Source Spring 2023

SOURCE 2023

Let’s find the one

The power of social media

see page 8

Custodian of a Listed Building

see page 21

Preparing to sell. The devil’s in the details...

see page 40

Welcome to the latest edition of Source

I don’t think the housing market has ever been more difficult to interpret. There is a huge amount of noise about transactional volume and lending rates – which creates debate and confusion about what the future holds for those who plan to buy and sell this year.

Alasdair Dunne Head of Residential Sector

alasdair.dunne@fishergerman.co.uk

Let’s start with the relationship between inflation, interest rates and house prices. In its simplest form, inflationary pressure necessitates interest rate rises which makes borrowing more expensive. So house prices, in effect, need to fall if people are to be able to buy in accordance with their pre-inflation plans. This is exactly what has happened over the last few months. We don’t need to look too far back to trace the catalyst of the current price pressures. The mini-budget set interest rates rocketing and confidence falling, but its dramatic effects are now working their way out of the system. In reality, we can probably see our current market conditions as a natural landing point after the extraordinary “race for space” pandemic-driven market. We’ve just reached this point after travelling a particularly rocky road, rather than a steadier transition.

With longer term lending rates beginning to settle, and a general expectation that we will avoid a recession, should we question why the Office for Budget Responsibility has published a particularly bearish forecast suggesting house prices will fall by 10% by 2024? Other notable institutions have been more reserved than the OBR; Halifax suggest falls of 8% and Nationwide suggests 5%. Remember what I said about a difficult market to interpret… who has got it right?

Going back to that relationship between house prices, interest rates, and inflation: prices can effectively fall if they stay at the same level in a period where interest rates are rising. It’s worth remembering that even a 10% fall in house prices takes us back to levels we saw in early summer 2021. On that basis, if you aren’t

a recent mover, then the landscape, as far as price is concerned, hasn’t really changed for you. A market correction following a rapid spike isn’t unusual. It is also worth noting that house buyers and sellers hate treading water, and many have found the need to be spectators over the autumn and winter and are ready to get moving.

Plenty of reasons then, to anticipate a generally positive marketplace – and it’s worth noting that mortgage approvals hit their highest level in 3 months in February this year. Our experience has demonstrated that, whilst there are fewer people registering as buyers, those who are, are extremely active resulting in our viewings numbers tracking at a higher level than 12 months ago. The number of properties being offered for sale is improving in the village and country homes market that we operate in, demonstrating a good deal of positivity.

So, onwards! If you are looking for your perfect home or if it’s time to sell, we are ready, willing and able to help. We are lucky enough to specialise in the sale of the type of houses that are in demand, in areas that people are very keen to move to. There is a select collection of lovely properties for you to browse through in this magazine, but please visit our website for more, and do lift the phone to us; at any one time we have many houses being prepared for sale and we are always happy to give you an early preview if we can.

Our team, and their contact details are on page 4. We would be very pleased to hear from you and to offer you any advice or help that we can. Let’s find the one.

The number of properties being offered for sale is improving in the village and country homes market that we operate in, demonstrating a good deal of positivity

Your key contacts...

