In 2019, the Government announced “the biggest change to the private rental sector for a generation” with its plans to repeal Section 21 of the Housing Act 1988, putting an end to so-called “no-fault evictions” as part of its ongoing project to improve security of tenure for tenants (1).

It certainly represents a significant change. The repeal of Section 21 would also put an end to assured shorthold tenancies, which are the most common form of tenancy in the English residential rental sector. Section 21 notices can only be served under assured shorthold tenancies, and the government notes that, once Section 21 is abolished, there won’t be any significant legal distinction between an assured shorthold tenancy and an assured tenancy.

Serving a Section 21 notice is the preferred method of letting agents and landlords for the swift repossession of a property, whether or not the tenant is at fault. A survey by Goodlord found that 87% of letting agents had served a Section 21 notice in the past 12 months, whereas only 51% of letting agents had served a Section 8 notice in the same period (2).

Section 8 is generally considered by letting agents and landlords to be a more complicated process for gaining possession of a property for a variety of factors, from the difficulty in gaining possession through the courts, which almost half of landlords had experienced (3) to the mandatory grounds not meeting their needs.

The Government has proposed accelerating the court process for repossession under Section 8 and expanding and amending the mandatory grounds for repossession, which means the court must grant possession of the property if the grounds can be proved.

“Strengthening Section 8 is essential, and it must move to a system of mandatory grounds with anti-social behaviour and rent arrears being top of the priority list,” says ARLA CEO David Cox. “Reform to the justice system is vital, and digitalisation, privatising bailiffs and investing to ensure a properly functioning court system, must be advanced in order that confidence amongst landlords and within the sector is maintained.”(4)

1.“Government announces end to unfair evictions”, gov.uk
2. State of the Industry Report: Summer 2019, Goodlord, goodlord.co.uk
3.“A New Deal for Renting: Resetting the balance of rights and responsibilities between landlords and tenants: A consultation”, gov.uk
4.“Consultation launched on Tenancy Reform in England”, ARLA Propertymark, arla.co.uk

ENDING TENANCIES
There will be a number of potential ways in which a tenancy could be brought to an end under the Government’s proposed framework:
• In a fixed-term tenancy, tenants will be able to end the tenancy after the end of the fixed-term (or at a breakpoint), as long as they provide sufficient notice to the letting agent or landlord in line with their tenancy agreement.
• In an assured periodic (open-ended) tenancy, tenants will be able to end a tenancy at any point, provided they comply with the appropriate notice period.
• In either scenario, letting agents or landlords will be able to end the tenancy by issuing a notice under Section 8 of the Housing Act 1988, providing one of the grounds applies. Source: “A new deal for renting: resetting the balance of rights and responsibilities between landlords and tenants”, 2019, gov.uk

Article courtesy of The Goodlord

We were delighted when Clive Parkhurst registered with us to help him and his wife find their next home. Rather than simply list their requirements, he sent in this lovely poem encompassing everything on their wish list.

In the spirit of the Cheltenham Literature Festival, which starts next month, we thought it would be nice to share his poem. If you think you have something that ticks all the boxes for Clive do let our Cirencester office know (tel. 01285 655355).

We’re in our 50s, with kids all gone
Noise and mayhem, there is now none!
Peace and quiet is what we seek
A rural idyll, our country retreat.

A house with charm and character abound
With views across our fair English land.
A village location with Ye Olde World pub
The heart of the community, a real hub!

Currently in rented, we’re set to pounce
On a cottage that makes our heart dance!
450K is our maximum spend
For perfection, a little we might just bend.

Give us a good-sized lounge with an inglenook fire
Something romantic, to warm and inspire.
A bathroom and a half is our request
Two bedrooms at least will suit us the best.

We still have to work to pay our way
Parking for two cars, if we may!
Within 25 miles of GL1
You’ll find that’s our wishes, now all done.

You’re the professionals we all come to
To make our property dreams come true.
Give us a call if you’re able to find
That perfect home we have in mind!

How time flies – today marks the official start of autumn!  Autumn brings changing colours and crisp, romantic mornings, but it can also be a great time to sell your house. Here at Perry Bishop and Chambers autumn is always a very busy time for us, in fact we usually sell more homes at this time of the year than at any other.

So if you are considering a move – whether you are looking for additional space for your growing family or you’re looking to downsize now the children have flown the coop – you can be sure of a good choice of properties at Perry Bishop and Chambers.

