West Midlands Property Paper by West Midlands Property Paper

PropertyPaper West Midlands

Are You Caught in the Insurance Trap?

Issue No.2 | July 2016

So we have Brexit... what happens now?

Sarah Beeny shares why Everyone Needs Good Neighbours

A Desirable Family Home See Page 15

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PropertyPaper West Midlands

Issue No.2 | July 2016

Welcome to West Midlands Property Paper, bringning you updates and news on what is occurng within your local property market. WMPP aims to give readers access to the best information regarding buying, improving or investing in property. A lot has already been written about the impact of Brexit on the the property market in the UK. Therre is plenty of specualtion over whether the market will be stable or prices will drop. Nobody can say for sure what the coming months will bring. But, what remains is that wherever you live you are either looking to move or stay and improve. This is where WMPP can be on hand to present you with quality options on the companies and traders that you can choose from. In future issues our pages will consist of many of the best tradespeople in the West Midlands region. We appreciate that it can be a huge task to find the right people to come into our homes and carry out work to improve our most valuable asset. We hope that you will enjoy looking at WMPP and hopefully it will provide a good source for adding to what you already know about your property and how to increase its value.

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0800 007 5847 Contacts Publisher details: West Midlands Property Paper, Digbeth Court, 162-164 High Street, Birmingham B12 0LD ___________________ Telephone: 0800 007 5847 Managing Director: Mark Stanley Commercial Director: Nikesh Patel Advertising Sales Manager: Jay McKoy Production: Frankie Bean Design: www.alphacredi.com

Property Blogs

to get to know

www.rightmove.co.uk/news/ Rightmove property blog is the UK’s ultimate destination for housing market trends and news, advice for buyers, sellers, renters and landlords. addictedtoproperty.co.uk/ Addicted To Property blog: updates & news from the uk housing market. www.propertyinvestmentproject.co.uk/ Documenting one man’s struggle to financial success through the property investment market. From property idiot, to property landlord. thepropertyhub.net The UK’s friendliest property forum, and the home of The Property Podcast - plus courses and resources for property investors propertyinvestmentsuk.co.uk/blog/ The latest Property Investment Blog posts with tips, advice and real life stories on property investing in the UK. housebuyfast.co.uk/blog/ Regularly updated with industry news, property selling tips and advice for buyers, sellers, renters and landlords from property experts. blog.propertywide.co.uk/ UK property market news from Propertywide, part of the Countrywide group of estate agents and letting agents providing articles on housing and the property. www.property-matters-law.co.uk/ A property law blog from real estate lawyers at national law firm Mills & Reeve

WEST MIDLANDS PROPERTY PAPER

SO WE HAVE BREXIT... WHAT HAPPENS NOW?

OK, so we are leaving the European Union… but what does that mean for our various property markets? Kate Faulkner gives us a summary of her thoughts.

Buyers are likely to hold off buying in the immediate future and over the summer. This could cause property price growth to be held back and, in some areas, cause temporary falls in prices. HOWEVER, if sellers ‘hold their nerve’ over the summer or take their property off the market, falls may be avoided.

letting to migrant workers from Europe. The exit could ‘spook’ tenants. Worst case scenario: landlords will find themselves with empty houses which can’t be rented or sold if there is no demand. However, this is likely to be very localised and could lead to more landlords letting much-needed homes to those on benefits.

If sellers panic and reduce prices to sell over the summer, this could cause a longer period of house price stagnation or, in some areas, falls. Bearing in mind some areas/properties haven’t yet recovered to their pre-credit crunch prices, this could make it harder for people to move and increase the risk of negative equity (for some). In the London prime markets, sterling’s fall could drive demand from global investors with a long-term view, but demand may fall from UK buyers in this area… so it could go up or down!

What needs to be borne in mind, though, is that this ‘shock’ comes on top of a fall in buy-to-let investment and second home demand due to tax rises. With this impact too, house-wise it’s likely to be a bumpy ride over the summer, if not for the rest of the year.

Perhaps the greatest impact, short and long term, is on landlords

Supply and demand balance is critical to what happens next However, it’s all about the balance between supply and demand. Supply may fall in line with buyer demand if developers don’t build (or can’t due to labour issues) and if sellers take their properties off the market. So the two scenarios are:

Short term blip in the market – much like we saw when the Iraq war started, but the market bounced back some months later when there was little effect on the economy/our day to day lives here in the UK. Longer term stagnation and the danger of falls in property prices some areas – as per the impact of the credit crunch. So how will the housing market change and why? There are two key influences on the market from here on in. Sentiment and confidence This is by far the biggest influence, in my view, on what happens next and especially in the short term ie this weekend and over the summer. If buyers are feeling confident, they will be happy to put in offers. This requires: Property prices to be on an upward trajectory Feeling of job security Access to ‘good value’ and consistent mortgage finance

If they don’t feel confident and are uncertain about their future, the reality is buyers don’t go hunting for property. If buyers back off, demand falls and, if this goes below supply levels – ie the number of properties available – then sellers panic and bring their prices down. This is likely to happen over the coming weeks and if it does, some areas, especially those in the Midlands and north of the area, then price rises will stall and in some areas we will potentially start seeing reports of prices falling. When reports start hitting the headlines that the property market may fall, even more buyers hold off, so prices can spiral downwards until they become such good value and/ or the economy starts to pick up again and confidence returns. This results in more buyers than sellers, so prices start to be reported to be rising and the market comes back to life. Economic impact This is the influence buyers and sellers can’t control, but it

dictates whether we can afford to buy or sell and therefore strongly influences what happens to the market separately to buyers and sellers ‘choosing’ not to buy at the moment. If Brexit causes shocks to our mortgage finance and that causes rates to start to rise – especially when they are currently so unbelievably low – then that will stop some buyers buying and, in some cases, could cause financial problems for existing homeowners, which may force them to sell or result in repossessions. An increase in repossessions reduced house price inflation. Jobs-wise, there is talk of a loss of investment in the UK due to leaving the EU and jobs being lost as companies move abroad to other EU countries. People won’t buy if they fear (or experience) job losses and, in the worst cases, if job losses rise, those that own their homes may end up losing them. However, it is important to bear in mind that repossessions during the last recession weren’t that high, due to lenders having to work hard to support people to stay in their homes.