Ben Longstaff

Derbyshire, Leicestershire, Staffordshire

07917 064657

ben.longstaff@fishergerman.co.uk

Christian Sanders

Worcestershire, Herefordshire

07799 697791

christian.sanders@fishergerman.co.uk

Emily McPheat

Derbyshire, Leicestershire and Staffordshire

07977 066741

emily.mcpheat@fishergerman.co.uk

Daniel Hayhurst

Cheshire and South Manchester

07810 378187

daniel.hayhurst@fishergerman.co.uk

Ella Pearson New Homes Agency

07580 323827

ella.pearson@fishergerman.co.uk

Joy Brankin-Frisby Leicestershire, Rutland, Northamptonshire

07918 677574

joy.brankin-frisby@fishergerman.co.uk

Molly Dickson Bedfordshire, Cambridgeshire

07741 264143

molly.dickson@fishergerman.co.uk

Matthew Davis

Oxfordshire, Buckinghamshire

07880 385037

matthew.davis@fishergerman.co.uk

Toby Harris

Oxfordshire, Warwickshire, Northamptonshire

07975 980745

toby.harris@fishergerman.co.uk

Richard Gadd National Country Agency Team

07966 481487

richard.gadd@fishergerman.co.uk

Michael Harris Cheshire and North Wales

07870 961711

michael.harris@fishergerman.co.uk

Tom Parker Nottinghamshire, Lincolnshire, Yorkshire

07738 981255

thomas.parker@fishergerman.co.uk

Ben Charsley

Northamptonshire, Oxfordshire

07816 264582

ben.charsley@fishergerman.co.uk

Thomas Blake

Derbyshire, Leicestershire and Staffordshire

07917 220967

thomas.blake@fishergerman.co.uk

Matthew Allen National Country Agency Team

07810 378190

matthew.allen@fishergerman.co.uk

…and where to find

1 Ashby de la Zouch 01530 410840

3

01295 271555

01234 823661

409660

Handsome Grade II Listed property offering extensive accommodation

• 2 formal reception rooms

• Garden room and The Vestry

• Dining kitchen, pantry, utility room

• Master bedroom with en suite

• 5 bedrooms, study/6th bedroom

• Outbuilding with garaging, games room

• Tennis court, formal gardens

• In all about 1.35 acres

Traditional 17th Century farmhouse set in 1.14 acres

Rhosesmor, Flintshire

• Traditional farmhouse with original features

• Adjoining self-contained cottage

• Glamping pod with planning

• Workshop with services

• Parking for multiple vehicles

Guide price – £850,000

£ Chester 01244 409660

• Rural setting, views of Clwydian range

• In all about 1.14 acres

• EPC rating – F

Grand and spacious family home set in landscaped gardens

Repton, Derbyshire

• Formal sitting room, study/dining room

• Dining kitchen, music room/snug

• Family room, second study

• Principal bedroom suite, dressing room

• Four further bedrooms

• Detached garage, workshop

• Set within Repton conservation area

• EPC rating - D

£

Guide price – £1,150,000

Ashby de la Zouch 01530 410840

Depending on what generation you belong to, it might feel a little bit like witchcraft… a search on Google for a camera, a pair of shoes or a kitchen gadget has somehow informed your Facebook newsfeed and you’re now seeing adverts about the very thing you were looking for. Whether you find it usefully informative or infuriating, this is the power of targeted advertising which tries to ensure that you see the things that are most relevant to you, things that will capture your attention for longer and create a positive online experience. This technology is embedded in websites and social media channels and means that just pausing on a picture will dictate what you see tomorrow. Scary in some cases but helpful in others as these things have the power to help you sell your home. Here’s how.

The power of social media when selling a property

First things first, generating interest in your home from potential purchasers is all about ensuring the right people see it at the right time. Harnessing the powers of social media with all that clever personalised browsing experience can really work for you if you have the know-how – and we do!

In a competitive market, the use of social media by property agents has become a necessity and, when used correctly, it can be a great tool to sell properties. It’s something you need, so it’s something we at Fisher German do. With dedicated social media pages for our Residential Agency services, we actively promote the homes we are selling and share our knowledge and insights. By targeting our adverts and information we can

match the right home to the right buyer, with social media granting us a wider audience and that instant connection.

With an estimated 61.67 million users across all social media platforms in the UK, the potential for exposure is immense and not something to be missed. The age of first-time buyers coincides with those most active across social media, with the average first-time buyer in the UK being 31 years old. These first-time buyers make up 33.9% of home purchases within the UK which is a significant market share. But first-time buyers are not the only ones searching socials for property; an increasing amount of buyers are turning to Facebook and Instagram to find their dream home.

We can target specific interests and areas

Using social media ads, we can target people with specific interests located close to your property, making sure the right people see your home. Whether you want to target buyers looking for their first home, or those interested in characterful cottages or rambling rectories, we use our social media ads to get the right property in front of the right person.

A platform built on images and video content

What better way to showcase our bespoke properties and stunning locations than by virtually showing you around the property. Videos and images are taken and can be uploaded in minutes, reaching significantly more people than a printed brochure. Bypass all the paragraphs of wording and red tape: you can get a feel for the home before even stepping through the front door.

People share content

When it comes to increasing awareness of what we offer and the property we are trying to sell, we want to show off your home as much as possible. We promote your home to our followers across our various platforms, and those targeted ads allow us to increase this target audience even further, reaching even more people. Once these connections are made, our followers take over and are able to tag and share our content with friends and family.

A platform where

Local and industry experts

You’ll find that our socials are home to regular market updates and reliable answers to commonly asked questions that are on the minds of your prospective buyers. We are trusted to share up-to-date market information and changes in legislation, augmenting our reputation as a ‘go-to’ source for information within our industry.

There is a reason why so many companies are embracing the social media landscape. It appears that there are no ends to the possibilities created by social media, and in a competitive online market, Fisher German can ensure your property is seen and matched to the perfect buyer.

To view our current properties for sale and find out about our property agency consultancy visit www.fishergerman.co.uk/sector/residential-property

In case we hadn’t convinced you already, let us look into the nitty-gritty of how social media can help you sell your home.

Unique and historical country Estate

Claverdon, Warwickshire

Click to find out more

• Comprising four period properties

• Equestrian facilities

• Range of modern buildings

• Traditional buildings

• Extensive stabling, manège

• Mature pastureland

• For sale as a whole

• In all about 112.71 acres

Guide price – £4,750,000 £ Banbury 01295 271555

A rarefied opportunity to acquire a Grade II Listed property

Worcester, Worcestershire

Guide price – £975,000 £ Worcester 01905 453275

• Period property with flexible accommodation

• Abundance of original features throughout

• Sitting room, study, reception room, snug

• Kitchen, dining room, sun room

• 2 cloakrooms, boot room, utilily, bathroom

• Master bedroom en suite, 2 further bedrooms

• Double garage with workshop, driveway

• Views over the racecourse

• Garden room, gym

• Drawing room, separate snug

• 6 bedrooms with master bedroom suite

• Large parking area, garages

• Outbulding

• Separate independent cottage

Farndon, Northamptonshire Refurbished

East

Guide price – £995,000 £

Click to find out more fishergerman.co.uk | PAGE 11

Online Auctions

This simple statement sums up why selling by online auction is proving so appealing to sellers. An auction can provide a great alternative to the traditional method of selling by private treaty as it can avoid delays and quickly secure a buyer at a great price for appropriate properties.

The online auction process provides complete transparency – a full legal pack is prepared before the auction can commence, thus disclosing all legal aspects of the sale to the buyer and their advisors in one bundle. It only remains for the buyer to inspect the property, take advice from a builder and other specialists as needed, and then come to an informed decision about making a purchase. The auction will run for typically four weeks, at the end of which both the buyer and seller will achieve certainty when the auction ends and the clock goes to zero once the reserve has been met. No change of mind. No additional legal fees following aborted sales. No frustrating delays.