There are a number of real benefits to listing your property in the autumn. Here’s just a few:

1. People will want to be in their new home by Christmas 

With Christmas starting to appear in the near distance, people will be starting to imagine Christmas in their new home. With the family sitting around the table, who is going to be carving the turkey and where will their new Christmas tree fit perfectly? This will make them keen to push the sale process through quickly.

2. The children have recently returned for a new school year 

Most parents will relate to their calendar year running September to September and fitting any important events around term times, the school run and school holidays. With a New Year many people like the idea of new beginnings, which may mean a new home in some cases. They also have less pressure of viewing homes with kids in tow, making viewings less stressful and more relaxing, allowing them the chance to really take in your home.

3. You have the chance to make your home feel autumnal and cosy 

You can light fires, switch lamps on and style your home with accessories to complement the season: russet apples in bowls, candles and reed diffusers with hints of cinnamon and spice. You can add hues of autumnal colours to your bed linen, throws and cushions to create warmth and depth within a room.

4. You have the chance to really showcase your views 

With the leaves starting to drop it can allow views to improve but with this in mind you must remember to keep on top of your lawns and make sure your garden is free of leaves and branches. You can remove any unsightly dead plants and replace them with beautiful autumnal flowering plants like Michaelmas Daisy and Goldsturm Coneflowers, so that your home looks attractive from the first moment your viewers see it.

5. Autumnal shades can make a beautiful brochure 

With night’s drawing in, Autumn is a perfect time to showcase your property by using twilight photography. Imagine how beautiful your home will look on any brochure with the lights twinkling and a darkening sky behind? You can even showcase local areas, woods and hillsides can look beautiful with crisp browning leaves contrasting against lush green grass.

As a buyer looking for a new place to live, you may well be keen to find property with potential – after all, our homes are an investment. But how do you go about doing this?

Property portal Zoopla provides some helpful pointers for  spotting opportunities where you can add value:

Home extensions
Extending property is a great way of adding value in a tried and tested manner, so keep an eye out for a home which can be built out.

Many Victorian and Edwardian terraced houses have a side return – a dark and often under-used strip of garden. This can be a great area to extend into, to create a bigger and highly-desirable kitchen.

Also look for properties with a nearby outhouse which can be joined up by a link extension.

Don’t forget to look up and down too, as there may be space for a loft or basement conversion.

Homes where you can add a storey
If a property already has a single-storey extension, look at whether there’s scope for adding another storey.

This could give you space for an additional bedroom and bathroom – one of the most effective ways to boost your property’s value.

Do some research during your viewing to see if any of the neighbours have done something similar, as this could set a helpful precedent.

Also seek expert advice from a builder on whether the existing extension is strong enough to support a second storey.

Homes on plots that can be extended
Don’t be too quick to dismiss a home where the plot is too small for the size of property. Check out the possibility of purchasing adjacent land.

If you are able to do so, this could mean a dramatic increase in the value of the property.

Also note that small homes on bigger plots have lots of opportunities for improvement.

Homes where you can create open-plan living
Building an open-plan kitchen-living room is a highly desirable way of adding value to your home, so look out for places with a small kitchen that is beside a large dining room or living room.

Do a bit of detective work right away to work out whether the wall is internal or load-bearing. It will cost more to remove the wall, as structural support will be needed to replace it, if it is load-bearing.

If in doubt, arrange a visit with a surveyor or structural engineer.

Homes where you can improve layout
Spend time scouring the floor plan to see what changes can be made. A badly laid out property that can be re-configured can offer potential.

Homes that require new kitchens and bathrooms
Pay close attention to homes which need the kitchen and bathroom ripping out and starting again. They are two of the most valuable rooms in a property.

A brand new kitchen with the latest mod cons and oodles of storage, or a sparkling new bathroom suite with flashy taps, power shower and glass screen could add some serious extra value onto your home.

Homes where you can add a downstairs toilet
A property where you can install a ground floor WC can offer decent potential – and will appeal, in particular, to those with young children, people who like to entertain, as well as older couples who may struggle with stairs.

Think as creatively as you can, as you may not need to knock down walls or build an extension to fit a downstairs toilet into the property. You may be able to fit one in in a large cupboard, in a space under the stairs, or by siphoning off a portion of a room.

Ugly homes
While an ugly home can be a turn-off at first sight, it’s worth looking beyond initial impressions to see if the place can be given a facelift – and especially if the property is in a good location.

A ‘good’ location could mean, for example, it is an area known for its good schools or transport links.

You may be able to make some relatively simple cosmetic changes to an ugly property, such as new windows, painting, cladding – and planting climbing plants. All these steps can make a dramatic difference.

