abliving TUNBRIDGE WELLS
LIFE AND STYLE FROM YOUR LOCAL PROPERTY EXPERTS
ISSUE 10
TOP PROPERTIES SALES & LETTINGS MAKE THE GRADE THE BEST LOCAL SCHOOLS Q&A WITH ROSEMARY SHRAGER
MEET THE TEAM
Kate Boyes Partner, Lettings & Estate Management
Ben Carey Sales Negotiator
Dan Boyes Partner, Residential Sales
Laura Bates Lettings Negotiator
John Labrum Estate & Block Manager
Rachel North Property Manager
Emma Child Lettings Manager
Rachel Wallis Chartered Accountant Lisa Godin Negotiator Philippa Baston Property Administrator
Sharon Caulfeild-Browne Block & Estate Management Accounts
Welcome to the Autumn edition of ABLiving. I am thrilled to say that 2014 has been our most successful year since opening 16 years ago, with the sales market outperforming the peak of 2007. Alongside this edition’s selection of fantastic properties for sale or to let, we’ve got a host of insights into property trends. This issue of the magazine also features a great interview with Rosemary Schrager, the low-down on local schools and guidance on enfranchisement. If you would like your property featured in this magazine or would like advice from any of our teams, please contact me by telephone on 01892 525522 or by email. KATE BOYES Partner EMAIL KATE
IN THIS ISSUE… abproperties 04 Autumn Sales 18 Autumn Lettings ablifestyle 10 Q&A Rosemary Shrager 12
LOCAL KNOWLEDGE
14
PROPERTY LAW
16
Back To School
Ask The Lawyer Enfranchisement VIEWPOINT
What’s On The Market?
Established in 1998 by John Alexandre and Peter Boyes. We specialise in residential sales, lettings, block & estate management and project management. FIND OUT MORE i
SALES
Scriventon House STOCKLAND GREEN ROAD, SPELDHURST, KENT TN3 0TU £2,950,000
Scriventon House is an attractive country property
REQUEST A VALUATION
dating from the early 1900s. Set within its own gardens and grounds of 11 acres, the idyllic setting has views over the Kent countryside. The property
reception hall with elegant staircase, formal
“One of the premier properties of Tunbridge Wells, immaculately presented internally and throughout the 11 acre grounds surrounding Scriventon House.”
drawing room with lantern skylight, family room,
DAN BOYES
was recently refurbished by the present owners and offers a delightful family house. The beautiful accommodation includes a spacious
dining room with views to the front, study and magnificent 38 foot kitchen/breakfast room, ideal for entertaining, with doors to a courtyard garden. On the first floor, the superb principle suite enjoys far reaching views, dressing room and spacious ensuite bathroom. There are two further suites, two bedrooms and a family bathroom. The gardens and grounds are some of the finest we have seen, with a sweeping drive leading to the house through a magnificent avenue of trees, formal lawns, a new tennis court, light woodland, paddocks and a two bedroom detached studio. There is a fine selection of highly regarded schools in the area, including grammar, private, preparatory
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EMAIL DAN
FLOOR PLAN
and secondary levels. Tunbridge Wells and Tonbridge stations both
SALES
Hailey Cottage THE LANE, FORDCOMBE, TUNBRIDGE WELLS, KENT TN3 0RP £735,000
Hailey Cottage is a charming detached property
REQUEST A VALUATION
located in the sought-after village location of Fordcombe, offering stunning views over the surrounding countryside and within easy access of the Tunbridge Wells town centre and mainline train station.
throughout and is positioned with gardens
“A charming cottage, in a sought after village location with stunning views and great garden space, what more could the growing family want?”
surrounding the house.
BEN CAREY
Situated on The Lane in Fordcombe this property offers delightful and unique accommodation
Internal accommodation comprises of an entrance hallway, sitting room with wood burning feature fireplace, kitchen, dining room, conservatory and boot room. The first floor accommodation comprises of four bedrooms, a family bathroom and en suite bathroom to the master bedroom. Externally there is a good-sized detached garage and store room, off road parking for up to three vehicles and well presented gardens that surround the enclosed gardens. From the rear garden there are stunning views across the surrounding countryside and access to a multitude of walking paths. READ MORE
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EMAIL BEN
FLOOR PLAN
The village retains a sought after primary school, church, public house and cricket pitch.