As a result, selling property by online auction goes from strength to strength, with transaction numbers up by 30% year on year, a remarkable growth area for Fisher German. As a business, we started to offer online auctions as a new service line before the Covid-19 pandemic, with rural, residential and commercial clients all seeing the benefit of this method of sale. It appeals to private sellers as well as public bodies and charitable institutions who need to be able to demonstrate that the best price has been achieved in the open market.

Certainty and transparency are what sellers want when signing up to sell by online auction – and what they got was on average 38% over their guide price.

Some examples of recent successes include a very appealing block of land, about 2.60 acres in all, on the fringes of the village of Kelsall, which sold for £108,500 after heated bidding; 88 bids were placed and it sold for nearly 2.5 times the guide price of £45,500.

A growth area in the last year is commercial online auctions – our Knutsford office offered for sale an office block in Sandbach which attracted a lot of interest, finally selling for £526,500 after 81 bids, more than 1.5 times the guide price of £340,000.

Toby Gale-Hasleham, in our Chester Residential Agency team, was quick to realise the benefits to his clients of online auctions and is now one of our most successful online auction experts, recently selling an achingly pretty cottage with 3.29 acres in the Snowdonia National Park for £435,000.

And for the buyer, how does it work? When it comes to bidding, you can do so from the comfort of your own home sitting around the laptop with other family members and watch the bids being submitted on screen. As soon as the reserve is met, the screen tells you, meaning that any subsequent bids will reset the timer for five minutes allowing you plenty of time to discuss your next bid with those around you. When you’re waiting to see if you’ve placed the winning bid, five minutes can feel like an age! But if you are the successful buyer, when the timer goes to zero, that’s the exchange of contracts. This offers more certainty and security than the more common private treaty sale, where getting to exchange of contracts can sometimes be a long and fraught process, taking typically three to four months.

Online auctions offer the seller the chance to sell their property in a fast, transparent and certain manner – in this increasingly challenging market, that could be good to know. Turn to your local property professionals, Fisher German, to find out how online auctions can help you.

Land at Kelsall

Tarporley, Cheshire

A fantastic opportunity to purchase a land parcel of 2.6 acres on the fringes of the popular village of Kelsall, suitable for equestrian use or grazing

For further information...

If you are interested in finding out more about selling by online auction, please contact Tom Dennes, Head of Auctions on 07587 033061 or tom.dennes@fishergerman.co.uk

£ Guide price: £45,500 Sold price: £108,500

Commercial office building

Sandbach, Cheshire

A detached three storey office block, made up of 6 office suites, in the centre of the town

£ Guide price: £340,000 Sold price: £526,500

Welsh Farmhouse

Snowdonia National Park, Wales

A traditional Welsh stone farmhouse requiring renovation with outbuildings and set in 3.29 acres

£ Guide price: £400,000 Sold price: £435,000

A charming family home in a picturesque location

Ingleby, Derbyshire

• Reception hall, guest cloakroom

• Three reception rooms, conservatory

• Breakfast kitchen, utility room/pantry

• Master bedroom with en suite

• 4 further bedrooms, 2 bathrooms

£

Guide price – £925,000

Ashby de la Zouch 01530 410840

• Sitting room, garden room

• Farmhouse style kitchen

• Principal bedroom with en suite

• Two further bedrooms

• Outbuilding with workshop

• Manège, stable block, tack room

• Stone outbuilding potential to convert

• In all set in circa 10.24 acres

• Home office/games room, garaging

• Indoor swimming pool, outbuildings

• In all about 0.44 acres

A beautifully presented barn conversion with buildings and land

Morley, Derbyshire

£

Guide price – £1,000,000

Ashby de la Zouch 01530 410840

A superb Grade II Listed Georgian manor house

• Sitting room, dining room

• Kitchen, utility, study

• 6 bedrooms, 2 bathrooms

• Home office, extensive cellarage

• Attached 6 car garage and parking

• South facing gardens, enclosed rear courtyard

• Extends to approximately 5,205 sq ft

• In all about 0.51 acres

Broughton Hackett, Worcestershire

Agency Team

The knowledge and expertise provided by your local office is complemented and enhanced by our National Country Agency Team. Specialising in the sale of complex and higher value property, the National Country Agency Team can provide additional market insight, technical expertise and guidance to chart a clear path through the myriad and often complex factors that could be influential in a sale. The team are focused on unlocking additional value by formulating, and then implementing, the best strategy to create the highest possible sale price for country houses, farms and estates.

Local and regional buyers are the largest group of potential purchasers for most properties and our regional offices will cover this group comprehensively. However, where properties are unique and in short supply, experience demonstrates that buyers often have much wider search areas. Our ability to promote

and market your property to reach a national market can add a valuable advantage to your sale.

The National Country Agency Team will be responsible for co-ordinating the London exposure of your property which is augmented utilising LonRes, recognised as the premier network and data source for over 6,000 leading agents working in London. By instructing Fisher German, you are connecting your property to the best possible network of London buyers who are relocating out of the capital, and at no extra cost to you. Current estimates suggest that the LonRes network has in excess of 100,000 active buyers, many of whom are selling in London and relocating to the countryside.

Finally, in addition to delivering the very best job, we want you to enjoy working with the National Country Agency Team; a personal and collaborative approach is at the heart of what they do.