Homes that are close to the road
Many buyers will turn their backs on a property that suffers from being too close to a road. But there are steps you can take to improve things in terms of looks and noise, such as good screening and a change of approach.

Homes with outside potential
Take a look outside to see if there is enough space for a garden room – which could be a great spot for a home office.

A self-contained structure can add value as it increases the usable floor space of the property.

A conservatory is another good way to increase the living or dining space – or make a kitchen more spacious.

But note that conservatories can make or break your home’s aesthetic. You need to plan carefully and make it seem the house was originally designed with the conservatory in mind.

Homes where you can restore old features
You can add real value to a property by restoring original features and taking good care of them – enhancing the charm and personality.

Spend some time looking at properties which have these features, such as wooden beams, old-fashioned fireplaces, floorboards, bannisters and doors – and especially if they haven’t been treated very sympathetically.

Homes that have a poor EPC
While you might view a home with a G-rated Energy Performance Certificate as a complete deal-breaker, you could also see these weaknesses as potential – as dramatic improvements can be made.

For example, you could upgrade the heating system, replace an old inefficient boiler with a modern condensing A-rated model, and install insulation, such as loft and cavity wall insulation. You could also make improvements, such as adding solar panels and ground/air source heat pumps. These changes will bring a property straight into the 21st century, and make a big difference to its value.

article courtesy of Zoopla.co.uk

I hope you have had a good summer and for those that managed to take a break enjoyed your holidays, but regardless of that we are so fortunate to live in such a beautiful part of the country which always looks at its very best during the summer months.

As the summer draws to a close and the new school year begins this is always a popular time of the year to firm up thoughts on current living arrangements and consider whether now is the right time for a move.

You may be thinking about upsizing as your family grows; or downsizing if your children have recently flown the coop. Alternatively, you may want to move to another part of town to be closer to your preferred primary or secondary schools.

We are delighted to report over 150 sales having been agreed by our offices during the summer holidays; slightly surprising – this is the same number as last year – which is a great achievement in a market that we accept is more volatile and has been affected by Brexit.

The autumn is always a very busy time for Perry Bishop and Chambers, in fact we usually sell more homes at this time of the year than at any other.

Inevitably, we do not know how high increased activity in the late summer and autumn market will be, but for sure it will happen, as buyers and sellers become more determined to make their move before the end of the year.

We are so very proud of the part that we play in our local communities helping people on the move and making what we know can be a very stressful process as easy as possible.

Throughout this year, in addition to receiving customer service awards, we have launched a new website with added benefits, one of which is the inclusion of a dashboard for all sellers and buyers to improve transparency and ease of information and communication.

If you are looking to move either through a sale or let, we would be very happy to look after you.

Please join us on Saturday 14th September, 10am – 12pm, for the launch of the final phase  of Lewiston Mill.

This stunning development, centred around a restored Victorian mill and mill pond, comprises six beautiful townhouses and eight luxury apartments.

Located on the edge of Stroud, in the village of Brimscombe, these highly desirable properties are finished to a very high specification. Simply move in and enjoy the view!

We look forward to welcoming you on Saturday 14th September. Don’t delay – half have already been sold!

Join us this Saturday 7th September, from 10am – 12pm,  to view the last two remaining homes on this delightful new development which has proven incredibly popular. Foxes Meadow lies in the popular village of Coaley, a picturesque setting that extends from the edge of the Cotswold Hills towards the River Cam and Severn Estuary. Perfectly placed for Stroud to the north and Bristol to the south.

The final two homes are both four bedroom detached family homes comprising open plan kitchen / family room with utility, living room, dining room and study. Upstairs, there are four double bedrooms, two with en-suites and a family bathroom. Both properties also benefit from generous gardens and a double garage.

All of the homes at Foxes Meadow, developed by Centaur Homes, have been thoughtfully designed and offer some of the finest finishes available.

Prices from £515k.

We look forward to showing you round on Saturday!

RSVP: Perry Bishop and Chambers Stroud   t.01453 762306   e. stroud@perrybishop.co.uk

Want to know how you can prevent your sale or purchase from falling through?

The latest data released by UK home buying company, Quick Move Now, has revealed that more than one in four property sales fell through before completion in the second quarter of this year. Although this figure is good news for the property market after the unsettled final quarter of 2018 – which saw a fall through rate of almost 50 per cent! – none of us ever want to find ourselves in this position. Sarah Benson  (FNAEA CPEA), Residential Director for leading Cotswolds agency Perry Bishop and Chambers, outlines some of the things you can do to minimise the chances of your sale/purchase falling through when you find yourself in a chain.

