abliving Summer 2015

abliving TUNBRIDGE WELLS

TOP PROPERTIES SALES & LETTINGS Q&A WITH JOHN ALEXANDRE MONEY MATTERS SERVICE CHARGE ACCOUNTS

LIFE AND STYLE FROM YOUR LOCAL PROPERTY EXPERTS

ISSUE 12

MEET THE TEAM

AT ALEXANDRE BOYES WE HAVE A TEAM OF STAFF FOR WHOM PROPERTY IS NOT JUST AN INDUSTRY, IT IS A PASSION.

Emma Child

Rachel North

Mark Bryant

Sharon CaulfeildBrowne

Dawn Birch

Lisa Godin

Dean Whitfield

Charlene Glanfield

Dan Boyes

Rachel Wallis

John Labrum

Kate Boyes

Partner, Lettings & Estate Management

Keren Dolan

Partner, Residential Sales

Seymour Mills Select a team member to find out more about them

Kevin Guthrie

Laura Bates

Welcome The summer issue of abliving is literally jampacked full of news from Alexandre Boyes I have been appointed Board member of ARLA (Association of Residential Lettings Agents) responsible for Kent, Essex, Norfolk, Suffolk, & Cambridgeshire. It is a three-year post and my ‘vision’ for ARLA is to continue to strengthen its influence on housing policy, compulsory regulation for all letting agents, to educate members and consumers, protect members and enhance benefits and raise the perception of lettings as a professional career. It is no secret that Residential Lettings is my first love having established the department at Alexandre Boyes 12 years ago and I am therefore incredibly proud of this appointment and the challenges it will bring.

Alexandre Boyes has agreed to open residential sales, lettings, and block management offices in Sevenoaks in September. Dan and I have wanted to return to Sevenoaks, where Dad was an estate agent for 25 years, and feel now is the ideal opportunity. We have three strong teams in Tunbridge Wells, and have recruited three equally strong teams for Sevenoaks, who I am very much looking forward to working with.

IN THIS ISSUE… abproperties 04 Summer Sales 18 Summer Lettings

ablifestyle 10 Q&A John Alexandre 12

local knowledge

14

ask the accountant

16

ab viewpoint

New Teams and Schemes At Your Service

Property advice that counts

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KATE BOYES, FARLA MRICS

Partner EMAIL KATE

Established in 1998 by John Alexandre and Peter Boyes.

We specialise in residential sales, lettings, block & estate management and project management.

FIND OUT MORE ›

SALES

Palmers Cottage THE LANE, FORDCOMBE, TN3 0RP £575,000

A rare opportunity to purchase this picturesque period house in a highly sought after country lane and within an easy walk of the village. The property has been beautifully renovated by the present owners, while retaining many of the period features one would hope to find in such a house.

The ground floor benefits from a superb kitchen/ dining room with double doors opening onto the garden, a shower room, a sitting room to the front and a family room to the back overlooking the garden. The first floor has three bedrooms and a modern family bathroom, all of which benefit from country views.

REQUEST A VALUATION

“Superb country views are an especially attractive aspect of this wonderful family cottage.”

DAN BOYES

The village retains a highly regarded primary school, a public house and a cricket pitch and is located in an area of outstanding natural beauty.

The area has many delightful walks across the countryside and along the river Medway.

Tunbridge Wells, Hildenborough and Sevenoaks stations all have regular services to the City and West End in under an hour by fast train – a great benefit for the London commuter.

A viewing is highly recommended to appreciate this fantastic family house in one of the area’s finest villages.

IMAGE GALLERY EMAIL DAN

FLOOR PLAN

SALES

Finches LOWER COUSLEY WOOD, WOODHURST, TN5 6HE £595,000

Finches is a charming and characterful five-bedroom cottage offering unique, flexible accommodation, with an attractive garden backing on to local countryside. The property is located on the outskirts of the town of Wadhurst and has been tastefully extended over the years. A section of the house could be used as an annexe, with its own private entrance over two floors providing an open-plan sitting room to kitchen, a double bedroom and potential for an en-suite shower room (currently a cloakroom). The mature garden is well stocked with shrubs and small trees.

A driveway gives access to a single garage and also offers space for off-road parking.

REQUEST A VALUATION

“Charming attached period cottage with annexe potential in this beautiful setting backing on to countryside.”

