The year 2021 has been a great year for anyone selling up, particularly in this part of the world where house prices have risen more than 10% year on year.

As a local resident, even if you are only thinking about a move and have no firm time-scale in mind, Perry Bishop can automatically give you privileged access to new properties about to list even before they hit the property portals like Rightmove and Zoopla. By joining Perry Bishop’s new Local VIP Buyers Club, you will also gain access to properties being marketed on a ‘low-key’ basis that won’t be visible on Perry Bishop’s website or the portals.

The Local VIP Buyers Club is only open to people who live in the areas covered by Perry Bishop’s branch network that has access to thousands of homeowners, who could be persuaded to come to market if and when the right property comes along. Perry Bishop’s office network covers: Cheltenham, Cirencester, Chippenham, Swindon, Stroud Valleys, Faringdon, Fairford and Tetbury.

Many people contemplating a house move are keen to take advantage of the buoyant housing market, but have held back because they can’t see anything for sale that takes their fancy. Selling first without having a property lined up to move to takes courage, but could be the best option – putting the purchaser in a strong position when the right house does come along.

It may, for example, be possible for Perry Bishop to source an off-market property that’s just what a prospective purchaser is looking for and, therefore, bring forward the buyer’s moving plans. It’s a bit of a chicken and egg situation but, by being a part of the Local VIP Buyers Club, Perry Bishop’s expert team can help make these connections in order to make a house move possible.

No matter how long- or short-term your moving plans are, please get in touch with your local Perry Bishop team who will look after you right from the start of your moving journey – from the day you start thinking about a move to the day you actually move into your next home. Perry Bishop looks forward to welcoming all prospective home movers to the Local VIP Buyers Club and helping them with their next move.

If you live in any of the areas covered by Perry Bishop’s branch network click here to join the Local VIP Buyers Club.

 

Selling your home is a huge deal. Naturally, we can feel very attached to where we live. The walls of our home often hold special memories and all the things we love. The selling process can be challenging, not just because of the paperwork, but because it means saying goodbye to your home long before you’ve left. The process can be emotional and you need to be ready before you fully commit.

At Perry Bishop, we can help make the sale as stress-free as possible. But before you decide to sell, here are our tips on how to know if you’re emotionally ready to sell your home.

1. You’re prepared to declutter

Unless you’re a minimalist, you probably have lots of things in your home that are special to you. The most important thing to do before selling your home is to stage it for a sale. This often means getting rid of the clutter and stripping out your quirks to make it neutral and attractive for buyers. While moving some pictures into a cupboard might be a painless task, painting a room or selling your beloved furniture can feel much more permanent. Before selling your home, you need to be ready to neutralise and maybe even get rid of the possessions you love that you can’t take with you.

2. You daydream about living somewhere else

Are you imagining your future somewhere else? Do you find yourself excitedly daydreaming about it every spare minute you have? If the answer is yes, it’s highly likely that you’re emotionally ready to sell your home. Once you start staging your home for buyers, you’re already saying goodbye. Even though the thought of selling may be sombre, if you’re making plans for new furniture and you’re looking forward to living somewhere else, then this is a definite sign that you’re emotionally ready to sell.

3. You’re ready to accept buyer feedback

If you plan to show people around your home yourself, you’ll likely overhear lots of things. Although some people will be discreet about any distastes, many won’t. Viewers may overtly cringe at your décor or openly criticise some of your home’s best features. Prospective buyers might express their desire to rip apart the kitchen you lovingly designed or tear down your living room walls the minute they buy it. If you’re ready to accept that those things will happen in your home, and you’re prepared to hear this feedback, then the selling process will be much easier for you.

4. You feel ready to say goodbye

This is one of the biggest signs that you’re ready to sell up. Committing to sell means committing to leave. If you’re prepared to say goodbye and the thought of leaving excites you, then you’re definitely ready!

We’re here to help

At Perry Bishop, we understand that selling your home can be emotional. We’re here to help you every step of the way. First step, Book your free no obligation valuation and if you live locally in Gloucestershire, Oxfordshire or Wiltshire join our VIP Buyers Club to be among the first to hear about new listings in our area.

When you’re ready, we’re here for you.