If you feel that your property sale might benefit from the expe rt insight of the National Country Agency Team, please call 020 7870 7799 or email ncat@fishergerman.co.uk

Stuart Flint

07501 720422

stuart.flint@fishergerman.co.uk

Alasdair Dunne

07501 720412

alasdair.dunne@fishergerman.co.uk

Matthew Allen

07810 378190

matthew.allen@fishergerman.co.uk

Richard Gadd

07966 481487

richard.gadd@fishergerman.co.uk

Beautifully situated country family home

Thame, Oxfordshire

• 6 bedroom country house

• 2 reception rooms, kitchen, pantry

• Family bathroom, 2 en suites

• Outdoor swimming pool annex

• Detached garage, workshop stables

£

Guide price – £2,350,000

Thame 01844 212004

• Detached barn potential development

• In all around 8 acres

• EPC rating – D

Beautifully appointed farmhouse with outbuildings and stabling

Dwyran, Anglesey

• Entrance porch, cloak room & staircase hall

• Drawing room, dining room, office/sitting room

• Kitchen with breakfast area

• 4 bedrooms, 2 bath/shower rooms

• Planning permission for further accommodation

• Range of stone-built outbuildings, stabling

• 24.5 acres of pastureland, extensive gardens

• EPC rating – D

£

Guide price – £1,150,000

Knutsford 01565 757970

An attractive south facing Georgian fronted former farmhouse

Upper Tadmarton, Oxfordshire

• Wide hall, drawing room, dining room

• Kitchen/breakfast room, utility room

• 5 double bedrooms, family bathroom

• Second floor sitting room

• Potential annexe rooms with shower

£ Banbury 01295 271555

Guide price – £1,150,000

• Garden storerooms, walled garden

• In all about 2 acres

• EPC rating - E

Rare opportunity to purchase a charming country residence

Machynlleth, Ceredigion

• Traditional stone and slate cottage

• 3 bedrooms in main residence

• Self contained 2 bedroom apartment

• Extensive outbuildings

• Approx 800 yds of fishing rights

• In all about 17.31 acres

• Main residence EPC rating - E

• Apartment EPC rating - F

£ Chester 01244 409660

Guide price – £1,250,000

• Reception hall, drawing room

• Large dining room, games room/study

• Contemporary kitchen/breakfast room

• 7 bedrooms, 4 bathroom/shower rooms

• Impressive formal gardens and orchard

• Separate paddock, brick outbuildings

• In all about 3.5 acres

• EPC rating – G

Click

Handsome Regency country house in a rural setting

Pershore, Worcestershire

• Entrance hall, drawing room

• Sitting room, snug, dining room

• Kitchen, utility

• Principal bedroom, en suite, dressing room

• 4 further bedrooms, 2 family bathrooms

Guide price – £1,695,000

£ Worcester 01905 453275

• Double garage, store room and gardens

• In all about 2.89 acres

Stunning Grade II Listed property with period features

Rushock, Worcestershire

• Sitting room, dining room

• Kitchen, utility, boot room

• Master bedroom with en suite

• 3 further bedrooms, family bathroom

• Double garage with workshop attached

• Two substantial sheds, driveway, gardens

• Tranquil yet accessible location

• In all about 1.39 acres

PAGE 20 | Source 2023

Guide price – £1,300,000

£ Worcester 01905 453275

Custodian of a Listed Building?

We’re honoured to handle some of the finest character and period property sales throughout the UK, many of which are of special architectural or historical interest and have listed building status to reflect this. Listed building status is conferred by Historic England, which is a government body sponsored by the Department for Culture, Media and Sport. When an appropriate building is identified and given the status, the building is then considered to be of national importance and is given extra legal protection within the planning system.

There are three categories of listed status for buildings in England and Wales:

• Grade I: buildings of exceptional interest

• Grade II*: particularly important buildings of more than special interest

• Grade II: buildings that are of special interest

The custodians of these properties have often been so for a generation, and during that time have carried out works, whether general maintenance or considerable structural alterations. This is of course their prerogative; but often, and innocently, we are finding that little to no consideration has been given to the listed status and the necessary consultation that should take place with local authority and conservation specialists.

Property transactions are coming under more scrutiny than ever, with legal professionals and lenders particularly under pressure to reassure all parties of the historical legitimacy of a property. Furthermore, it is now essential that sellers and their representatives are transparent, and any known issues should be presented to interested parties at the earliest opportunity. This has been highlighted recently, with several legal cases being made against sellers who did not declare material facts that may have influenced a purchaser’s decision-making.

A good level of documentation must be compiled throughout the tenure of ownership of any property, but with listed properties and the sensitivities attached, extra care is required.

During the early stages of market preparation, unless already known/ documented, we recommend a full planning review via experienced planning consultants and commentary from building surveyors if appropriate. This will highlight any areas of concern that should be declared or dealt with retrospectively. A good solicitor should also be appointed early to advise on the legal consequences and resources that should be considered to smooth the process, such as indemnity policies, for example.

Not only are there consequences that could impact a sale, but preventing unlawful works is a very important part of heritage protection. It is why carrying out works without obtaining the necessary Listed Building Consent is a criminal offence. In the worst cases, prosecution could lead to total demolition of works, an unlimited fine or even a prison sentence. It is also worth noting that even after a sale has been completed, the party who either carried out the work or instructed it will still be liable, together with the purchasers who, as the new owners, could be subject to the obligations of a Listed Building Enforcement Notice.

