abliving TUNBRIDGE WELLS
LIFE AND STYLE FROM YOUR LOCAL PROPERTY EXPERTS
ISSUE 13
TOP PROPERTIES SALES & LETTINGS BEAUTIFUL BLOCKS COUNTRY HOUSES & GATED MEWS ASK THE LAWYER TENACITY WITH TENANTS
MEET THE TEAM
AT ALEXANDRE BOYES WE HAVE A TEAM OF STAFF FOR WHOM PROPERTY IS NOT JUST AN INDUSTRY, IT IS A PASSION. Rachel North
Mark Bryant
Lisa Godin
Sharon CaulfeildBrowne
Dawn Birch
Dean Whitfield
Charlene Glanfield
Rachel Norris
Kevin Guthrie
Kate Boyes Clare Rowton
Partner, Lettings & Estate Management
Keren Dolan
Emma Child
Emma
Dan Boyes
Partner, Residential Sales
Merlin North
John Labrum
Seymour Mills
SELECT A TEAM MEMBER TO FIND OUT MORE ABOUT THEM Tate ChennisColbran
Welcome Welcome to the autumn edition of abliving.
IN THIS ISSUE‌
Alexandre Boyes is extremely proud to have just won a gold award for Property Management Company of the Year at the Negotiator Awards 2015 and to also be awarded bronze for Small Letting Agent of the Year.
abproperties
Three members of staff have achieved great results in their ARLA & IRPM exams and our sister company Resident has been selected for the Alpha Class of 2015 at the Dublin Web Summit.
Alexandre Boyes has this year seen the introduction of an in-house property maintenance team, providing a responsive service to our Block & Lettings clients. As part of that expansion, the first Alexandre Boyes maintenance van launched in March. Clients have a Child been so pleased with the responsive maintenance and repair work that we have now got a second van. Block management is continuing to expand with new clients joining us in Shipbourne, Tunbridge Wells, Clapham, Streatham and Twickenham.
04 Autumn Sales 16 Autumn Lettings ablifestyle 10
local knowledge
14
ask the lawyer
16
ab viewpoint
22
block properties
Autumnal Achievements Tenacity with Tenants On the Move Country Houses & Gated Mews
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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
Observatory West CHURCH ROAD, CROWBOROUGH, TN6 1BN £879,950
Observatory West is a handsome semi-detached villa located in this highly desirable traffic-free private drive and within walking distance of the town centre. This period property has been extensively modernised by the present owners and now offers a superb modern family home, while retaining many of the features one would hope to find, such as high ceilings, cornicing, picture rails, large sliding sash windows and a fantastic central fireplace with stunning overmantle.
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“A superb modern family home with a fantastic rear garden.” DAN BOYES
The magnificent rear garden is approximately 0.5 acres. The large terrace is ideal for entertaining and leads to a well tended plot with large lawn, which opens onto a child’s play area to the rear. One particular feature is the original fruit wall with pear, fig and apple trees, as well as its own large grapevine. Crowborough offers a fine selection of facilities including supermarkets, banks and public houses. The area is well served with a wide selection of schooling for all age groups, including a sixth form community college and highly regarded primary schools. In addition, the area offers good sporting facilities including Crowborough Leisure Centre, Rugby Club and two golf courses. There are mainline rail services to London taking approximately one hour at nearby Jarvis Brook or Eridge stations.
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FLOOR PLAN
SALES
New England Road TUNBRIDGE WELLS, TN4 9AA £650,000
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“A lovely family home in a desirable location.� DAN BOYES
An attractive detached family house located in a highly popular road. This is an exciting opportunity to purchase an excellent property featuring four bedrooms, two bathrooms and two receptions, in addition to a garden and garage. Located in the St Johns area, the property is within easy walking distance of a multitude of primary and secondary schools in the town. It also benefits from a freehold tenure and is offered with no forward chain. A viewing is highly recommended. Tunbridge Wells has an excellent range of educational, leisure and shopping facilities including the Royal Victoria Place shopping centre. There is a selection of highly regarded schools in the area both at primary and secondary levels. Tunbridge Wells station benefits from regular services to the City and West End in under an hour by fast train.