DAWN BIRCH

The property is located just outside the Hamlet of Cousley Wood on the B2100, six miles from Tunbridge Wells and two miles from Lamberhurst and the A21, giving access to the coast, London, and the M25. Viewing is recommended to appreciate this individual home.

The delightful town of Wadhurst is also approximately two miles away with its broad range of local shops, services and amenities, primary school and Uplands Community College (comprehensive school). Wadhurst also has a main line railway station with commuter services to London’s Charing Cross/Cannon Street (approximately one hour).

IMAGE GALLERY EMAIL DAWN

FLOOR PLAN

SALES

Huntington YEW TREE LANE, ROTHERFIELD, KENT TN6 3QP £935,000

Huntington is an attractive and beautifully positioned period house dating from the late 1920s, located in a quiet country lane close to the villages of Rotherfield and Mayfield.

The house is approached via a sweeping driveway with double garage and sits back from the road in an elevated position. The accommodation benefits from a 26ft double aspect drawing room, with French doors opening on to the garden and an impressive inglenook fireplace with wood burner.

REQUEST A VALUATION

“Idyllic location, finished to a high standard throughout and boasts an amazing buried wine cellar.�

DAN BOYES

The L-shaped kitchen/breakfast room has an extensive range of solid wood units with stone work surfaces and bi-fold doors opening on to the garden and is complemented with a utility/ boot room. The dining room has a fantastic spiral wine cellar (capable of storing 1,150 bottles) and views over the front lawns. The first floor benefits from three bedrooms and two bathrooms with the master suite having ample storage and a superb en-suite with fired earth fittings.

The gardens to the rear of the property have been superbly landscaped and planted terraces lead to the formal lawns with mature trees and flowering plants. The rear of the garden has views across the house towards Rotherfield and includes the spire of St Denys church in the village.

READ MORE

IMAGE GALLERY

EMAIL DAN

FLOOR PLAN

Q&A

John Alexandre

JOHN ALEXANDRE, CO-FOUNDER OF ALEXANDRE BOYES, GIVES AN INSIGHT INTO THE ORIGINS OF THE COMPANY AND HOW HE BUILT HIS REPUTATION IN THE LOCAL AREA.

Is there a French connection with your surname?

Yes, certainly a French connection.

The family were sail-makers on the Channel Island of Jersey during the period when Jersey was a leading player in the ship construction industry.

What was your career history prior to starting Alexandre Boyes?

I started as a negotiator with Alan de Maid in his first office in Belmont Parade, Chislehurst in 1960. I opened my own office in Locksbottom in 1967.

evenings putting together building sites

We went on to open over 20 offices

in the Medway towns and finally selling

and departments, including Tunbridge

the new houses from Chislehurst.

Wells and Sevenoaks, finally selling the business to TSB in 1988.

What is your best memory of Tunbridge Wells?

How has the housing market

Great Sundays with the family at

changed since you first

the Beacon Hotel, when my

started in Estate Agency?

parents-in-law lived in Manor Park.

Our fees were on a set scale of charges and there were very few private landlords.

We concentrated all our efforts on the sales market. We would spend the

READ MORE

LEFT: John Alexandre. ABOVE: John Alexandre, Gloria Hunniford and Alan de Maid celebrating the first birthday of the acquisition by TSB.

IMAGE GALLERY

LOCAL KNOWLEDGE

TEAMS, SCHEMES & AUTOMOBILES HERE’S HOW OUR NEW SERVICES, LOCATION AND INITIATIVES CAN HELP YOU

MAINTAINING OUR HIGH STANDARDS Alexandre Boyes recognises the importance of being able to offer a quick, reactive and reliable service to ensure all of our clients’ needs can be met.

2015 has seen the introduction of our in-house property maintenance team, created to support our lettings and block management clients. The team is reactive to repairs and maintenance including,

but not limited to, general repairs, decorating, carpentry, plumbing, kitchen and bathroom fitting, and roof repairs.

With an ever-expanding portfolio, we are trying to evolve the multi-disciplined approach that has become the ethos of Alexandre Boyes.

READ MORE

AB TEAM WELCOMES ITS FIRST APPRENTICE…

Alexandre Boyes is proud to announce the launch of its Trade Apprenticeship Scheme. The scheme is part of the Government’s National Apprenticeship Service and in partnership with East Kent College.