Rightmove’s monthly House Price Index was released to the media this week and gives a national picture of house prices and activity over the past few weeks.

Here are some of the key facts:

SALES
Hottest ever competition to buy a home and highest ever prices
• The national average price of property coming to market hits a new all-time high after rising by 0.3% (+£1,091) this month, to £338,462
• This new record high is only £15 higher than the previous record set in July, a sign that prices are now stabilising
• Hottest ever competition to buy, with buyer demand per property for sale more than double pre-pandemic levels
• The rise of the ‘power buyer’ continues – those who have already sold their own home, have cash in the bank, or are first time buyers with a mortgage agreed, are in a more powerful position and are out-muscling those who still need to sell their current home
• Early signs of a better-balanced autumn market with more homes coming up for sale to help with buyer choice, with the number of new listings in the first two weeks of September 14% higher than the last two weeks of August

Click here to read the report in full.

Whether you already have a property you’re looking to rent out in Gloucestershire, Oxfordshire or Wiltshire or you’re thinking of investing in a buy-to-let, it’s vital that you know your legal responsibilities and requirements as a landlord, both to protect yourself and your tenants.

Here are our 10 top legal tips for landlords.

1. Take Out Landlord Insurance

It’s vital that you take out specialist landlord insurance, as your standard buildings and contents insurance won’t cover you and may be invalidated if you’re renting your property out.

The right landlord insurance policy will cover you for damage to the property, loss of rent and legal expenses, so it’s worth having.

2. Draw up a Tenancy Agreement

This document will set out the terms of the tenancy between you and the tenant and will help to protect both parties in the event of a dispute.

Ensure that a new agreement is drawn up with each new tenant, as tweaking an old agreement could mean you miss important legal changes that have occurred in the meantime.

3. Arrange Regular Inspections – But Don’t Just Drop in!

It’s important to check your property every so often to ensure it’s being looked after. However, you should be aware that it’s illegal to just enter the property without the tenant’s permission.

It’s advised to give them a minimum of 24 hours’ written notice. This should be stipulated in your tenancy agreement.

4. Obtain an Energy Performance Certificate (EPC)

Landlords have a legal responsibility to serve tenants with an EPC, which must have a minimum rating of E.

You can provide this along with the tenancy agreement and have the tenant sign to confirm receipt.

5. Obtain a Gas Safety Certificate

If your property has gas appliances, then you’re required to have them checked by a Gas Safe Registered engineer.

They’ll be able to provide you with a certificate that will need to be renewed annually. A copy of this should be given to your tenants along with their tenancy agreement.

6. Carry Out Electrical Safety Checks

You’ll need to have the electrical system checked every 5 years by a qualified electrician. It’s also a good idea to have any appliances in the property PAT tested, but this isn’t legally required.

Smoke alarms will also need to be fitted on each floor and these need to be tested on the first day of the tenancy.

It’s also strongly advised to have carbon monoxide detectors fitted and tested too.

7. Check if You Need a License

Some local authorities will require you to have a license before you can rent out a property, so you’ll need to check before proceeding.

This often applies to HMOs and student accommodation, so get in touch with your local council to find out if it applies to you.

8. Protect Your Tenants’ Deposit

If you’ve taken a deposit from your tenants then this will need to be protected in a Government authorised tenancy deposit protection scheme.

There are three to choose from:

• Deposit Protection Service (DPS)
• MyDeposits
• Tenancy Deposit Scheme (TDS)

You’ll need to protect the deposit within 30 days of receiving it and provide your tenants with a deposit protection certificate and prescribed information such as the amount of the deposit, address of the property and details of the tenancy deposit scheme where it’s held.

You will also need to provide your tenants with a copy of the Government’s How to Rent guide.

If you fail to take these steps, you won’t be able to evict your tenant and you could be fined up to three times the value of the deposit. It’s also unlikely that you will be able to make any deductions from your tenants deposit at the end of their tenancy if you need to claim any money back for damages to the property.

9. Carry Out Tenant Checks

You need to know who you’re renting your property out to, and by law you need to make sure that your prospective tenants have the right to rent property.

It’s also a good idea to carry out a referencing check. This will confirm important details, such as employment status and whether or not the tenants have had issues paying rent previously.