Fortunately, at Fisher German, we are extremely well placed to offer early guidance, with experienced professional agents able to establish a route to market which best positions the seller. There are no benefits in trying to mask known issues; it will only delay the sales process and likely create additional costs and barriers further down the transactional line. Not to mention the lack of trust between parties that may creep in.

If

When considering works on a listed building, understanding its historic significance and the impact any planned works may have upon this is crucial. Specialist advice alongside early engagement with the Conservation Officer at the Local Planning Authority is highly recommended to help ensure the process is as smooth as possible. Obtaining Listed Building Consent can feel like an onerous process where the level of detail required as part of any submission can be substantial, but it is an important process to satisfy as it can otherwise have considerable consequences. The requirement for Listed Building Consent usually covers the internal and external fabric of the building, alongside any fixtures or curtilage to listed buildings, and helps to ensure that elements which are of significance can be preserved.

Where works have been undertaken without consent, then this can cause issues as part of the conveyancing process and potentially prevent the sale of a property. Those who carried the works out and those instructing the works can be prosecuted. There is also the risk of an owner receiving a Listed Building Enforcement Notice seeking to achieve restoration or reduce the impacts of unlawful works. This can be served upon the owner of the building even if the works were carried out by the previous owner.

Where an owner is seeking to rectify a situation about unconsented works, it would be prudent to seek professional advice to understand what might be in breach and how this may be remedied. This would typically involve the input of planning and heritage consultants alongside seeking specialist legal advice.

you’d like further information on how Fisher German can assist with your listed property, please contact…

We regularly work with our planning consultants, and they have added some useful signposts:

Matthew Allen National Country Agency Team

Thomas Blake Derbyshire, Leicestershire and Staffordshire

Selling success

Longwick, Buckinghamshire

Great Wyrley, Staffordshire

Rowley Park, Staffordshire

Selling success

Chinnor, Oxfordshire

Huxley, Cheshire

Morton Pinkney, Daventry

Knightley, Staffordshire

North Kilworth, Leicestershire

Oakley, Buckinghamshire

Biggin, Derbsyhire

Nether Alderley, Cheshire

Super six bedroom farmhouse close to Repton set within 19 acres

Milton, Derbyshire

• 3 reception rooms

• Open plan living/dining kitchen

• Master suite with dressing room

• Further 5 bedrooms over two floors

• Traditional outbuildings, garaging

Guide price – £1,750,000 £

Ashby de la Zouch 01530 410840

• 2 reception rooms, dining kitchen, utility

• Conservatory, boot room

• Main bedroom with en suite

• Three further bedrooms, family shower room

• Outbuildings with planning permission

• Planning permission for separate dwelling

• Additional land available

• Available as a whole or in two lots

• Yoga studio, kennels with runs

• Paddock land, lawned gardens, woodland

• EPC rating – D

Grade II former farmhouse in rural setting with superb southerly views

Ellastone, Staffordshire

Guide price – £770,000 £

Stafford 01785 220044

Residential and equestrian farm in highly sought after location

Backford, Cheshire

• Traditional seven bedroom farmhouse

• Range of traditional farm buildings

• Planning consent for conversion

• Range of modern livestock buildings

• 60 no. stables, menage

• Arable land, grassland, woodland

• In all about 133.21 acres

• EPC rating – F

Beautifully renovated and restored Grade II Listed family home

Whitchurch, Buckinghamshire

Click

• 5 reception rooms

• 7 bedrooms

• Original period features

• Formal gardens

• Range of outbuildings, 4 stables

• Planning approved detached office

• Potential for annexe (STPP)

• In all about 5.31 acres

Guide price – £2,695,000 £

Thame 01844 212004

• Beautifully converted apartment

• Large open plan living room, kitchen

• Master bedroom with en suite

• Double Bedroom, separate shower room

• Communal gardens, woodland, parkland

• Communal heated swimming

• Glorious views across Welland Valley

• Grade I Listed Hall

• Open plan kitchen living space, utility, boot room

• Sitting room, study and games room/gym

• 5 bedrooms, scope for attic conversion

• Outbuilding, extensive garaging

• Potential for further development

• Stabling, tack room, vineyard

• In all about 6.87 acres

• EPC rating – E

New Homes

10 advantages of buying a new build property

Whether you are a first-time buyer, need more space, are downsizing or looking for an investment, there’s a host of reasons to buy a new-build home.

1. High-rated energy efficiency that helps you save on your bills

With modern construction and the integration of advanced technologies, new-build homes can be 65% more energy-efficient than equivalent older properties, which should lead to very welcome reductions in utility bills. The very latest insulation materials and heating systems will also help to reduce your home’s carbon footprint as well as your bills.

Some newly constructed homes go further and are certified by an independent, third-party home energy consultant, which requires the home to meet certain energy standards and requirements. This means the home will include insulated walls and ceilings, helping to reduce heat loss during winter and keeping your home cool during the summer. New homes can also include high-efficiency central air conditioning, further reducing utility usage.

maintenance and you can concentrate on the more enjoyable projects. With less to worry about and fewer unexpected out-ofpocket expenses, your newly built home can ease the pressure of home ownership.

3. Modern floor plans and designs for how you live

A new home is thoughtfully designed for the way people need and want to live. An open eat-in kitchen with an oversized island creates the optimal place to gather with friends and family. Bedrooms and bathrooms are strategically placed to keep every family member and future guest happy.

New homes are designed for modern living so often have more than one bathroom and a downstairs cloakroom, plus open-plan layouts which are better suited to families. There are no outdated carpets, wallcoverings or pastel-coloured bathrooms you’ll have to change as soon as you move in.