ADVERTISING FEATURE

Simplifying Property Investment If you have ever visited Seedrs, CrowdCube or Funding Circle you will be well aware of the capacity business’ now have to launch new ideas and access growth capital. Transforming the way people seek investment, aspiring entrepreneurs can rely on a ‘crowd’ of funders to provide financial backing to their projects in return for an equity stake. It is estimated that by 2020, crowdfunding will raise £15bn for British innovators, entrepreneurs, community groups, artists, sports people and others1.

As part of the business launch, ShareProperty is raising capital on the Seedrs platform. To date, Seedrs has raised in excess of £2m for Welsh businesses, including Veeqo1. Having built out the technology, the company is looking to raise up to £80,000 to launch the platform to the market and grow. What does ShareProperty do?

With London now the financial technology capital of the world (as stated by City AM2) it’s now Cardiff’s turn to make use of such technology with online property investment platform, ShareProperty. Adapting the crowdfunding model to the property market, ShareProperty provides access to a range of property investments, with a minimum investment threshold of £100. This process of “democratisation” opens up the property asset class to a wider investor base; part of a wider structural overhaul through the effective implementation of technology.

With a mission to ‘Simplify Property Investment’, the ShareProperty investment team analyse the market for suitable investments. They adopt a rigorous due diligence approach meaning that over 90% of the property deals presented to them do not meet the platform criteria. ShareProperty members can put in as little as £100 in exchange for shares within a company set up to exclusively own and manage the single property asset. Any returns are then paid directly to members

through the platform. Typically, returns can come by way of regular dividends and capital growth either on disposal or refinancing of the asset. Seeing each investor enjoy any passive monthly dividends from the property in an exciting new investment opportunity for fractional real estate ownership, the Company is keen to promote to the people of Wales and the South West of England initially.

Co-founder David Rees explains why he believes that now is the perfect time for ShareProperty to launch; “We enter a new era of investment where technology creates process efficiency and opens up the market for property investment to a wider user group. This peer-to-peer “democratisation” effect, allowing for “direct investment”, can to some extent become a societal leveller and something for which I have a passionate belief”

“People are unaware of just how many alternative investment opportunities are now out there”.

Recognising the changing landscape With the steep changes to the buy-to-let model in the UK, landlords, smaller property developers and investors can all benefit from ShareProperty.

George Grigg, CEO, techentrepreneur and fellow co-founder also comments: ‘People are unaware of just how many alternative investment opportunities are now out there. The technology is available and businesses are starting to really accelerate their application to relevant

market sectors. The potential is a sophisticated, end-to-end investment, research, and management system for the property investment market in every living room in the country” ‘We also wish to streamline the practice of raising funds for SME developers. We need to refurbish properties in this country and at the moment the lending environment is not allowing the SME private sector to contribute to the structural supply/demand problem.’

Invest in ShareProperty If you are interested in learning more about becoming part of this revolutionary business, then be sure to head to their Seedrs campaign today. There you will find a full business valuation, business plans, employee information and much more.

Please note that investing in early stage businesses involves risks, including loss of capital, illiquidity (the inability to sell assets quickly or without substantial loss in value) and lack of dividends and should only be done as part of a diversified portfolio. Your capital is at risk if you invest.

shareproperty.co.uk

WEST MIDLANDS PROPERTY PAPER

Going, Going, Gone... Property auctions can enable us to buy a bargain or sell at speed. Follow these top tips to get the best from your auction property purchase or sale

• • • • •

observe proceedings before the big day Arrive at the auction in plenty of time Stay calm during the bidding process Don’t overbid in overly large increments Get your finances in place prior to the auction Don’t ‘panic buy’ a property you haven’t viewed or researched because you missed out on the one you have

“If you’re selling your property at auction research the auction houses in your area carefully. Think about national auctions too,” says Clayton. “Find out their fees and commission costs before committing, plus enquire about their background and perhaps ask to see testimonials and feedback. “Before placing your property in auction make sure it’s looking its best and the sums add up. Do the maths to work out if a little decorative investment would equal a better return or if profit would be maximised by it being sold in its current state.

“Buying a property at auction can be a great way to secure a rental investment swiftly and sometimes below market value,” says owner of Belvoir Nuneaton and Hinckley and co-owner of Belvoir Tamworth Clayton Foston. “If making a property purchase at auction sounds appealing to you there are a few simple steps that can aid your potential success. “Before the auction always arrange a viewing at the property that you’re interested in. Look out for hidden issues and ask yourself why the owners have decided to sell at auction. Contact a local lettings specialist for their advice on rental demand in the area and possible achievable rental return too.

“Set a realistic budget based on this, factoring in any potential renovation costs that may be necessary, plus how long it will take to get the property ‘move in’ ready. “On auction day, ensure you arrive in plenty of time so you can assess the competition and get a good position in the auction room. If possible, try and attend previous auctions in order to observe proceedings. “When the bidding starts always stay calm and don’t get emotionally involved – this is a business decision. Don’t bid too early or in overly large increments either as this may push the price up unnecessarily. Be mindful of your set budget

at all times and ensure you stick to it. “Importantly, if you fail to secure the property you wanted don’t ‘panic buy’ an alternative property from the brochure just so you don’t go home empty handed. Prior viewing and research is essential.” At-a-glance: • Research the local rental market before bidding • Set a realistic budget • View the property before auction day, looking out for hidden issues • Assess potential renovation or modernisation costs • Ask your local letting agent about possible rental return figures and further advice • Attend other auctions to

Ultrafast Broadband Coming To UK Homes Virgin Media and the Home Builders Federation recently announced a partnership to increase delivery of ultrafast broadband services to new homes across the UK. The partnership will enable HBF members, who deliver the majority of new build homes in England and Wales, to build homes with the infrastructure in place to provide 200Mbps

broadband, more than 230 TV channels and landline services for customers. To help home builders, Virgin Media has launched a dedicated new portal including essential technical guidance and a simple new site request form. As part of the agreement, Virgin Media will carrying out all initial new site assessments free of charge.

“Find out the value of the property, based on other similar properties in the area and market demand. Ask an expert for their advice.