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FLOOR PLAN
SALES
Railway & Bicycle Apartments 205 LONDON ROAD, SEVENOAKES, KENT, TN13 1DW £355,000
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“A beautiful, contemporary apartment and such a great location for commuters.� DAWN BIRCH
A beautifully presented two bedroom property, Flat 4 of Railway & Bicycle Apartments is located in a highly convenient development adjacent to Sevenoaks station. It is situated only 0.6 miles from the High Street, with its multitude of shops, supermarkets, public houses and restaurants. The property has a light and contemporary feel throughout. There is a superb kitchen, which opens onto the sitting room, plus two double bedrooms with a bathroom. The building includes secure parking and a lift to all floors. An internal viewing is highly recommended to appreciate this fantastic apartment.
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FLOOR PLAN
LOCAL KNOWLEDGE
AUTUMNAL ACHIEVEMENTS
EXAM TRIUMPHS, ACCOLADES AND NOMINATIONS AT ALEXANDRE BOYES NEGOTIATOR AWARDS 2015 Alexandre Boyes is excited to have just won a gold award for Property Management Company of the Year at the Negotiator Awards 2015 and to also be awarded bronze for Small Letting Agent of the Year. The 2015 entry list was the biggest in the history of the Awards and so competition was keener than ever. The winners and runners up were announced at a glamorous gala dinner hosted by comedian and impressionist Alistair McGowan, on 3rd November at the five-star London Hilton on Park Lane. Our sister company, Resident, was also nominated for Website of the Year and Supplier of the Year: Technology.
EXAM SUCCESS AT AB:
RESIDENT® REACHES THE SUMMIT Our sister company has been selected for the Alpha Class of 2015 at the Dublin Web Summit.
SEYMOUR MILLS ASSISTANT BLOCK MANAGEMENT
Within four years Web Summit has become one of the world’s most influential and international tech events.
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CHARLENE GLANFIELD PROPERTY MAINTENANCE COORDINATOR
Resident®, the platform we designed to assist those who self manage their blocks of flats and estates, has been selected to be part of the Web Summit Alpha Class of 2015. This event engineers meetings between high-potential start ups and renowned tech investors. Less than 10% of those who apply are offered a place. Previous Web Summit success stories include Uber.
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The Web Summit includes 800 world-renowned speakers on nine stages, 2,000 start-ups, more than 200 satellite events, 1,000 Investors and 800 top tech journalists. Dublin will become the international tech capital for three days in November and we can’t wait to be part of it!
TATE CHENNIS-COLBRAN APPRENTICE READ MORE
FIND OUT MORE ABOUT RESIDENT READ MORE ABOUT THE WEB SUMMIT
ASK THE LAWYER
TENACITY WITH TENANTS
LEE REEVES-PERRIN, PARTNER AT COOPERBURNETT, HELPS LANDLORDS NAVIGATE THE LEGAL REQUIREMENTS FOR SERVING NOTICE Q. I want to let out my house and go travelling for a bit, but can I still serve notice and recover possession when I get back? A. The simple answer is yes you can but, as of 1 October 2015, there are a few important matters that must be adhered to and that’s where a good agent like Alexandre Boyes comes in.
The Deregulation Act 2015 has introduced a few little changes to the way in which landlords and agents have to behave towards residential tenants for those tenancy agreements entered into after the 1 October 2015. In short, the changes mean that the section 21 Notice process cannot be used where: 1. The tenant has resided in the property for less than four months. 2. The landlord has had enough of the tenant and simply wants him/her out – the retaliatory reason. So complaints
of disrepair require action before a section 21 notice can be served. 3. The landlord has cut corners and not followed the legal requirements under the regulations. 4. The deposit has not been protected in the usual way. 5. Where the property requires a licence but remains unlicensed. There is a new Section 21 Notice form, which must be used for tenancies created on or after the 1 October 2015. It can be used for fixed-term tenancies created prior to the 1 October that become periodic tenancies on after the 1 October. The legal requirements include the provision of a gas safety certificate (a copy will do) and the provision of an energy performance certificate (free of charge). In addition, smoke detectors and carbon monoxide detectors are a must. Prescribed information remains a key ingredient. All landlords should note that the Section 21 procedure cannot be used if the tenant has not been given a copy of the booklet entitled DCLG: How to Rent: The checklist for Renting in England, except where the landlord is a
registered social landlord or where the landlord has already served the tenant with the booklet during an earlier tenancy. Landlords are still required to comply with the scheme provider’s terms and conditions and landlords should make sure that the tenants have been provided with a copy of the scheme’s prescribed information document. No Section 21 process is available unless and until the deposit has been protected within a scheme and the prescribed information served. The above is not a bar to gaining possession under one of the mandatory or discretionary grounds by serving the requisite notice under Section 8 of the Housing Act 1988. Should you want to discuss the recovery of your property or just further information on any of the issues raised above, please contact either Alexandre Boyes or Lee Reeves-Perrin at Cooper Burnett EMAIL LEE