10. Keep the Property Maintained

While your tenants have a duty to keep the property in good condition, it is your responsibility to ensure that it’s well maintained, and any issues are fixed promptly.

It’s helpful to have a good relationship with your tenants, and if they contact you about a problem then you should make every effort to ensure it’s rectified as soon as possible.

We understand that when investing in rental properties, there are a lot of tasks that need to be done on a regular basis. Don’t worry, we’re here to help and guide you. And our management service options may be the perfect solution if you’re time poor.  Call the lettings team at your nearest Perry Bishop office for professional and friendly advice.

Property management companies are an invaluable element of the investment process.

In the early stages of their investment career, many landlords overlook the value that solid management can bring. From sourcing quality tenants to ensuring that all legal requirements are met, an excellent management team frees up the landlord’s time to focus on doing what they do best.

An Adaptable Approach

Generally, property management companies work in a very flexible manner. This means they develop relationships with individual landlords, building a working pattern favouring all parties.

Some landlords prefer to work ‘hands-on’ and seek the assistance of a management team only to advertise the home. Whereas other investors prefer to sit back and hand over complete control.

What Does a Property Management Company Do?

Firstly, a management company will advertise the home. This will consist of sourcing a photographer, writing captivating descriptions and creating detailed floorplans. From here, they can conduct viewings and answer any queries prospective tenants may have.

Once a great tenant is acquired, the management agency will conduct background checks on the individual and arrange for holding deposits to be taken. From here, they can deal with drawing up the tenancy agreement, ensuring that it is legally binding.

During the tenancy, your management will conduct regular property inspections and deal with any queries the tenants may have. Should you wish, they can also collect the rent on your behalf.

In the unfortunate event that you need to evict tenants, they will handle the legal complexities this situation forces.

Finally, your management company will conduct end of tenancy checks, deposit releasing, and organise the newly vacant property ready for fresh tenants.

Property Management Companies Will Thoroughly Vet Tenants

The first, and perhaps most important, reason to use a property management company is to ensure you have first class, reliable tenants in your property.

Not only do they have the expertise and experience to acquire quality tenants, but they have the process of conducting background checks perfected. Meaning, your property will be occupied by tenants who pay on time and take the utmost care of the home.

Hiring Management Can Save You Money

Understandably, some landlords are concerned they will not receive the return on their investment when hiring a team to oversee the property. However, many are surprised to hear hiring the right team can save them huge amounts of money in the long term.

Firstly, it is much less likely that the property will sit empty, and therefore as the owner, you will not attract the costs associated with void periods.

Secondly, management companies often develop strong working relationships with those who specialise in property maintenance. This means the upkeep of the property can be dealt with swiftly, generally attracting much lower charges in return for loyal custom.

A Point of Contact

Management companies become the first point of contact for your tenants. There is no need for your tenants to have your personal contact information and can liaise directly with the team, who will get in touch with you where necessary.

This relieves pressure on you as the landlord, and gives tenants the confidence to know exactly who they should contact should they have any queries.

Property Management Ensures Legal Compliance

There are many legal complexities related to investing in property.

Management companies can ensure a tenancy agreement is created and signed which benefits and covers both landlord and tenant. In addition to the contract itself, they will deal with all necessary property requirements such as carbon monoxide detectors and smoke alarms.

When to Hire a Property Management Company

• You Want to Be A ‘Hands-Off’ Landlord
  People embark on property journeys for many different reasons. Some landlords enjoy being in the mix and working closely with their tenants. Others prefer to take a back seat and let someone else handle the daily running of the property. For those who favour this latter approach, a management company will be required.
• You Have a Growing Portfolio
  For landlords with an extensive portfolio, it can become physically impossible to manage the properties alone. Marketing the homes and arranging tenant viewings is a time-consuming task, especially for landlords who have a career separate from property investment.
• You Don’t Live Close to The Rental Home
  If you have invested in property away from your location, as many landlords do, you may be lacking the required local knowledge. This expertise allows you to instruct the best professionals for any issues the tenants may need rectifying. Management companies can fill this gap, enabling your tenants to be content in the property.

Perry Bishop’s Lettings and Management service offers expert property management for landlords across Gloucestershire, Oxfordshire and Wiltshire. Call your nearest branch to chat with a member of our friendly and experienced team.

