are just paying for something you don’t need or want and ultimately wont be happy with.

This is just an insight into what goes through an agents head on every let, this is what we do for a living and always offer the benefit of our experience for each and every landlord and tenant combo to get the best out of the scenario for all parties involved.

Read more articles: Why not read more articles from the Property Blog | Bournemouth by clicking this link..

Speak to me: If you’d like to speak to me about anything in this article, or anything property related please do drop me an email at aaron@gordonbarker.com. I’d love to hear from you.