WEBSITE
AB VIEWPOINT
ON THE MOVE BUYING, SELLING OR RENTING – WE HAVE THE LOWDOWN ON THE STATE OF THE MARKET
SALES
SECOND HALF SPEEDS UP The first half of the year was fairly disappointing and flat due to election worries, so the pressure has been on the second half to take up the baton and perform. So far, things have gone well, with an increase in activity at the end of the summer holidays in relation to valuations. This sparked an increase in fresh properties coming to the market – a necessary move after a fairly light uptake earlier in the year, which had been frustrating for many applicants. READ MORE
LETTINGS
Buoyant market with big changes The Tunbridge Wells lettings market has been extremely busy, as expected during the most popular months for moving. The number of applications was very high in August and September and this has continued rapidly into October. With the holiday season being on the horizon, this is adding to the rush of tenants wanting to getting settled into new homes before the winter months hit us. However we still expect to receive the last minute flurry of movers looking for their dream property near the latter end of the year. With a wide range of property types and sizes available, we are well equipped to help match our tenants to perfect properties. If you are thinking of renting your family home this summer, the timing and price that you choose is key to securing the best rent to the most suitable tenant. READ MORE
LETTINGS
Byng Road TUNBRIDGE WELLS, TN4 8EG £2,950 PCM
“Brilliant family house, perfect location for access to the town and local schools.� EMMA CHILD
This spacious six bedroom detached house is located in Byng Road within walking distance of Tunbridge Wells town centre and mainline station. The property is presented in very good internal condition. The house has recently been redecorated throughout and benefits from a new kitchen. There is a dining room, conservatory and large sitting room on the ground floor. The first floor features four bedrooms with a family bathroom and separate shower room, while there are two further bedrooms on the second floor. The second floor would be ideal for an au pair. Outside there is a garage, driveway and beautiful secure rear garden. The location is conveniently close to Bishops Down Primary School and Rose Hill School. This unfurnished property is available now.
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FLOOR PLAN
LETTINGS
Huntington YEW TREE LANE, ROTHERFIELD, TN6 3QP £2,750 PCM
Huntington is an attractive and beautifully positioned period house dating from the late 1920s 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.
“A charming country retreat” EMMA CHILD
The L-shaped kitchen/breakfast room has an extensive range of solid wood units with stone work surfaces and bi-fold doors opening onto 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.
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EMAIL EMMA
FLOOR PLAN
LETTINGS
Hazlewood House BISHOPS DOWN PARK ROAD, TUNBRIDGE WELLS, TN4 8XS £2,500 PCM
“Beautiful property and a brilliant location� EMMA CHILD
A beautifully presented four bedroom detached house located in a quiet and secluded private drive off Bishops Down Park Road. This property is within walking distance of the main line station, and close to a number of primary schools and the local school including Bishops Down and Rose Hill. The accommodation includes a large sitting room and dining room, both with doors to the garden, study, kitchen, utility, cloakroom, master bedroom with en-suite, three further bedrooms and family bathroom. There is a garage, driveway and well maintained rear garden. The rent includes a gardener to attend on a weekly basis. There is easy access to the A21 and Tunbridge Wells town centre. The property is furnished and available now.
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FLOOR PLAN
BLOCK PROPERTIES
COUNTRY HOUSES AND GATED MEWS A SELECTION OF OUR NEW CLIENTS, FROM COUNTRY ESTATES TO URBAN MEWS
North Frith, Shipbourne North Frith Park is an outstanding Grade II listed Country House built in the Victorian vernacular revival style, which has been sympathetically converted by Berkeley Homes into eight apartments with houses and conversions of the outbuildings and cottages in the former deer park. READ MORE
Exchange Mews, Tunbridge Wells Exchange Mews, a Crest Nicholson development, is located in the St. Johns quarter of Tunbridge Wells. The development consists of 128 units. The majority are apartments, but there are also houses. READ MORE
Salisbury Place, SW9 Salisbury Place is a Davis Build Gated Mews Development located in south London. It consists of 75 properties and is a mixture of houses and apartments.
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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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