2. Low maintenance

Specialist

Our homes can be one of the biggest time- and money-consuming projects that we have and, whilst many enjoy decorating and improving their homes, essential maintenance can be challenging. New homes will naturally require less

4. It’s brand new

Built using the latest building codes and safety regulations, new-build homes come with a significant financial benefit of low maintenance costs. With modern plumbing, appliances, heating and air conditioning, a newly constructed home can leave you worryfree for years to come.

5. Peace of mind with a 10year warranty and insurance

Just like when you purchase a new car, a newly constructed home (and everything in it!) often comes with a warranty. This means you can buy with confidence knowing the builder will cover the cost of issues during the warranty period, such as a leaky roof or broken water heater.

7. There’s no forward chain

The transaction process itself is often much less hassle with a new build. If you have moved home recently, you may remember that one of the key challenges is balancing your needs with the needs of the person you are selling to or buying from. If a new home is a consideration for you, then buying from a developer takes out a large element of uncertainty. You will be buying a property from a business rather than another private individual, which certainly simplifies the nature of the transaction.

One of the well-known challenges of moving house is trying to get a group of people coordinated to all move house on the same day – the so-called property chain. A new home is inevitably the end of the chain, again simplifying the nature of the transaction.

6. A new community with new amenities

When you purchase a new-build home, you get more than just a house. You also buy into a new community which often benefits from a range of amenities such as walking trails, tennis courts, as well as new doctors’ surgeries and schools for the local area.

8. An opportunity for investment

Investing in a new-build home comes with plenty of benefits. You will be buying a home that tenants can move straight into without the need to pay for renovations. In addition, many new residential developments are tactically positioned in sought-after locations with swift transport links, close to great amenities, proving attractive to buyers and renters alike.

are to find exactly the right home. The key to getting that south-facing or top-floor apartment with fabulous views is to act quickly and find out what your options are. New-build homes are designed with the wants and needs of modern house buyers in mind so there’s every chance you’ll find your wishes fulfilled.

10. Developers want to sell new homes

It makes sense that developers want to sell new homes and in a competitive market they price their homes accordingly. Both developers and the government are keen to help you move with offers and incentives which can help save you money and time.

“Builders are delivering a wider variety of architectural styles to appeal to virtually every purchaser”

A boost to buying

Assisted move/Help to Sell/ Easymove/Smooth Move

Assisted move schemes are offered by new-house builders or developers. They are intended for those who want to buy a new-build home from the builder/developer but have an existing house they need to sell first.

Part exchange

The part exchange scheme is where you trade the value of your existing house against a new-build property. Ultimately, your property serves as part payment for a new-build home and this will help you avoid having to repair a property chain and means you will own a brandnew home. One of the reasons some sellers like part exchange is that the sale of their property is more likely to be guaranteed and it helps them avoid being part of a lengthy and complex chain.

Shared ownership

This scheme enables you to buy a share of a new home from the ‘landlord’, who is typically the council or a housing association; you then pay rent on the remaining share. You need a mortgage to pay for your share, which can be between a quarter and three-quarters of the home’s full value. You then pay a reduced rent on the share you don’t own. Later, you can choose to buy a bigger share in the property, and ‘staircase’ up to 100% of its value.

Armed forces discount

In January 2023, the Forces Help to Buy Scheme was introduced offering an enduring policy, ensuring its availability to all service personnel. The scheme enables service personnel to borrow up to 50% of their salary, up to a maximum of £25,000 interest free towards the purchase of a property.

In addition, many developers are now promoting incentives too, including deposit contributions and discounts off the sale prices.

Becketts Green

Middleton Cheney, Banbury Cotswold Oak

An inspiring collection of 16 two, three and four bedroom homes bordering the Cotswolds in Middleton Cheney, a desirable and idyllic village in south Northamptonshire.

Worcester 01905 726220

Meadow View

Knaptoft, Leicestershire

£ Prices from £375,000

St Peters Court Developments

Situated in the hamlet of Knaptoft, Meadow View will provide eight new barn style properties centered around a courtyard, three new cottages and two substantial new houses with historical features (including a listed annexe), each boasting spectacular views.

Market Harborough

01858 410200

£ Prices from £325,000

The Bull

Harpole, Northampton Browns Developments Ltd

A captivating former public house which lies in the heart of the sought-after village of Harpole. The property has been completely restored to an extremely high standard creating a serene and homely environment.

Banbury 01295 271555

Barnsley Hall

Bromsgrove BN Developments

£ Guide Price – £795,000

Orchard Court

Much Cowarne, Herefordshire

Mark James Complete Building Services

A small but perfectly positioned collection of carefully crafted homes in the rural idyll of Much Cowarne in Herefordshire.

Worcester 01905 726220

Oldham Court

Hollington, Staffordshire 1NA Ltd

£ Prices from £575,000

Currently undergoing a sympathetic renovation to create an exclusive collection of just five luxury one and two bedroom apartments.

Worcester 01905 726220

£ Prices from £285,000

Oldham Court is an exclusive development of prestigious two, three and four bedroom homes situated in a private setting within the desirable village of Hollington.