As frustrated holiday makers rush to book flights abroad with the further relaxation of COVID rules, Perry Bishop too has decided to call upon the services of a pilot! However, this pilot licence belongs to qualified drone pilot Daine – our new videographer whose videos includes use of a drone to create sensational video tours of our new property listings. With Daine’s help our property videos now give home hunters a brilliant idea of the area in which our houses and apartments are set as well as a really good understanding of the flow of the interiors as he moves from room to room.

Take a look at some of the wonderful video tours he has already created for Perry Bishop since joining us at the beginning of September, by visiting our youtube channel.

Daine has worked as a videographer in estate agency for four years. He particularly enjoys capturing the personal characteristics of people’s homes to really show them off. He has worked all across the south west of England and as a qualified drone pilot he manages to add something special to each video. When he’s not with his camera, he enjoys playing tennis, football with his sons and family days out.

Our clients too are really pleased with Daine’s new look property tours which are gaining lots of interest on our social channels as well as on youtube. The combination of breathtaking aerial footage, 360 degree interior shots and a carefully selected soundtrack have transformed our property video tours.

Take a look at the great video Daine has recently filmed to promote an apartment  in the Stroud Valleys being marketed by out Lettings team, a still of which appears alongside this blog.

If you’re looking to sell or let your property and would like to take advantage of this brilliant new way of marketing your property do get in touch with your nearest Perry Bishop team.

For the past couple of months green fingered enthusiasts across Cheltenham have been busily sowing seeds, planting, watering, and tending imaginative horticultural creations in the hope of winning the ‘Most Attractive Property Front Thanking the NHS competition’. The competition was organised by the Cheltenham branch of Perry Bishop, one of Gloucestershire’s leading estate agencies, to thank the NHS and key workers for their tireless work during Covid. Webbs Garden Centre sponsored the competition, putting up a fantastic prize of £250 worth of vouchers to be spent at their store.

TV celebrity, horticulturalist, and author Stefan Buczacki met the winner Caroline Caine from Lypiatt Street, who entered her rainbow bath and themed front garden. She was delighted to receive a winner’s certificate, £250 worth of Webbs garden vouchers, along with a personalised and signed book from Stefan, ‘Garden Natural History’, which explores the relationship between wildlife and gardens. In true English style she then invited Stefan for tea and pastries, which he was delighted to accept:

“What a privilege it has been to be involved in the NHS Property Front Competition. Plants of course have always been important in my life, while the NHS has over the past eighteen months proved itself one of this country’s most cherished assets. With two hospital consultants in my own family, I have been close to seeing how much has been sacrificed by so many to keep us safe. It was a delight to judge the splendid entries which proved once again Cheltenham’s reputation as one of the great floral towns of England. My congratulations to all who entered.”

Perry Bishop also attended the prize giving. Gavin Wallace, Director Perry Bishop in Cheltenham:

“We were delighted to receive so many uplifting entries for the Most Attractive Property Front competition. The winner, Caroline, worked rainbow colours into her display in a very clever way. We hope that the displays have lifted spirits and hearts whilst people have been out and about in the Gloucestershire area this summer. It has felt like a very fitting tribute to thank NHS and key workers for their tireless work.”

Ensuring your property front looks the part is crucial when looking to sell your home. Do get in touch for advice on maximising your kerb appeal if you are looking to sell this autumn.

Managing Director, Phillip Bishop, comments on the state of the property market ahead of this autumn.

Lots of buyers and sellers are currently asking us, “Where are we?”. What they mean is, now that the stamp duty holiday is over, where are we in the property cycle?

The property cycle can be looked at as a clock.

Twelve o’clock represents mad panic buying. Prices are going through the roof, there is little coming onto the market and what there is, is selling like wildfire. Buyers have no time to consider, they have to act. It is the classic sellers’ market.

Six o’clock is the opposite. There are lots of properties on the market and very few buyers – as most bought at twelve o’clock. Prices begin to steady and then may fall. Sellers reduce ambitious asking prices. Buyers make low ball offers. This is the classic buyers’ market.