“In addition, find out how, where and when your chosen auction house advertises their auctions and ensure as many people as possible know about your property and its forthcoming sale. “Set a realistic reserve price (based on market conditions) if you wish and make certain the auctioneer is aware of the minimum amount you are willing to accept. “Once the hammer falls the transaction is likely to be swift so have all paperwork relating to the property accessible in order for completion to be achieved at speed.” At-a-glance: • Research auction houses in the area • Find out your property’s market value • Set a reserve price • Ensure the property is ready for sale and looks its best • Make sure the property is marketed efficiently before the auction • Research national as well as local auctions • Find out what fees and commission you will have to pay • Gather together all paperwork relating to the property • Ask your local agent for their advice

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GB Gas carries out these inspections under gas-safety regulations. A Gas Safety Certificate will be issued to the landlord which includes a tenant copy The certificate will list checks carried out and details of any faults found and repairs required.

REASONABLE RATES AND QUALITY WORK FREE PHONE 0800 358 3849 or email info@gbgas.com

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6 London Housing Boost Two multi-million pound deals will see over 1,000 new homes built in London specifically for private rent. Two multi-million pound deals that will see over 1,000 new homes built in the capital specifically for private rent have been welcomed by Housing Minister Brandon Lewis. The two schemes are the latest deals under the government’s innovative Build to Rent scheme and are being supported with more than £150 million of funding. The 1046 new homes to rent support a package of government measures to deliver 1 million new homes to boost housing supply and help local economic growth. The schemes help provide more choice for Londoners, and are located close to underground stations. Each site will include a mix of 1, 2 or 3 bedroom homes.

No Longer on the High Street Vogue Estate Agents in Hull have created another business model in the world of Estate Agency. Owner, Nick Beach has dispensed of their High Street location in favour of a more flexible workspace, in the hope that clients can be given the care and attention that they need following viewing Vogue properties online.

WEST MIDLANDS PROPERTY PAPER

Everybody Needs Good Neighbours… But Survey Reveals We Haven’t All Got Them • Three-quarters say they live on a friendly street and over half (51%) of us socialise with our neighbours • But 56% have argued with neighbours and at least a quarter of those (27%) say they have argued many times A new survey by Sarah Beeny’s estate agent, Tepilo, has revealed the state of neighbourly relations in Britain, and it’s a mixed bag. Whilst over half (51%) of us socialise with our neighbours and three quarters (76%) of us say we live on a friendly street, more than half of Brits (56%) say they have had at least one argument with their neighbours and at least a quarter of those (27%) say they have argued many times. We’re generally a friendly bunch, with over half of us (51%) saying we socialise with neighbours. Of these, 17 per cent go so far as saying they’re great friends with their neighbours and socialise regularly. A further 28 per cent say they’re friendly with their

neighbours if they bump into them on the street but they don’t actually socialise. Three quarters (76%) of us also think they live on a friendly street with the majority of those who think so (53%) saying this is because everyone smiles and chats when they bump into each other. Britain’s friendliest streets can be found in Northern Ireland, London and the North East where the percentage of those who say they live on a friendly street rises to 86 per cent, 83 per cent and 81 per cent respectively. People interact with their neighbours on a regular basis, with over a third (38%) seeing their neighbours a couple of

times a week and 18 per cent seeing theirs every day. Over a third (39%) of us are friends with five neighbours or more. Three in 10 (30%) hold annual street parties and four in ten (40%) say children on their street play together regularly, with the highest play date rates in London (57%) and Wales (40%).

with at least a quarter of those (27%) saying they have argued many times. In London, 72 per cent of people have had an argument with their neighbours whereas in Wales, East Anglia and Yorkshire six in 10 have never argued with their neighbours, making these the best areas for peaceful neighbourly relations.

However, almost a quarter (24%) of those surveyed said the street they live on is unfriendly, with 45 per cent of those people saying that this is due to everyone keeping themselves to themselves.

Sarah Beeny, owner of Tepilo, said: “It’s great to hear how friendly we are with our neighbours generally and this brings fantastic benefits to local communities and general quality of life. Neighbourly relations are certainly varied across Britain and whilst it all happens in London – socialising, play dates and street parties; Wales, East Anglia and Yorkshire certainly seem like more peaceful places to live!

More than half of Brits (56%) say they have had at least one argument with their neighbours,

Mortgages Look Cheap, But They Are Incredibly Expensive The FCA has admitted mortgage lenders “could be more proactive” in making sure homeowners don’t become so-called ‘mortgage prisoners’ who are told they can’t afford a cheaper mortgage deal. But its report published today stops short of outlining any concrete proposals to fix the problem. Martin Lewis, founder of MoneySavingExpert.com has been campaigning to highlight the problem of ‘mortgage prisoners’ for more than a year, and met with the Chancellor George Osborne last week to discuss the issue. He has also raised this with the head of the FCA and the EU commissioner. Commenting on the issue, Martin Lewis said: “There is a mortgage ticking time-bomb in the UK. While mortgages look cheap, in truth they’re incredibly expensive. “The average standard variable rate is 4% higher than UK interest rates - before the credit crunch this margin was just 1.5%. That means if interest rates rise, millions will simply be

unable to afford to repay. This problem is accelerated by the fact that you now need far more equity in your house to be able to shift to a cheap deal, meaning many are mortgage prisoners trapped on high rates. “That is difficult enough to fix, but now we have an additional self-made problem that’s exacerbating it, and sadly the FCA is just glossing over it, limply telling firms they could be ‘more proactive’ in making use of flexibilities and exceptions. In practice, many apply for remortgage deals but are rejected and ridiculously told ‘you can’t afford a cheaper deal’, as they fail the FCA’s affordability tests which don’t take account of the fact people already have the debt. “This happens even where people aren’t borrowing more and their circumstances haven’t changed. This makes no sense and the rules need changing. Last week I met the Chancellor on this and he’s promised to look into it – we need to stop this issue before it becomes a full-blown crisis.”

“Living on a friendly street where everyone socialises together can add value to your property and it’s definitely worth checking out what the neighbours are like when you are looking to buy a house. You could start with asking the vendor about the neighbours, but be aware just because they don’t get on with the neighbours doesn’t necessarily mean you won’t either. Check out neighbouring houses to see if they look well cared-for and pop by at the weekend to get a feel for the atmosphere. If you’re thinking of putting in a serious offer, see if neighbours are in and introduce yourself, ask what the street and neighbourhood are like.”

Tucked away along a private driveway off Overwoods Road, Swallowhurst offers 29 beautifully designed 2, 3 & 4 bedroom properties. This bespoke new development features a range of 13 house types each offering its own unique charm to suit varying lifestyles. Offering the perfect balance of rural living and a wealth of local amenities, these luxury homes are generous in both space and specification. The ancient capital of Mercia is now home to our exciting new development “Swallowhurst”

For further information please do not hesitate to contact our sales office which is open: 11.00 am – 5.00 pm Thursday to Monday inclusive – Telephone: 01827 259665.