Central team 01530 410840

£ Prices from £350,000

Extensive period house with outbuildings, stabling and paddocks

• 3 ground floor reception rooms

• Breakfast kitchen, utility room, study

• 7 bedrooms, 3 bath/shower rooms

• Potential cinema rooms/home office

• Potential to create integral annexe

• Outbuildings, stabling, manège

• In all about 4.71 acres

• Grade II Listed

Repton, Derbyshire

Charming Grade II Listed cottage

Thame, Oxfordshire

• 2 reception rooms, conservatory

• 3 double bedrooms

• Fourth bedroom/study

• Second floor office/dressing room

• Accommodation over three floors

£ Thame 01844 212004

Guide price – £1,060,000

• Large garden, separate courtyard

• Detached garage

• Grade II Listed

Marston, Cheshire

• Entrance hall and cloak room

• Drawing room and study/sitting room

• Open plan kitchen, breakfast area, utility

• 5 double bedrooms

• Orangery with garden access, wine cellar

• Lawn, patio and barbecue area

• Kennels, parking and double garage

• EPC rating – E

Guide price – £950,000

£ Knutsford 01565 757970

Period family home in desirable village

Shenington, Oxfordshire

• Dining room, family room, sitting room

• Kitchen/breakfast room, garden room

• Second floor master bedroom, en suite

• 3 further first floor bedrooms

• First floor study/bedroom and office

£ Banbury 01295 271555

Guide price – £1,300,000

• Including additional accommodation

• Gardens and grounds of circa 0.6 acres

• Grade II Listed

Period farmhouse surrounded by open countryside

Sywell, Northamptonshire

• Attractive 19th century farmhouse

• 2 reception rooms, living kitchen

• 4 bedrooms, en suite, family bathroom

• Six independent cottages

• Large commercial building

• Far reaching glorious views

• In all about 7 acres

• EPC rating – F

Guide price – £1,950,000

£ Market Harborough 01858 410200

Impressive Grade II Listed character property

Brereton, Cheshire

• Drawing room, dining room, lounge

• Kitchen with breakfast, sitting room

• Study, utility room, cloakroom

• 4 bedrooms inc master suite

• Family room, storage, office, laundry room

• Triple garage, garden stores

• Patio, mill pond, extensive gardens

• In all approximately 1 acre

Preparing to sell The devil’s in the details...

Moving house should be an exciting and positive experience as we look ahead to a new home and starting a new chapter in our lives. We rightly take great pains to ensure our homes and gardens are showcased to look their best, but often neglect the processes that are key in completing a sale successfully. In today’s risk-averse culture, the contract and supporting documents will be scrutinised just as closely as your roof structure or central heating system.

All too often, missing or incomplete paperwork leads to disappointment and delay. Experience suggests that long-forgotten covenants, planning conditions and other restrictions can derail a sale if not declared at the outset.

It is important to be mindful of any issues that might influence a buyer’s decision. Alerting your agent to any information you may have relating to the ownership of the property can avoid these delays further down the line. Authorising a solicitor early in the sale process can also avoid frustration and extra cost later in the process.

So what do you need to look out for?

1. Boundaries

Always check your fence and hedge lines against your title plan. Errors are not uncommon and can take months to iron out through Land Registry. Ownership disputes can lead to costly negotiations and severe delays, so it is best to have these confirmed before marketing begins.

2. Planning conditions and building regulations

Many of us fall foul of final inspections by building control, following failure to meet

conditions that were imposed when works have been carried out. Retrospective approval, if available, can be time-consuming and these issues are best identified ahead of any sale.

3. Restrictive covenants

Prior notice of any restrictive covenants on the property is always appreciated by buyers. These are legally binding promises not to commit certain acts on the property; they might include running a business on the property or even restrict the parking of a caravan on the drive. These can cause delays if not disclosed at the outset.

4. Overage agreements

Overage agreements can trigger additional payments from the buyer to the previous owner(s) if the buyer secures planning consent for a development that increases the property’s value. Overage agreements, sometimes called development uplift clauses, can make mortgage funding harder to obtain and can deter buyers. Speak to your agent about finding a way to compartmentalise the property to allow for mortgage funding, or alternatively the beneficiary of the payment can, on occasion, be persuaded to remove the restriction for an agreed price.

5. Planning conditions, such as occupancy restrictions

Knowledge of any existing planning conditions can provide the scope to challenge and overturn certain restrictions. For example, properties with an agricultural tie limit the occupancy of the property to those employed, or last employed, in farming. These properties are often in attractive rural positions with wide appeal but this restriction limits the number of qualifying buyers and in turn the value of the property. Prior knowledge of this restriction allows sufficient time to challenge the tie before sale, or ensure the right buyers are targeted.

6. Third-party rights of way

Does a neighbour have the right to use your driveway? Positive neighbourly relationships are to be valued, but undiscovered or unrecognised accesses can strain relationships and can often cause buyers to reconsider their position or renegotiate their price. Clearly outlining this at the outset of the sale can limit these potential roadblocks.

7. Public rights of way including footpaths and bridleways

You may not feel that the occasional rambler in the paddock is an imposition but your future buyers might! These can be intrusive and if there is any impact on the property’s privacy it is best to be declared up front. Steps to improve privacy can then be undertaken well in advance of a sale.

8. Other easements and wayleaves

Are all the necessary agreements to bring services to and from your property in place and up to date? These can take months to agree and finalise so checking these are all in place for your drainage, water, power etc., can stop any unnecessary negotiations with a deadline for exchange or completion looming.

9. Shared areas of facilities

Septic tanks and water connections are commonly shared by neighbours, particularly in rural areas, and these rights need to be agreed in writing. However friendly the arrangement currently is, should things turn sour no one wants to have their water cut off by a frustrated neighbour.