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NEW ON THE BLOCK We are very excited to announce the opening of our new block management offices at 43 Mount Ephraim. Our block management team has now moved into the premises following its refurbishment, which include a meeting room for clients to utilise for AGM’s and directors meetings.

BLOCK MANAGEMENT CONTACT DETAILS: 01892 574880 SENIOR BLOCK MANAGERS: EMAIL KEVIN

EMAIL KEREN

We have spent the last few months at Alexandre Boyes re-structuring our block management team, having listened to feedback on areas of service that would benefit from improvement and also positioning ourselves with a strong team with a breadth of skills to look after our clients, both old and new, moving into 2015 and beyond. Our nine-strong team is receiving instructions to manage blocks from East Sussex to West London.

A S K T H E A C C O U N TA N T

AT YOUR SERVICE GORDON WHELAN ASSOCIATES ON THE KEY QUESTIONS TO CONSIDER WITH SERVICE CHARGE ACCOUNTS

As so many properties bought and sold in the UK property market are leasehold or freehold on an estate, we thought it would be helpful to our readers to explain service charge accounts.

The lease will usually dictate what goes into the service charge accounts and it is always a good idea for you to read your lease. A good managing agent will have already done this on your behalf.

If you pay an annual service charge, best practice is that you should receive service charge accounts within six months of the year end. They inform you of what income has been demanded, money collected, expenditure in the year, what is owed and payable, and how much is in reserves for a rainy day!

What types of accounts are prepared?

Most leases will specify that the service charge accounts are either certified or audited by a qualified accountant.

Certified accounts are very common in smaller developments and will include an independent accountant’s certificate or report. They should provide you

with sufficient peace of mind.

Audited accounts are the gold standard in accountants reports and will provide a higher level of assurance.

However, their cost is significantly higher than certified accounts and often in smaller developments this can outweigh the benefits.

Why use an independent accountant?

If the day-to-day bookkeeping is done by the managing agent, getting an independent accountant to prepare, certify or audit the final accounts is invaluable. It gives objectivity and assurance to you over the numbers and calculations in the accounts; that they have been prepared in line with best practice accounting and professional scepticism.

For example, we compare the actual expenditure to budgeted. For any unusual movements, we obtain explanations and evidence from the Managing Agent to corroborate them.

This level of quality review helps to ensure bookkeeping mistakes are picked up and the accounts are materially

correct. The accounts will determine the surplus due back to you or deficit due from you, so they do matter.

Best practice service charge accounting?

You should check the accounts are prepared in line with TECH03/11, joint technical guidance from the ICAEW, ARMA and RICS. READ MORE

AB VIEWPOINT

PROPERTY ADVICE THAT COUNTS

OUR INSIDER TIPS FOR MAKING THE MOST OF YOUR SALE OR RENTAL

SALES

THE ART OF AGENT SELECTION When an agent comes to value your property remember they should know the town better than 95% of the populace. They should know the schools, transport links and basic infrastructure of Tunbridge Wells.

Everything from restaurants to kids clubs ought to be on their radar. Ask them questions about your area – without knowing the town how can you expect to sell in it?

They should offer you a competitive fee structure. The market is a tough one, so don’t hesitate to negotiate and don’t sign any contract longer than two weeks – if the contract is long the price may be high.

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LETTINGS

Getting price setting right The summer lettings season is now upon us. Although it began a little slowly, we are now starting to see a healthy pipeline of good quality, well-priced property coming to the market, teamed with high demand. We are already agreeing tenancies for August and registrations for September, reflecting the traditional rush to find the perfect family house in anticipation of the new school year.

The lettings ‘season’ is different every year, responsive to the economy, housing market and politics. Over the past 12 years, I have seen ‘peak’ rents rise and fall by 25% depending on these influences.

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LETTINGS

London Road TUNBRIDGE WELLS, TN1 1DT £2,750 PCM

A Grade II listed semi-detached house with five bedrooms, this property displays many Georgian features and is in a fantastic location for the main line station, town centre and the Pantiles.

The accommodation is arranged over four floors and includes a dining room, drawing room, family room, snug and WC on the first floor. The lower ground floor comprises a fifth reception room and large open-plan kitchen/breakfast room.

This floor also benefits from a separate utility room and cellar. The first floor offers three double bedrooms, family bathroom and shower room.