WEST MIDLANDS PROPERTY PAPER

Nationwide extends retirement borrowing Nationwide Building Society has announced that its new maximum age for borrowing of 85 will apply to both existing mortgage customers and those remortgaging from other lenders from mid-July. As part of an ongoing plan to bring greater flexibility and choice to older borrowers, the Society had already announced it was to allow existing Nationwide mortgage customers with retirement income the option of borrowing up to the age of 85, giving Nationwide the current highest age threshold of any high street lender. Now the opportunity will be extended from launch to those borrowers remortgaging to Nationwide from other lenders and fitting the same criteria. The option will initially be made available from mid-July through mortgage intermediaries only, with the opportunity to apply directly through Nationwide planned to follow in August. The option will be available across the product range, with a limit for any new borrowing of £150,000. Loan to value (LTV) will be limited to a maximum 60 per cent. The maximum age at application is 80. The criteria will be the same for both existing Nationwide

mortgage customers and those remortgaging from other lenders. Henry Jordan, Nationwide Head of Mortgages, said: “This is another stage in Nationwide’s drive to widen choice for customers, but we recognise the risks that can accompany borrowing at an older age, so we are taking a balanced and prudent approach. Customers will need a stable and ongoing retirement income and we will reflect the additional risks that older borrowers may face by basing our assessment for joint borrowers on the proportion of income which will continue, should part of that joint income be lost during the mortgage term. Nationwide will continue to look to strengthen our support for older and retired customers.” This is the latest in a series of measures from Nationwide to reflect changing customer needs as part of its commitment to review and update how it caters for borrowing in retirement. In February, Nationwide simplified the definition of a client’s retirement age, and now use only the client’s anticipated retirement age rather than the state pension age, up to a maximum age of 70.

Three In 10 Property Purchases Fall Through Research from Which? Mortgage Advisers reveals that three in ten (28%) homebuyers have had a house purchase fall through after their offer was accepted, and on average homebuyers were left nearly £3,000 out of pocket as a result. The survey of 2,000 homebuyers - who bought their home in the previous two years - found that it takes over 4.5 months on average, from starting a property search to having an offer accepted. However, 28% of purchases fell through after that point. The main reasons for a property purchase falling through were: • The seller decided not to sell their home after all (27%) • The buyer pulled out, as their own property sale had fallen through (21%) • The buyer found somewhere else to buy (21%) • The buyer was ‘gazumped’ (21%)

Of those who had lost money and knew how much they were out of pocket, the average loss was £2,899. This included conveyancing, survey, mortgage valuation or brokerage fees paid and not recovered. Many homebuyers experience failed transactions due to problems in the ‘property chain’ - the line of buyers and sellers linked together because each is selling and buying a property from another. Which? Mortgage Advisers gives the following top tips for buyers to help avoid long or complicated chains and increase the chance of a successful transaction: It’s worth considering selling your property and moving into short-term rented accommodation or with family or friends. You’ll then be a chain-free cash buyer, which you can use to your advantage when making an offer as you’ll

Landlords Win Their Appeal Landlords fighting against West Brom Building Society’s decision to increase rates on their BTL tracker loans have won their case at the Court of Appeal. In December 2013, West Brom Building Society wrote to around 6,500 borrowers with BTL tracker mortgages to inform them that tracker rated would be rising due to a ‘special conditions’ clause in their mortgage terms.

However, a small group of landlords fought the case to appeal after a judge initially ruled in 2015 that the lender was within its right to impose the increase. The decision means that all affected borrowers will be reimbursed, costing the lender more than £27m. West Brom Building Society will be writing to all affected landlords with more information.

be much more appealing to the vendor. If you’re buying and can afford to be picky, look for properties where the upward chain is short or, even better, non-existent - for example if the vendor owns it as a second home and doesn’t need to find somewhere else to live. New-build homes have no upward chains for obvious reasons – and if you’ve got a property to sell, the developer may offer part-exchange, meaning they’ll buy your old property to help speed things up. If you’re in a hurry, try and get the vendor of the property you’re buying to agree to a date by which they are prepared to move out, whether they’ve bought somewhere themselves or not. Vendors will sometimes agree to move into rented accommodation to avoid risking the deal falling through. David Blake at Which? Mortgage Advisers, said: “No one wants to see their dream property slip through their fingers, particularly if it leaves you out of pocket, but there are steps you can take to ensure you are in the best possible position. “The best way to protect yourself from your purchase falling through is to avoid a lengthy chain. With the right preparation and research, including getting your finances in order prior to making an offer, you can avoid complicated chains and improve your chances of success.”

WEST MIDLANDS PROPERTY PAPER

How Does Your Garden Grow? Give your garden a pre-sale maintenance makeover! A simple six-step plan to help maximise the impact of outside space when selling your rental property... “When you’re preparing a rental property for sale it’s important to ensure that your pre-marketing assessment is as diligently applied to the outside of the property as it is to the inside,” says owner of Belvoir Wrexham Vaughan Schofield. “It’s very easy to forget the importance of the gardens and any external buildings but they can directly affect both a property’s appeal and its profit potential. “During a tenancy outside spaces should be reviewed routinely when inspections are carried out to ensure that they are being looked after by the tenant and that they are aware of their obligations. “If the property is being managed by an agent insist that they pay as much attention to the property externally as internally because continual evaluation will mean that the preparation time for sale is much shorter and the property can be taken to market far quicker.” 1. Neat, tidy and trim “Overgrown gardens will be visually underwhelming, both

to potential investors and their subsequent tenants alike, so it’s important to ensure your outside space is neat, tidy and trim,” says Vaughan. “Make sure overgrown foliage is cut back, paying particular attention to oversized trees and shrubs that can dominate the space. Likewise, trim back overgrown hedges so they look their best. “Win the war on weeds too,” he continues. “An abundance of weeds will reflect badly on the property (and its owner) and give the impression of a lack of commitment and care.” 2. Front of house “You don’t get a second opportunity at making that important first impression so pay particular attention to front gardens,

pathways and driveways,” says Vaughan. “These are the gateway to the property and will be the opening scenes that greet potential buyers when they arrive for a viewing. Remember, too, that external shots of the property are the first things buyers will see in your marketing material.” 3. Lovely lawns “A luscious lawn can really lift the look of an outside space,” says Vaughan. “And the larger it is the more impact it will have, whether that be good or bad. “Whatever its size, however, before marketing your property all lawns should be mown, re-sown if necessary, plus dethatched. If you have particularly damp soil with poor drainage there is a higher chance that you will have moss growing within the lawn but there are many topical treatments available to help remedy this.” 4. Flower power “Don’t undervalue the power of flowers,” says Vaughan. “They add interest, colour and texture to a garden, as well as fragrance and height.