SALES
West Birchetts STOCKLAND GREEN ROAD, SPELDHURST, KENT TN3 0TY £499,950
West Birchetts is a unique three bedroom
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house that forms part of a handsome country home, situated closely to the sought-after village of Speldhurst. West Birchetts has been modernised to provide an up-to-date style of accommodation, whilst
The internal accommodation to the ground floor
“An unusual, hidden gem of a property, with great garden space and feature-packed throughout. Offers great access to the village amenities.”
comprises of a handmade and well appointed
BEN CAREY
benefiting from period features throughout.
kitchen, which opens out onto a dining room, a sitting room with underfloor heating and glazed wall to the front of the property. This overlooks the courtyard and a further spacious reception room, which offers access to a downstairs cloakroom, useful storage room and stairway leading to the first floor. Accommodation to the first floor is equally spacious with a grand landing area offering access to all rooms, vaulted ceiling and skylight. There are three double bedrooms, all offering views over the surrounding countryside and a family bathroom. The master bedroom benefits from a walk-in wardrobe, which has plumbing for conversion to a shower room, as well as ample further storage and
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FLOOR PLAN
also has double doors which open onto the large decked area.
Q&A
Rosemary Shrager CELEBRITY CHEF AND COOKERY TEACHER ROSEMARY SHRAGER TELLS US WHAT’S COOKING IN TUNBRIDGE WELLS
Home is…?
The British dishes are all very popular,
A Sussex cottage near Tunbridge Wells.
along with dinner party fayre. Come the autumn, the game dishes always go
Best place in Tunbridge Wells for
down a storm.
a first date? Champagne Afternoon Tea at Shrager’s
What inspired you to open a French
Patisserie, of course!
patisserie in Tunbridge Wells? Well it was the setting, the entire location.
Best memory of Tunbridge Wells?
Tunbridge Wells is so beautiful and I felt
The Jazz Festival in full swing on a warm
it was the perfect place for an authentic
summer’s evening.
French patisserie. Then quite by chance, this wonderful shop became available,
Your favourite thing to do in
right under the clock, and I thought it
Tunbridge Wells?
would be an ideal meeting place.
Going to the Oyster Bar for oysters and champagne is always a joy.
With the cookery school tucked away in the Corn Exchange, it was also
What course is proving most popular in
important for us to be present in the
your cooking school?
hub of the Pantiles. ROSEMARY’S WEBSITE
READ MORE
LOCAL KNOWLEGE
BACK TO
SCHOOL WE TAKE A LOOK AT THE TOP INDEPENDENT SCHOOLS IN TUNBRIDGE WELLS Choosing a school is one of the most important decisions any parent will make. There are so many things to consider when picking the right school. What Ofsted rating did they get? What facilities do they have? What is the school’s ethos? Will we be in the catchment area? Should we go state or independent? If we decide to go independent, then what will it cost? If you do make the decision to go down the independent school route, Tunbridge Wells has some of the best UK schools outside of London. Here is our selection of the top independent schools in the
“ACHIEVING THE EXTRAORDINARY IS AN ORDINARY OCCURRENCE.” HOLMEWOOD HOUSE V Independent co-educational day and boarding preparatory school.
Tunbridge Wells area. READ MORE
independent day and boarding school for girls aged 3-18. READ MORE
“PROVIDING A FIRST-CLASS EDUCATION AT A MORE AFFORDABLE PRICE WHERE EVERY CHILD FEELS SUCCESS.”
ROSE HILL Independent co-educational prep school for children aged 3-13 READ MORE
“WE STRIVE TO MEET THE INDIVIDUAL NEEDS OF EACH PUPIL AND TO ENSURE THAT EACH ONE HAS EVERY OPPORTUNITY TO GAIN CONFIDENCE AND TO EXCEL.”