The second floor offers two further bedrooms, another family bathroom and eaves access.

“Fantastic location, beautifully refurbished and displaying many Georgian features.�

EMMA CHILD

The property has been beautifully refurbished throughout, with details such as a bespoke Shaker design kitchen, handmade by Plain English, and quality CP Hart sanitaryware in the bathrooms and shower room.

The rear garden is accessed via the utility room on the lower ground floor and offers a terrace and lawned area. There is permit parking available to both the front and rear of the property.

IMAGE GALLERY EMAIL EMMA

FLOOR PLAN

LETTINGS

East Barn CORSELEY ROAD, GROOMBRIDGE, TN3 9SF £3,000 PCM

A stunning barn conversion located in Groombridge village, a short walk from St Thomas Primary School, with a walled garden, office and annexe. This attractive family home featured in the magazine 25 Beautiful Homes.

The accommodation includes a kitchen/breakfast room, double height dining hall and drawing room with fireplace, and cloakroom. Upstairs there is a spacious galleried landing, master bedroom with fitted wardrobes and en-suite shower, two further double bedrooms with wardrobes, and a family bathroom. There is a downstairs bedroom or annexe with a kitchenette and en-suite shower room. The bedrooms upstairs feature air conditioning and the ground floor of the property benefits from underfloor heating.

“Idyllic location and stunning conversion.�

KATE BOYES

Outside there is a separate building, currently used as a games room, with an adjoining utility and kitchenette, which could also be used as a home office.

The property is approached via a gravel drive and the garden, which is mainly laid to lawn, wraps around the house and is part walled.

IMAGE GALLERY EMAIL KATE

FLOOR PLAN

LETTINGS

Clarence Road TUNBRIDGE WELLS, TN1 1HE £2,750 PCM

A delightful four-to-five bedroom house located in a hidden ‘enclave’ in the heart of Tunbridge Wells. This property is a very short walk to the station but still enjoys a good-sized family garden.

The ground floor features a sitting room with wood burning stove and door to the garden, a kitchen with breakfast area and door to the garden, a dining room opening to a study area, a downstairs bedroom with en-suite bathroom and a downstairs cloakroom. The first floor boasts four bedrooms and two bathrooms.

“Beautiful and generously-sized garden for such a central location.”

LAURA BATES

The house is approached via a shared private drive, with a private driveway and garage. There is a large, partly walled, colourful garden to the rear mainly laid to lawn and with flowerbeds.

The property is within walking distance of a number of schools including The Mead and a range of grammar schools. Being in the heart of Tunbridge Wells, the nearest train station is only 0.2miles away.

Clarence Road is available unfurnished from the end of July.

IMAGE GALLERY EMAIL LAURA

FLOOR PLAN

BLOCK PROPERTIES

BUILDING BLOCKS TO THE FUTURE MANAGING ESTATES AND BLOCKS IS A VITAL PART OF OUR INVOLVEMENT IN THE LOCAL AREA AND BEYOND

EXISTING CLIENTS Farningham Mill Alexandre Boyes has been appointed managing agents of The Farningham Mill Estate. Largely on an island formed by the river and the millstream, the grounds extend to about three acres, with a mixture of apartments and converted stables, coach houses and estate houses.

Palace Mews, Fulham Alexandre Boyes has recently taken over the management of this Mews development in Fulham on behalf of the Resident Management Company, as the client was looking for a more personal service from their managing agent.

MAJOR WORKS Alexandre Boyes is managing, on behalf of clients, a number of major works programmes this year. View a list of some of the properties.

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BLOCK MANAGEMENT The estate and block management discipline at Alexandre Boyes commenced in 2007, managing a small number of units in Tunbridge Wells on behalf of a major client. We further invested in and expanded the department in 2010, due to demand from clients and also the opportunities available in Tunbridge Wells for a local managing agent. Our services have now expanded into East Sussex and West London, covering all areas in between, with our third office opening in Sevenoaks in September 2015.

Alexandre Boyes now manages approximately 750 units across 50 blocks and estates. Our reputation is very important to us – we aim to provide exceptional services to our clients based on our company values.

• our knowledge • personal service • our trusted reputation • the time we spend investing in our staff Our offices are open six days a week.

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

43 MOUNT EPHRAIM TUNBRIDGE WELLS KENT, TN4

01892 525 522

01892 574 880

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