“Colourful flowers, shrubs, plants and climbers paint a vibrant picture, both for the buyer during the viewing and, on a practical level, for your marketing material. “If you haven’t got borders or beds, consider adding splashes of colour through the clever use of pots and containers in order to create the same pictorial effect.” 5. Fenced and framed “One of the most commonly overlooked areas when giving gardens a pre-sale makeover are the boundaries, yet they are probably one of the most important aspects” says Vaughan. “They frame your outside space and are vital to its overall appearance, plus they offer added security to your home too. “Poorly defined boundaries can also raise questions about the neighbours, your relationship with them, whether they’ve got any pets and who is responsible for what. They can also make a potential buyer question what

other aspects of your property aren’t being looked after either! “Assess your boundaries now, ensuring that any trellis, fence panels or posts are secure, wood is appropriately treated and stonewalls are sufficiently pointed and structurally sound.” 6. Maintenance matters “Many investors will want to see that an outside space will be cost-effective for them moving forward and low maintenance for their tenants too, but always be mindful of the type of property you’re selling and the target tenancy,” says Vaughan. “Not all tenants will have green fingers but not all properties will lend themselves to a low maintenance outside space either. This will be driven entirely by the size of the property and its number of bedrooms. “Established gardens, for instance, are likely to be attractive to the family market, yet smaller two-bed properties usually benefit from low maintenance spaces where the tenant has to commit less time to the garden.

WEST MIDLANDS PROPERTY PAPER

Are You Caught in the Mortgage Insurance Trap?

Number of Retired Renters Soars The number of people living in private rented accommodation in retirement has soared by more than 200,000 in the last four years, according to a poll of private renters*. Overall, the poll shows that the proportion of retired private renters has grown by 13 per cent since 2012 – approximately 220,000** – as more and more people turn to the private rented sector.

1.6m homeowners have bought home insurance from their lender and many mistakenly believe they cannot switch for a better deal. Protecting a property with adequate buildings insurance – typically against fire, flooding, subsidence and storm damage - is as a requirement made by all mortgage lenders. Buildings insurance provides financial protection for the borrower (and ultimately the lender) from damage to the main structure of the home. While most lenders offer home insurance, borrowers are not obliged to buy it for them. The practice of compulsory home insurance tied-in mortgage deals was never formally outlawed despite promises to do so in the late 1990s.

first mortgage, re-mortgaging your home, or a long-standing mortgage-holder, you can shop around for your home insurance to find the best deal. By using a price comparison website, such as Gocompare.com Home Insurance, customers can make some significant savings – over half of those who switch save up to £62.54 on their buildings and contents insurance. When questioned why they had opted to buy their lender’s home insurance, the survey revealed a mixture of misunderstanding, misplaced trust in their mortgage lender and consumer apathy: Nearly one in ten (9%) said they didn’t realise they could buy

Whether you are arranging your

cover elsewhere. Half think that their mortgage lender provides the best value cover for their home insurance; 49% had opted to do so out of convenience. The survey also revealed that just over a third (34%) of homeowners who arranged cover through their lender didn’t check cover levels and excesses to make sure they were buying the right policy. According to statistics published earlier this year by the Association of British Insurers, the main reasons for household insurance claims being rejected included the claim value being below the policy excess and the incident not being

30%

(466,200 households) believe their home has to be insured with their mortgage lender as a condition of the loan

were told by their lender that it was a mandatory purchase

12%

say they felt under pressure to buy their lender’s home insurance while 6% said they were told by their mortgage provider that they had to

24%

of borrowers who arranged their insurance with their lender think that switching their insurance to another provider will invalidate their mortgage.

72%

hadn’t compared products and prices offered by other providers

24%

think switching away from their lender’s insurance will invalidate their mortgage

14%

of homeowners arranged their home insurance through their mortgage lender

22%

14%

thought buying their lender’s home insurance might help with their mortgage application

said that their lender gave reassurances that the product was good value

adequately covered by the policy. Commenting on the research findings, Ben Wilson from Gocompare.com Home Insurance said: “We were shocked to find that so many people still think that their mortgage offer is conditional on buying their lender’s home insurance, and that a significant minority are essentially in a mortgage-linked insurance trap – believing that switching away from their lender’s insurance will invalidate their mortgage. “We were also concerned that a handful of lenders could be exploiting their relationship with their customers by pushing them to buy their insurance cover. “If you have a mortgage on your home, then your lender will require you to protect your property with buildings insurance. But it’s up to you where you buy that cover from. While buying cover offered by your lender alongside your mortgage may seem an easy option, you might find you’re paying well over the odds. And over the lifetime of a mortgage, failing to regularly shop around for a good deal on home insurance could cost £1,000s in lost savings. “As well as finding a good value policy, you also need to make sure it covers all the things that are important to you, plus any minimum cover levels your lender may require, and comes with excesses that you can afford.”

Seventeen per cent of the retired private renting population live in the South East – the area with the highest proportion across the UK. However, just three per cent live in London – the area with the smallest proportion area across England and Wales for renting in retirement. There are almost four times as many retired renters in the North West (15 per cent) compared to the North East (4 per cent), and twice as many retirees rent property in the West Midlands (8 per cent) compared to the East Midlands (4 per cent). However, the proportion of landlords who let to retired renters has almost halved during the same timeframe, with nine per cent of landlords saying they currently let to retirees compared to 19 per cent in 2012. The findings suggest that it could become harder for those approaching retirement to find suitable rented accommodation in the future, especially in high demand areas. Carolyn Uphill, Chairman of the NLA said: “More and more people are turning to private rented housing at every stage of their lives, including in retirement. “Landlords appreciate the stability and assurances often provided by older households, but are finding it increasingly difficult to build businesses around the needs of potentially vulnerable tenants. “Successive cuts to the welfare budget, uncertainty about pension provisions, and the devastating impact of the Government’s tax changes are likely to mean that private landlords will soon be unable provide homes in high cost areas like Central London for anyone without a well-paying job.”