V
V
KENT COLLEGE A leading
V
“PROVIDING A QUALITY ALL ROUND EDUCATION FOR ALL PUPILS WHICH ENABLES THEM TO REACH THEIR TRUE POTENTIAL.”
THE MEAD Co-educational prep school for pupils between the ages of 3-11. READ MORE
ASK THE LAWYER
FREEHOLD FREEDOM MARK STEGGLES, PARTNER AT THOMSON SNELL & PASSMORE, EXPLAINS ENFRANCHISEMENT What is enfranchisement?
How much does it cost?
Enfranchisement entitles
A landlord must be paid a
tenants to force their landlord
premium for the freehold
to sell the freehold of their
calculated by a specific formula.
building to them.
Qualifying tenants must pay the landlord’s legal and
Who qualifies?
valuation fees as well as their
The building must contain at
own. A tribunal can fix the
least two flats and at least two
premium to be paid and
qualifying tenants (i.e. who have
resolve other disputes if the
leases of more than 21 years
parties cannot agree.
subject to exceptions) must own flats. Normally at least half
How long does it take?
of the qualifying tenants
The process can typically take
in a building are required to
between six to eight months
join the process provided
if referred to a tribunal, and
there are more than two flats.
shorter if not.
Qualifying tenants usually form a company to buy the freehold
How do I get more
and set up a participation
information?
agreement to record decisions
Thomson Snell & Passmore
on financial contributions and
have a dedicated
voting matters.
enfranchisement team.
EMAIL MARK
VISIT WEBSITE
TUNBRIDGE WELLS VIEWPOINT ALEXANDRE BOYES EXPLORES WHAT’S HAPPENING IN THE LOCAL PROPERTY MARKET
WHAT’S ON THE MARKET? Sales hit a new high With the summer behind us and the school traffic back in force, the autumn market looks like it may pick up the baton and
It’s still viable to agree a sale within the first fortnight of marketing.
achieved and Alexandre Boyes having our best year to date since we opened our doors in 1998.
continue with the trend we’ve
Whilst mortgage lending has
seen so far this year. The market
dropped across the country,
has been the strongest we have
Tunbridge Wells – in its bubble
seen, with record prices being
– is still attracting a multitude of
good buyers coming in for the schools and train lines. As such, it’s still viable to agree a sale within the first fortnight of marketing but, as always, it’s down to the correct asking price. Buyers who were involved in the open day session viewings and chasing the houses in key
Demand from commuters relocating from London doesn’t show any sign of abating, nor does the interest in the Tunbridge Wells school catchment areas.
properties through consistent ‘best and final’ conclusions. The change in mortgage lending has caused the process between accepting an offer and exchanging on a purchase to slow down, with mortgage lenders generally putting applications through two underwriters and two file
areas during the crazy early year
managers, and becoming
market are still there, but have
much more stringent in funds
come back hardened. They are
being released.
now offering sensible prices, having learnt the value of
EMAIL DAN
READ MORE
LETTINGS
13 Royal Chase TUNBRIDGE WELLS, KENT TN4 8AX £3500 PCM
A beautiful detached five bedroom residence in the centre of Tunbridge Wells, this property is within walking distance of the mainline station and has access to a private residents’ park.
opening to the dining room with doors to garden,
“Simply stunning; spacious, private and with versatile accommodation throughout. Walking distance to the town centre, gated driveway, large garden and access to private parks.”
and a cloakroom.
LAURA BATES
The accommodation includes galleried entrance hall, spacious kitchen/breakfast, utility, playroom, sitting room with doors to garden, a drawing room
The first floor includes a master bedroom suite with bedroom, dressing room with fitted wardrobes, bathroom and study, in addition to two family bathrooms and four further bedrooms. Outside the property includes garage, driveway, large secure garden and access to private residents’ park. The property is available unfurnished from the beginning of November 2014 with a flexible lease length. There is a total area of 3,633 square feet. The property is unfurnished and falls under the Council Tax Band G. EMAIL LAURA IMAGE GALLERY FLOOR PLAN
LETTINGS
11b Hardinge Avenue SOUTHBOROUGH, TUNBRIDGE WELLS, TN4 0TU £2250 PCM
A stunningly refurbished four bedroom home on the Southborough/Bidborough border with views across Birch Wood. The fresh, contemporary interior includes an eye-catching open plan kitchen/living area with glazed doors to decking. The accommodation includes a ground floor entrance hall, kitchen with Corian worktops opening to a living area and a utility room.