10. Tenancies or licences

Most mortgage lenders will require vacant possession on completion of a sale. A lodger in the annexe, or even a few sheep grazing the paddock, should ideally leave the property before the sale is tied up.

Given time and sound advice, the above are rarely insurmountable but can cause delay or even a sale to fall through if not dealt with in good time.

It is often remarked that moving house is among life’s more stressful experiences, but it doesn’t need to be. Avoiding these common pitfalls when getting your home ready to sell can alleviate stress and have you comfortably settled in your new home before you know it.

William Green Senior Associate

01858 411282

A charming family home situated in a popular village

South Newington, Banbury

• Drawing room, dining room

• Kitchen/family room with oil-fired Aga

• Utility/boot room, cloakroom

• 4 first floor bedrooms

• Second floor bedroom, family bathroom

£

Guide price – £895,000

Banbury 01295 271555

• Stone barn with potential for annexe

• Carport, off street parking

• EPC rating - F

Substantial detached residence set on the edge of a picturesque village

Etwall, Derbyshire

• Reception hallway, sitting room, dining room

• Dining kitchen with pantry, snug

• Home office, storage, utility

• Master bedroom with en suite

• 3 further bedrooms, family bathroom

• Mature grounds, garage, stabling

• In all about 1.07 acres

• EPC rating – D

Guide price – £850,000 £

Ashby de la Zouch 01530 410840

Stunning

Wirral,

• Drawing room, dining room, sitting room

• Open plan kitchen with breakfast area

• Former meeting room with office, store

• 5 bedrooms, 2 bathrooms, laundry room

• 3 adaptable 2nd floor rooms, 3 store rooms

• Extensive mature lawned gardens, woodland

• Former garage, coal store, implement store

£

Striking Grade II Listed country residence in secluded location

Donisthorpe, Derbyshire

• 4 reception rooms, boot room

• Living kitchen, utility

• 6/7 bedrooms, 5 bathrooms

• Extensive cellars

• Domestic outbuildings, triple garage

• Gardens, paddocks

• Secluded location with commuter links

• In all about 4.70 acres

Stamp Duty

Stamp Duty Land Tax (SDLT) is payable to HMRC when buying property or land over a certain value. SDLT is payable to HMRC in the UK with the exception of Scotland where they have their own Land and Buildings Transaction Tax (LBTT) and Wales have Land Transaction Tax (LTT).

Stamp Duty Land Tax is levied progressively, in a similar way to income tax. Calculating your liability to this progressive tax can be complex. It can depend on the type of property you are buying, and whether it is your principal private home, a second or third home or a commercial or mixed-use property. Below we break down what Stamp Duty you would be charged depending on a variety of factors.

Purchasing a Sole Residential Property

If you are purchasing a residential property, are not a first-time buyer, are a UK resident and this will be the only property you will own and (whether you live in it or not), then you will pay Stamp Duty if the transaction price is above £250,000. Thereafter, you pay tax as follows:

• The next £675,000 (the portion from £250,001 to £925,000) – 5%

• The next £575,000 (the portion from £925,001 to £1.5 million) – 10%

• The remaining amount (the portion above £1.5 million) – 12%

Purchasing as a First-Time Buyer

There is a discount for first-time buyers. A first purchase of up to £425,000 no longer attracts the tax, and the existing rate of 5% applies on the portion from £425,001 to £625,000. The relief does not apply to properties above £625,000.

Second Home, Buy-to-let Property or Holiday Home

Anyone purchasing a second home or buy-to-let property above £40,000 (unless this is the only property you own) will have to pay an additional 3% on top of the amounts detailed on the left.

If you are purchasing a new property which you intend to use as your only home, but haven’t yet sold your previous house, you would have to pay the higher rates detailed on the left – however, if you sell your old house within 36 months you could get a refund.

Non-Residential or Mixed Use Property

Purchasing a property with significant land holdings can attract a different stamp duty calculation. If the property is classified as nonresidential or mixed-use land and property there is a stepped regime as follows:

• Up to £150,000 – 0%

• Above £150,000 and up to £250,000 – 2%

• Above £250,000 – 5%

Our agency teams are highly knowledgeable and are often asked to provide advice about SDLT so please do get in touch with any questions you may have. To make life a little easier, our website has an online Stamp Duty calculator to cut through the often confusing world of SDLT and save you time – you can find it here:

Commercial Residential Rural Utilities & Infrastructure

Scope of service

Fisher German LLP is a leading national firm of specialist property consultants, chartered surveyors and planners, adding value to our clients through understanding, creativity and excellence. There are over 800 of us and we work out of 28 offices throughout the UK. We work for a broad range of clients in six main sectors. The heads of each sector are listed on this page together with contact numbers that you might find useful if you need advice about any topic relating to property and land.

Alasdair Dunne Residential 07501 720412

George Simpson Utilities & Infrastructure 07810 378185

David Merton Rural 07770 333331

Ben Marshalsay Development 07771 974322

Mike Price Commercial 07909 596051

Darren Edwards Sustainable Energy 07918 677571

Thinking of buying or selling?

Fisher German has an extensive network offering exceptional national coverage. If you are looking to buy or sell residential or agricultural property we will be delighted to help you.

Please call us on any of the local office numbers on page 5 or email: property@fishergerman.co.uk if you would like a free market appraisal or if you would like us to help you with your property search.

Source magazine is intended to be informative but further advice should be taken before decisions are finalised. Prices are correct at time of launch. Fisher German LLP has tried to ensure accuracy and cannot accept liability for any errors, fact or opinion.

Date of production May 2023