WEST MIDLANDS PROPERTY PAPER

The Hidden Truths in Repossession A Quick Property Move shares some information about repossession that people are not commonly aware of.

Millennials Fall Victim To Rogue Landlords As the popularity of renting continues to rise, a professional property buying company based in the UK has taken a survey to determine the public’s opinion on rental landlords and the current state of renting in 2016. Since 2011, nearly 3,000 landlords have faced prosecution under the Housing Act 2004. In London alone, the data reveals 2,006 individuals and companies in the UK were fined a total of £3,000,000 for housing offences. Openpropertygroup.com found that it is the millennial generation that have suffered the most from criminal landlords. Over half (62%) of the age group in ‘generation rent’ have had trouble retrieving their deposit back at the end of their tenancy.

Many homeowners have fallen trap to receiving a repossession notice on the residence that they are still trying to pay. Such incidences have seen a rise during the economic downfall that transpired five years ago. Even with the unemployment and number of repossessions declining in the recent years, with 2013 having recorded the least rate, the number of repossessions could still be considered high. A Quick Property Move says that avoiding repossession is possible given a bit of knowledge in its processes and access to firms that could help stop this. As one of the A Quick Property Move supervisors pointed out, “The problem with some

homeowners is that they will wait until the last minute before they seek out help. They will only start to panic once the eviction notice is served before researching for possible solutions, only to find out later that they could have salvaged a significant part of their investment if they opted to close a deal with a firm like ours. With the cash for property sale offered by our company, we will offer you a price lower than its market value. In return, we provide a quick transaction that will let you pay the rest of your mortgage and maybe have some excess cash too to sustain you in advancing your efforts to gaining back financial stability.” It can be recalled in several events that even high profile

personalities also suffered from the wrath of repossession crisis. In 2009, the Atomic Kitten star, Kerry Katona, who was rejected by the Big Brother House producers in that year was reported to have been facing repossession for her luxury Wilmslow home. On that same year, Cevdet Caner, a property magnate reportedly recorded one of the most expensive repossession cases to ever take place in Britain. After the collapse of his business and a billion pounds worth of debt, an agent put his home in Central London up the market for £20 million. For those who are in the process of considering buying a home property, here is what the A Quick Property Move supervisor

has to say, “Property companies that offer the option to acquire a homethrough a loan program could easily bait you to purchase one now. I strongly recommend that you take into account your financial status first and be realistic about it. Take note that a property bought today could possibly put you in a losing position if prices in the market fluctuate. Mind you, it is possible to have a negative equity if prices in the property estate suddenly take a dip. Since there is no telling when the economy is good or not, remember that A Quick Property Move offers you a way out in the form quick house sales that could help you avoid repossession if such event should happen to you in the future.”

In November 2015, The Guardian suggested millennials should ignore advice and stick to renting, however new survey results suggest they should think again. Shockingly, the majority (51%) of people aged 25-34 surveyed had to take legal action against their landlords or admitted to living in unsatisfactory living conditions. Figures provided by the Ministry of Justice show that the number of evictions is increasing year on year, rising by 53% since 2010. Jason Harris-Cohen, Director of Open Property Group, says “thanks to Shelter Housing, there is a renewed focus on landlord prosecution with an additional £5 million to be shared out amongst councils to take action against landlords. Here at Open Property Group, we have teamed up with experts to create an advice guide for those who are renting and in danger of falling victim to seemingly common landlord scams.”

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Plus right now you get a free carbon monoxide alarm for each property you insure, when setting up a policy. To purchase your policy visit www.directlineforbusiness.co.uk or call 0845 303 3331 Remember to quote your letting agent’s unique code to claim your Carbon Monoxide Alarm. New customers only. One alarm per property. Multiple properties must be insured in a single purchase for each one to qualify.

WEST MIDLANDS PROPERTY PAPER

How Estate Agents Are Using Drones To Sell Houses

Drones are being used to capture some of the most stunning footage in the world right now, so it’s no surprise that estate agents are using them to photograph properties from the air. This new trend has small, remote-controlled aerial devices providing a bird’s eye view of the property - something that was previously only possible by helicopter, but is now available at a fraction of the price. Whether providing still photos or video footage, aerial imagery can showcase a property at its very best, highlighting views and features, and providing a cinematic overview of the building. As licensing and insurance are essential for commercial

drone use, estate agents are advised to bring in a professional pilot who can capture the best images possible while guaranteeing a safe flight. “Aerial photography is a great way to capture what’s unique about a home,” said Mauro Bellanova, chief pilot of Bee Aerial. “It can offer a whole new perspective and really show off a property at its best.” Drones can even be used to build a 3D model of the property, using special scanning equipment to quickly and easily create a 3D image which can then be manipulated and explored. A recent survey by the US National Association of Realtors, questioning 150,024 of their members, found that over 40 percent are already using drones or plan to in the future.

House Price Growth Outpaces Flats The growth in house prices has outpaced flats over the last ten years, potentially leaving buyers short when they look to move up the ladder – with the widest growth rates in Preston (16.5%), Colchester (10%) and York (9%). With 62% of second steppers looking to buy a house, comis encouraging them to start saving now to avoid a falling into a deposit deficit. British homeowners are relying on rising prices to get off the first rung of the property ladder, but could face a significant shortfall as they seek to upgrade. Almost half (44%) of would-be movers don’t plan to save at all when buying a bigger home, according to new research from uSwitch. com, the price comparison site and switching service. However, over the past decade,

the British house prices (terraced, detached and semidetached properties) have shot up by 21% while flats have increased by 15% over the same time period. With 62% of second-time buyers looking to trade up to a house and almost half not planning on saving, second steppers face a significant deposit deficit when they buy their next home. The gap between the flat and house price growth rates is widest in Preston where it has grown to 16.5% over the last decade, followed by Colchester (10%) and York (9%). At the other end of the spectrum, flat owners in Aberdeen, Wolverhampton and Bradford have seen their property prices increase in price more than local houses – 10%, 3.5% and 1.7% respectively. uSwitch.com research also showed more than

six in ten (61%) second time buyers haven’t saved anything towards the big upfront costs such as stamp duty, surveying costs or removal costs which can amount to almost £12,000[6]. Tashema Jackson, money expert at uSwitch.com, says: “Second steppers have been lulled into a false sense of security by rising house prices. In some parts of the country houses have far outstripped flats and so if you are looking to move up the property ladder you need to carefully plot your next steps. “Whatever your situation, plan ahead to find out what you can afford and how much you need to save. Don’t just take the first mortgage offered to you – consult a range of providers to find the best deal for you as this will help prevent paying over the odds.”