“Well located for access to villages and the A21, this house, set on a quiet close, is beautifully finished and offers fantastic modern accommodation.” EMMA CHILD
On the first floor there are two double bedrooms, both with wardrobes, and a bathroom. At lower ground floor level there is a master bedroom, with a separate dressing area with fitted wardrobes, a fourth bedroom/study and a shower room. In addition, there is a hall with doors to the garden. Outside, the property includes a driveway, decking with open views, and a garden mainly laid to lawn. Off road parking is available. The property is unfurnished and available from October 2014 with a flexible lease length. The total area is 1,899 square feet and falls under Council Tax Band G. Southborough is located within the High Weald
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FLOOR PLAN
Area of Outstanding Natural Beauty.
LETTINGS
32 Woodbury Park Road TUNBRIDGE WELLS, KENT TN4 9NH £2100 PCM
A stunning four bedroom town house located in Woodbury Park Road, a popular location for primary and secondary schools, and for its close proximity to the town centre and mainline station. The accommodation is arranged over five floors and includes a sitting room with original fireplace and a separate study (or fourth bedroom) on the ground floor. The lower ground floor features a large open plan
“Within walking distance to the town centre and with the boutique shops and cafes of St Johns on your doorstep, finished to a high standard throughout and offering a modern layout with great period features.” LAURA BATES
kitchen/dining room with underfloor heating, integrated appliances and a Smeg fridge/freezer. At basement level there’s a large reception/family room with underfloor heating and a wood burner, and bi-folding doors, which lead to a beautifully landscaped garden. This floor also benefits from a shower room and storage. On the first floor there is a double bedroom with original fireplace, family bathroom with clawfoot bath and stand-alone shower, and a separate WC. There are two further double bedrooms on the second floor. The property offers flexible living accommodation
READ MORE
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and is wonderfully family-friendly.
BLOCK PROPERTIES
NEW ON THE BLOCK ALEXANDRE BOYES GIVES THE LOWDOWN ON BLOCK IMPROVEMENTS AND ISSUES
BLOCK MANAGEMENT MAJOR WORKS 2014 Alexandre Boyes is managing, on behalf of
NATIONAL HOUSE BUILDING COUNCIL
clients, a number of major
RELATED WORKS
works programmes.
At the earliest opportunity we identify what may be
Our Block Managers and
NHBC related issues, make the claim on behalf of
In-House Building
the leaseholders, negotiate, facilitate and attend
Surveyor oversee these
investigations with the NHBC in order to agree action
works from start to
plans, remedial works and outcomes and oversee any
completion. This includes
works. We have been very successful in mitigating
pre-negotiation with
insurance claims and additional expenses, saving
contractors, obtaining
leaseholders many thousands of pounds in repair bills,
prices, consultation
maintaining property values and saleability.
with the leaseholders,
READ MORE
inspections, sign off and making payments,
INSURANCE CLAIMS
and ensuring contractors
We have managed in excess of ÂŁ100,000 worth of insurance
are compliant with all
claims so far this year on behalf of clients, including:
relevant regulations and
O Water ingress at various blocks due to rain, burst pipes
complete the works to a high standard. READ MORE
and drainage issues O Car crash damage to property O Fire damage O Theft of lead
www.alexandre-boyes.co.uk
RESIDENTIAL SALES RESIDENTIAL LETTINGS ESTATE AND BLOCK MANAGEMENT PROJECT MANAGEMENT RESIDENT - SELF MANAGE ONLINE 48 MOUNT EPHRAIM TUNBRIDGE WELLS KENT, TN4 8AU
01892 525 522
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