Three and nine o’clock represent balanced markets. There are just enough properties for buyers. Buyers have some choice and time to consider, whilst sellers have time to wait for the right buyers. Everyone is reasonably happy as, all in all, things seem fair. Hitting this rare time of parity is seldom done through good judgement, it is more often achieved through circumstances and good luck. This market is a bit like the Hogwarts’ bus, one is never quite sure when it is going to arrive.

So where are we now? I’d say at about seven or eight minutes past the hour. The mad panic buying brought on by Covid seems to have passed. We appear to be working towards an equilibrium.

But this clock is not regular. The hand on the property dial moves at different speeds depending on interest rates, inflation, supply and demand, and confidence. Very occasionally, the hand could even go into reverse. Property does not act like clockwork.

However, we believe the property market is slowly working its way towards three o’clock, the perfect time to buy and sell. The Hogwarts’ bus could well be on its way!

Find our how much your property is currently worth. Book your free valuation here.

We look forward to helping you with your next move.

Do you know where your boundaries are for your property? And, do you know which boundaries you are responsible for?

There are many myths surrounding boundaries and responsibilities, so we’ve put together this short guide to help you understand where your property boundary is – or if you don’t, knowing how to find it!

Is it important to know my boundaries?

Sometimes it’s easy to spot exactly where your property boundary is. Chances are, there will be a fence or a hedge or some other structure that helps define the boundary.

But that is not always the case. It might be that the boundary is overgrown, or there is no definitive boundary to be seen. There could even be not-so-neighbourly disputes that occur about trees planted on a boundary for example, with one side saying the other has to sort things out and the other side are in disagreement. That’s why it’s important to understand boundaries! Not to mention the fact that it’s useful to know exactly what’s yours!

Will the title deed of a property tell me about my boundary?

Actually, while you would have thought so, it’s not always the case – but it’s a good place to start.

If you look at the Government website, it’ll tell you that to find out about boundaries, you need to look at the Land Registry website and find the title plans. The Land Registry is where ownership of land is registered, and the title plan outlines the land in question.

The website states: “Most title plans don’t show exact boundaries”, however, this is not a huge issue as the website goes on to state that “you usually don’t need to have the exact boundaries recorded anywhere”.

So, I can make an agreement with a neighbour about my boundaries?

Yes, you can make an agreement with a neighbour which is handy because between you there can then be no dispute as to which bit of land is yours and what you are responsible for.

You can do this informally, or you can apply to have it officially registered. There is a process to go through and certain details are required. It’s best to seek formal legal advice on matters like this.

Is it right that the rule is that I’m responsible for the left-hand side of a property boundary?

This is something many people believe to be true but it’s not! There is, in fact, no legal basis to this. Some people, even solicitors, will say that a red line on a title deed marks the boundaries, and therefore responsibilities, but this is not always the case either.

As the Land Registry says, it’s just the general boundary.

The red line will fall within the boundary, but in the case of a dispute, it is the courts that will decide.

What if my boundary is obviously marked by a fence and trees?

If you plant a hedge or a tree, what happens when it grows so wide that the original boundary becomes obscured? You may have a fence installed – but does it run along the boundary or is it just inside?

It’s fair to say that you should not assume anything as boundaries can become blurred over time.

How can I find out where my boundary is for sure?

There is a document called a Title Plan. On that plan, which goes right back to when the land was originally developed and sold, there will be a boundary mark, and on it will be a shape like the capital letter T.

Where the top of the T falls, it is the owner of that land that has a particular responsibility. But, again, be careful. Just because you have responsibility does not necessarily mean you have ownership!

Are boundaries really this confusing?

It’s clear that the rules on boundaries aren’t always crystal clear. But, you will need the information when you are ready to sell your property.

Your conveyancer will definitely want to know about boundaries and responsibilities because the Land Registry will need to know who owns what and where. And of course, you and your buyer will want to know for sure too.

A conveyancer will likely ask if the boundaries are your understanding. So, if you’re thinking about moving home, we suggest that you gather all the paperwork regarding boundaries together in good time so that it can be presented to the conveyancers. If there are any issues with land ownership and boundary lines, they are the ones who will ask the questions and raise enquiries.

While boundaries are not an issue for the majority of home movers, they can become a legal minefield for others and it’s easy to see why neighbourly disputes can occur.

If you have any questions, please do get in touch with your local property experts, Perry Bishop.