Don’t put your sale on hold over the holidays, says Connells Useful advice to sellers who have plans to go away this summer At this time of the year house sellers often face a dilemma. Should they wait until after the holiday season before they put their home on the market? Or, if they are going on holiday themselves, should they put everything on hold and potentially risk losing a buyer while they are away? David Plumtree, Group Estate Agency Chief Executive of Connells has no doubts. “The local property market is extremely active at the moment, with most homes selling quickly and achieving excellent prices. However, there is still a significant imbalance between the number of people looking to buy and properties for sale, so we don’t expect to

see a slowdown in activity over the summer. Provided your estate agent is fully aware of your holiday plans, knows how to contact you and can gain access to your property, then I would certainly advise sellers to keep their property on the market.” The local branch is advising home sellers to follow just a few simple guidelines if they have plans to go away this summer: • Notify your estate agent of your holiday dates well in advance • Give your agent a set of house keys and talk through security, access and viewing arrangements whilst you are away • Ask your travel agent for a contact

• •

number at your holiday destination or check that your mobile will work abroad and you will have reception Pass on these numbers to your estate agent, along with the times you will be available to take a call. Even if you can’t be contacted you can still leave specific instructions in writing with your estate agent and legal representatives about what offer may be acceptable.

“Whether you are going away or not, there’s no reason to delay your sale until after the summer – your ideal buyer might be out there at this very moment,” concludes David.

WEST MIDLANDS PROPERTY PAPER

Prospering Post Brexit Defiant homebuyers have shown they’re happy to invest in bricks and mortar despite the recent Brexit result.

More than 1,500 visitors turned up at just four brand new Redrow developments following the EU Referendum, with queues forming from first light in one location and one customer spending the night in his car at another! Available homes at all four locations were snapped up virtually straight away – three in 10 minutes at Woodland View, in Prestwich, Manchester, where the queue was already snaking along the road when sales staff arrived for work; and Redrow took ‘early bird’ registrations which will give people priority to purchase on selected properties.

Redrow’s Group sales and marketing director Dave Bexon said: “After the headlines that housebuilding would be one of the sectors impacted by the UK’s vote to leave the European Union, it was refreshing to see that demand for our homes was as high as ever, if not more so. “We had queues forming in Prestwich from 5.30am and saw 250 visitors in one day alone. At the other end of the M62 in Liverpool we had someone sleep outside our Redbridge Park development in Fazakerley to secure the new home they wanted. Around 160 people attended the launch weekend here

and all four available properties sold quickly.”

always be a demand for a high quality housing product.

The pattern was repeated at Redrow’s new flagship Woodford Garden Village development, near Stockport, which attracted 500 visitors in two days and at Ledsham Garden Village, in Cheshire, which saw 600. This translated into five sales at Woodford and seven at Ledsham, plus a further 13 ‘early birds’ across both sites.

“While the EU referendum result has thrown the country into political turmoil and a degree of economic uncertainty, our experiences over the weekend suggest that the housing market can – and will – prosper. The fact remains that after decades of undersupply the UK faces an acute housing crisis and we believe this will continue to fuel the demand for new homes.”

“All four of these newly launched developments feature our hugely popular Arts & Crafts influenced Heritage Collection homes and provide evidence that there will

Sean Miley was the local man who slept in his car outside Redbridge Park, in Liverpool. It was a labour of love for the

25-year-old civil servant who was desperate to secure a home for himself and his fiancée, Charlotte, 23, who works at Liverpool John Moores University. “My uncle owns a Redrow home so we know all about the quality. We’d also done our research and visited other Redrow developments in the city and even drove to Birmingham to see a show home there,” Sean explained; “We didn’t want to miss out so I parked up outside the development and stayed there all night. By the time the sales office opened a queue of 40 or 50 people had built up so I was pretty glad I’d got their first.” He said that the Brexit vote had stopped and made them think for a minute: “But no one really knows what will happen and whether we’ll be directly affected. At the end of the day we need somewhere to live and we know what’s in our price range. Life goes on!” he added. Redrow show homes and sales offices in the south of England were still busy with no evidence of people putting off a decision to move. “Our existing developments across Kent saw more visitors this weekend than the weekend prior, several sales were taken – including for some of our largest, most expensive properties - and others are expected to come in this week. Whilst a couple of people had questions for our sales staff there was generally little or no concern about any impact the Brexit vote might have on their purchase.”

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14 Stamp Duty Properties Begin to Pay Dividends Tenants are beginning to benefit from lower rents, due to landlords now renting out properties that were purchased before the introduction of the extra stamp duty surcharge earlier this year in April. Figures show that rents for residential properties to let across England and Wales dropped by an average of 0.2% in May. This bucks a trend on an annual basis, as results are 1.8% higher than May 2015.

West Midlands PROPERTY PAPER

Are You Doing Your Job as a Landlord? One in five part-time landlords fail to carry out annual gas safety checks. Survey shows more than a third are unaware that gas safety is a legal requirement.

Hefty Fine for Wolverhampton Landlord A Wolverhampton landlord has recently been convicted of nine building regulation offences, leading to a fine of over £9000. The offences are in relation to a property in Telford; which comprises six flats; was found to be in breach following inspection by Telford and Wrekin Council’s building regulation team.

Lowest Ever Fixed Rate on Offer High Street bank HSBC have launched the lowest two-year fixed rate mortgage in history at 0.99%. However, it is only available to borrowers with at least 35% deposit. The head of mortgages at HSBC states that the mortgage is an ideal opportunity to take advantage of a great value product, with the security of knowing that payments will remain fixed over the next two years.

Families Now Top the List Fresh research from the National Landlords Association (NLA) has revealed that for the first time in the private rental sector, families with children are now making up 48% of tenants. The families surveyed stated that renting privately, for them, is a stable option. The majority were happy to stay beyond their fixed term.