When buying or selling a property it is likely that you will find yourself and your property to be part of a chain of other sellers and buyers.

What do we mean by a chain? A chain consists of people linked together as they are buying and selling property from each other. Decisions made by each link in the chain will likely have an impact up and down the line, and the powerless feeling of being stuck in a chain can sometimes be very frustrating for all parties involved, including your agent!

So, what can you do to help prevent delays and disruption to your chain?

Choose the right solicitor

The average time between acceptance of an offer and exchange of contracts is running at a scary national average of c 18 weeks (four and a half months). You could save 2-3 weeks of this by selecting a competent and professional solicitor (not an online conveyancing company). Appoint them in advance of agreeing your sale or purchase and ask them to send you the protocol forms to complete and complete the anti-money laundering ID checks required by law. Not all firms of solicitors are the same and it is certainly true that you get what you pay for. Ask your agent to recommend a good local solicitor, one who knows the area in which you are buying or selling, and who the agent knows will act and respond efficiently to enable a smooth transaction.

Choose the right buyer

When selling a property make sure you choose the right buyer (your agent will help you with this).

The person making the highest offer may not be the best buyer if they are in a long chain and require a high percentage mortgage. There are several things you need to consider; are they in a chain? If so, how long is that chain? The longer the chain, the more potential there is for something to go wrong, and with a third of sales not even reaching completion, limiting the chain is definitely something to consider. How advanced is that chain? What is their motivation for moving and likely timescales? How are they financing the purchase? Are they purchasing with cash or investments and how much notice do they need to give to release those funds?

If you are buying a property, especially if you are a first-time buyer or buying without selling, it is important to ask what the motivation of the seller is, how quickly they intend to move and how long the chain above them is. You may be in a position where you need to move quickly, in which case, you may have to walk away or be prepared to accept a longer sales process.

Be quick to respond!

One of the reasons for sales falling through is the time it takes to reach exchange and completion of the contracts. Should one person in the chain forget to return a phone call, fail to send a document, or do anything that could cause a delay, the ramifications are felt all the way through the chain.

This is why it is essential to react as soon as your solicitor or agent asks you to. Be proactive, get paperwork together as soon as possible so you don’t have a panic trying to find it when needed.

Don’t forget to let your agent and solicitor know if you will be away on holiday or business, and provide them with the best method of contact during this time. Remember to check your emails and voicemails during these periods of absence. You may miss something important.

Keeping everything moving

At Perry Bishop we have a dedicated Sales Progression team who will be handling your purchase or sale. As experienced agents we will work closely with you, your solicitor and the remainder of the chain to ensure the conveyancing moves forward as quickly and as efficiently as it can. This way if we suspect an issue that could threaten your sale or purchase, we will work with all parties to help find a solution. This is why your choice of estate agent is incredibly important, as not all agents are dedicated to this part of the sale process.

Good luck with your move!

One of the best things about being a multi branch agency is getting to know and love each of the very distinct towns in which we operate. This year marks the 20th anniversary of Perry Bishop and Chambers and as we have opened up offices in and around the Cotswolds, we have developed a strong rapport with the communities we now serve including Cheltenham, Cirencester, Stroud, Nailsworth, Tetbury Faringdon and the surrounding villages.

As well as becoming a fixture on the High Street for anyone on the move in each of these areas, we pride ourselves on celebrating and actively promoting the many great reasons for choosing to live in each of these thriving towns.

Our branches have a dedicated Facebook page, where details of local events are posted and shared. We have also produced a number of video interviews with the proprietors of other local independent businesses – part of our Shop Local campaign – which are posted on facebook and on our YouTube channel. As well as spreading the word about the brilliant local retailers that grace our High Streets, these also help build a picture of our towns for people considering moving to the Cotswolds from outside the area.

Every year each branch also champions a local charity, with a donation going to their chosen charity partner from every property they sell. Our teams also take part in various fundraising events throughout the year, to bolster support for these and other very worthwhile local causes. This year Tetbury Hospital, Longfield Hospice, Allsorts, The Churn Project and Nailsworth Donkey Sanctuary have all benefited from these partnerships. We were also proud to help launch Sue Ryder Leckhampton Court Hospice’s Ride for Ryder and contribute to the costs of putting on FollyFest, Faringdon’s annual music and community arts festival.

We look forward to hosting a quiz in September in aid of Winston’s Wish and throughout December our branches will once again become collection points for food donations for the homeless in our respective communities.

Garden rooms are now increasingly popular  with home owners looking to create an extra living zone and the cost is often considerably less than extending the property itself.