Thousands of part-time landlords across Britain, renting out holiday homes, spare bedrooms and properties to earn extra cash, are putting their tenants’ lives at risk and could face a substantial fine for flouting gas safety law, according to new research released by British Gas. The independent national survey reveals that one in five part-time landlords - people whose rental properties are not their main source of income - has either failed to have a gas safety check carried out on their property in the last year, or has used a contractor, who is not Gas Saferegistered: such contractors are not qualified, safe or legal to carry out the check. All landlords, including those who provide short-term lets, have a legal responsibility to carry out an annual gas safety check of their property. They are required to use a Gas Safe-registered engineer, and for the check to be recorded in detail on a Landlord Gas Safety Certificate. Gas safety checks pick up a range of problems including faulty boilers and are vital in helping to prevent gas leaks, explosions and

carbon monoxide poisoning. Failure to carry out gas safety checks could result in fatalities, yet more than a third (35%) of this growing breed of part-time landlords are unaware they could be putting their tenants’ lives at risk. By contrast, 80% of them have made the effort to communicate with tenants about non-life threatening issues, including rules for pets and parking regulations. Almost 40 per cent of those surveyed are unaware that gas safety checks are a legal requirement or that they are obliged to have a valid Gas Safety Certificate (CP12). More than a quarter of landlords surveyed (28%) had no idea the gas safety check should take place once a year. Barry Sheerman MP, Chair of the All-Party Parliamentary Carbon Monoxide Group (APPCOG) said: “It is shocking that 38% of landlords in the ‘nontraditional’ rental sector - which includes holiday lets, Airbnb accommodation, and lodgers - do not know that they are legally obliged to have a safety check

conducted on all gas appliances in their premises. “I urge all landlords to have their gas appliances serviced by a Gas Safe Registered engineer on an annual basis, to ensure that they are in safe and functioning order, and that holidaymakers and others staying in their properties are safe from CO poisoning.” British Gas engineer Sheena Anker commented: “Although they may only rent out a room or property for a few weeks each year, it’s crucial for part-time landlords to ensure that their tenants are kept safe, and to stay on the right side of the law. “I’ve visited properties and seen unsafe appliances which either haven’t been serviced in years or have been installed by illegal gas fitters. Worryingly, tenants are often oblivious to the danger they are in. To stay safe, tenants should ask landlords for a copy of the Gas Safety Certificate, following a check from a Gas Safe-registered engineer.” Although nearly half of parttime landlords (43%) expect to earn between £4-8,000 from

renting their property or room in the next year, one in five has failed to invest a tiny fraction of that money for a gas safety check. They also underestimate the consequences of noncompliance: more than a third (35%) think it results in no more than a £1,000 fine, while in reality it can mean a criminal record, an unlimited fine and, in the worst case scenario, imprisonment. Among tenants, the vast majority (77%) would be put off renting from this group of landlords if they knew gas safety checks had not been conducted. The survey findings coincide with British Gas’ new offer of a free Gas Safety Certificate when purchasing one of its landlord packages. The offer, which runs until 15th August 2016, can be accessed online at: www. britishgas. co.uk/ landlords

WEST MIDLANDS PROPERTY PAPER

Top Tips for A StressFree Move For Pets Barratt Homes Northampton has teamed up with the UK’s leading animal charity to provide pet owners with advice on making moving home as stress-free as possible for their animals. Alison Raine, Sales Director at Barratt Homes Northampton, said: “Moving to a new home can be a worrying experience for pets, who often get overlooked during this busy time. We want our customers’ moves to be as stress-free as possible, and that includes keeping their pets happy! That’s why we’ve teamed up with the RSPCA to ensure a happy move all round.” The RSPCA, which has a branch in Northamptonshire, is encouraging buyers to plan in advance and minimise the impact on pets. Rachel Butler, spokesperson for the RSPCA, said: “Moving house can be a stressful time for everyone, and that can include pets as they get used to settling into their new home. If you have a pet and are moving house, we strongly suggest that you plan ahead and take the time to think about the best way to

move your pet in a way which will minimise as much stress as possible.” Rachel continued: “Cats in particular may find a house move stressful as they can become attached to where they live. At your new house, keep your cat indoors for a minimum of two to three weeks before letting them out. This gives them time to get to become familiar with the new house. When you first let them out make sure it’s before their meal time - if they are hungry you should be able to call them back for their favourite food. Let them go out for short periods to start with and build this up, as this will allow your cat to become more confident. “With dogs, as it is now a legal requirement to have your dog microchipped, it is so important to make sure you update your address details on the microchipping database. On moving day, pack all your dog’s

things - including food and water bowls, food, bed and toys - into one clearly-labelled box so that you can find it easily when

you arrive at your new home. Getting out things that they are familiar with will help minimise their stress.” For those who

have not yet found their ideal home, Barratt Homes is building properties at new developments across Northamptonshire.

Here are the RSPCA’s top five tips for a happy move: Plan your journey Make sure your pets are fit to travel and if in any doubt, contact your vet. If you own an animal that is pregnant, seek advice from a vet before transporting her. Plan your route to minimise journey time and maintain suitable comfort and environmental conditions. Never leave an animal unattended in a vehicle. Reduce stressful situations Try to keep your pet away from the all the commotion of the packing, unpacking, moving and cleaning to help reduce their stress. Ask your vet about calming products Speak to your vet about artificial pheromone products, for example Feliway for cats and Adaptil for dogs – these may help to make your pet feel more secure and settled in their new home.

Update your details Update your contact details with your pet insurers, vets, microchip and any ID tags. You may need to register with a new vet, depending on how far you are moving. Keep a routine When in the new house, try to keep to the same routine with your pets as you had in your previous home. The RSPCA’s Northamptonshire branch has a number of cats and dogs, as well as small animals, awaiting their forever homes. If you could welcome a pet into your new home visit https:// www.rspca.org.uk/local/northamptonshire-branch to find out more.

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A new contemporary glass extension providing views of the landscaped garden from the minimalistic dining room. The new extension connects seamlessly with structural glazing to the traditional red-brick property. The minimally framed sliding glass doors enables the new dining space to be opened up onto the gardens whilst providing uninterrupted views of the garden even with the doors closed, maximising natural light into the kitchen and dining area. Frame-less structural glazing forms over-lights above the slim sliding glass doors creating the desired tall ceilings and bright, light-filled living spaces. The flush threshold between both internal and external living spaces creates a seamless transition, emphasising the indoor-outdoor living experience to the full.