Martin Lawson of Swift Garden Rooms; John Langley of JML Garden Rooms and Rachel Wichall of eDEN Garden Rooms tell you all you need to know before you build one.

Map out your spot
Think about where your room will sit in your garden and how much floor space you’ll need. “Our most popular starting size for a useful additional room is 4 x 3m,” Martin Lawson says. “Try measuring a room in your home and you’ll see it’s a good dimension for a flexible, comfortable additional space.

“A company that can provide bespoke sizes may help you extract the best use from a confined section of your garden,” he adds. “Your room mustn’t cover more than 50% of your total, original garden area, but that’s rarely needed.”

“Around 13 sq m is a good size room that offers flexible use,” John Langley says. “For example, you could fit in a double-desk office, or enough room for a few pieces of gym equipment. It would fit a double sofa bed and also allow enough room if you’d like some kitchen units, a sink and a fridge down one wall.”

Don’t discount small or awkward
Think your garden’s too teeny? You could be wrong. You don’t necessarily need tons of space for a functional garden room, Martin says.

“We’ve squeezed quite significant buildings into some very restricted spots – not always simply, but always effectively,” he says. “Buildings can often go very close to garden boundaries, meaning that even a confined space of, say, 3 x 3m could accommodate a very appealing and practical new room – perhaps an office, gym or kids’ room.”

Garden an awkward shape? That could be OK, too. “Generally, our rooms are rectangular,” Rachel Wichall say, “but we have been commissioned to do more unusual-shaped garden rooms that fit into a corner or awkward space.”

Set your budget early on
“The variety of garden buildings on offer ranges from posh sheds that can start at £2,000 to £3,000 to permanent, high-end, detached extensions,” Martin says. “These will start at around £20,000 and can reach more than £100,000, depending on the size and specification. Before you start comparing designs and suppliers, take some time to decide what you want.”

Know your Planning Permissions…
Don’t leave this to chance. “You should make sure you know where you stand in relation to Planning Permission,” Martin says. “The majority of projects are possible without a full planning application, but there are many exceptions, and when you’re making a significant investment, you owe it to yourself not to risk a knock on the door from a planning enforcement officer.

“Either find an experienced supplier who really knows their stuff, approach the local planning department directly, or seek the help of a planning consultant,” he advises. “Lots of people think they’re immune, only to be tripped up when they come to sell their home and the buyer’s solicitor requires proof of conformity.”

Assuming your home benefits from Permitted Development Rights, Martin says the building should be no more than 2.5m above the original ground level and cover no more than 50% of the garden. It should be positioned behind the front elevation of the house, and it mustn’t be used for overnight accommodation or permanent living.

“There’s excellent advice on the government Planning Portal,” Martin adds.

…and your Building Regulations
“Just as with Planning Permission, this is complicated, so find the right advice,” Martin says. “All electrical work must be certified – no exceptions. A building with less than 15 sq m internal area will usually be free of any other requirements, but any larger and the proximity to boundaries becomes important in relation to fire-spread measures.

“Buildings bigger than 30 sq m always need Building Control approval, and any room that is to be lived in or used by the general public must also be registered,” he says.

Decide its purpose
“Many people are looking for an extra family zone – either for children and teenagers to have some space of their own to enjoy with friends, or to allow them to accommodate overnight guests from time to time,” Rachel says.

“The most common thing we’re asked to create is a multi-functional space,” she continues. “It may be an office by day, but a family room in the evening and an entertaining space at the weekend. Adding bathroom facilities, such as a wet room, can help to future-proof a garden room, as it opens it up to more uses at a later date.”

Consider calling in the experts
“For people looking to build their own garden room, if you’re experienced in construction, there are suppliers who will provide you with a ‘flat-pack’ approach for you to install yourself,” Rachel says.

“The main consideration, though, is the quality of the materials and the workmanship in installing the garden room, which is unlikely to be of the same standard as using a professional garden room company,” she says.

“If someone wants a high-quality garden space with residential-standard insulation, decoration and finish (which stands the test of time and has a guarantee), then using a garden room expert is the best way to achieve this,” she adds.

Whether you choose off-the-shelf or bespoke will be one of your biggest decisions, Martin adds. “Truly bespoke rooms will usually be offered as part of a consultative design process, from companies who manufacture to order. If you’re looking for a permanent, high-quality garden room, find a company tuned in to creating rooms that perfectly match your wishes. You’re more likely to get a building that gives greater satisfaction and therefore better value.”

Article courtesy of houzz