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Em Morley

Where is Best to Buy Property for BTL Investment?

Published On: October 8, 2013 at 3:23 pm

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Property investors are looking outside of London and finding the best locations for rental yields.

Cities offering the highest returns, almost three times as high as London, include Southampton, Blackpool, Nottingham, and Hull.

This latest research comes from lender HSBC, who have found the proportion of property that is already owned by landlords, in each area. In most of the highest earning places, private landlords own around one in four properties.

Where is Best to Buy Property for BTL Investment?

Where is Best to Buy Property for BTL Investment?

Southampton is currently at the top of the list, with rental returns of 8.73%. Manchester is next with 7.98%, Nottingham at 7.67%, Blackpool has yields of 7.63%, and Hull 7.47%. In all of these places, except Hull, landlords already own one in five properties or more.

Relatively low house prices and strong demand for rental property from high student and young professional populations make for brilliant buy-to-let investments.

The lowest yields found were within London, where recent increases in price have overtaken the rise in rents.

London has a higher proportion of rental property than elsewhere in the UK, with 38% of houses in Westminster being privately rented.

Head of Mortgages at HSBC, Peter Dockar, says: “House prices in the top-yielding locations, while still out of reach among many first time buyers, are relatively affordable for landlords investing in property and the demand from young professionals has pushed up rents and driven up the returns.

“London is often seen as the haven of property investment, with many believing the streets are paved with gold. However, while the highest rents in the country are an attractive draw for landlords, high house prices in the capital squeeze yields and limit the returns available. As a result, returns can often be far more attractive in other areas, so it certainly pays for landlords to do their research.”1

This report uses official findings from the Office for National Statistics and Land Registry.

1 http://www.telegraph.co.uk/finance/personalfinance/investing/buy-to-let/10859896/The-towns-that-offer-the-best-buy-to-let-returns.html

UK top 10 BTL property areas for student investment

Published On: October 4, 2013 at 10:32 am

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Glasgow is the top area in the United Kingdom for student buy-to-let property investment, according to new research data from leading property website Zoopla. Hull and Manchester came in second and third, with Bristol, Lincoln and surprisingly, London, the lowest-ranked in the top-ten.

How the data was recorded

Zoopla collated the data for the report by taking the average asking prices attributed to four-bedroom properties in student hotspots. These prices were then compared to the average student rent achieved, giving a total gross yield.

The report from Zoopla goes against other findings from Knight Frank, which suggested that London was the most profitable region for student buy-to-let investment. It is worth noting that the report from Knight Frank took capital growth into account, whereas Zoopla did not.

Student Boom

Yields from student inhabited buy-to-let properties are said to be lower than other categories on the market. However, the student market continues to be attractive due to the large numbers continuously entering higher education. In addition, periods where student houses are not let are rare and can be kept to a minimum.

Recent surges in student numbers have led to specialist accommodation being built to deal with the rise. Often, developers of the new property will allocate investors individual rooms or flats and ask for their money up front. Investors will then acquire a return once the rooms have been let and various costs have been deducted.

Uk top 10 BTL property areas for student investment

Uk top 10 BTL property areas for student investment

 

 

Properties of this kind have been developed particularly around London, with investors looking to cash in from wealthy overseas students.

Another reason for investors to enter the student buy-to-let market are that figures suggest they are least likely tenants to miss a rent payment. Around 38% of student landlords were faced with rent arrears during the last year, in comparison to 71% benefit of landlords letting to benefit recipients. [1]

Size doesn’t matter

Lawrence Hall, spokesman for Zoopla, said that the figures proved that size was not important when looking for value on an investment. On the report, Hall said, ‘The largest number of students or most prestigious university clearly isn’t necessarily best for investment returns. Landlords need to do their research and take into account the student demand, property supply, average property values and average monthly rents.’[1]

Hall said that the lack of country divide was also interesting, saying, ‘There is no apparent North/South divide when it comes to student buy-to-let investments and a number of towns in the North are showing higher gross yields than the South as a result of property values having remained lower over the past few years whilst rental demand has increased.’[1]

[1] http://www.landlordexpert.co.uk/2013/10/04/the-uks-top-10-areas-for-student-by-to-let-property-investment/

 

Finding the best insurance deal online

An ever-increasing number of insurance policies are being sourced online. Insurance for holidays, cars, mobile phones and more are available at the click of a button. Three-quarters of new car insurance polices are now said to be purchased via the internet. With this in mind, is shopping online the best place to save time and money for insurance in the property market?

 

Cheap Mistakes

Tony Hazell of the Daily Mail warns that insurance sourced online, ‘can have gaping holes leaving the buyer without cover.’ In addition, he says that, ‘claims can be scaled back by hundreds of pounds because the buyer did not take enough cover or because they are forced to pay the first part of any claim themselves.’[1]

 

Hazell goes on to suggest that the, ‘biggest mistake people make when buying online is to think it will save time,’ and says that consumers should think, ‘as an insurance broker,’ and,’ make all the checks they would make.’[1] An incorrect decision could result in a bill of thousands of pounds.

 

Comparison sites

Hazell also warns against the pitfalls of comparison sites and advises that all deals must be checked against competitors on a like-for-like basis, to avoid varying cover levels. Pete Harrison, insurance expert at MoneySupermarket.com also urges concern for consumers purchasing insurance online. He says, ‘Buying online gives greater access to information and allows consumers to compare products conveniently. But sometimes they just jump at the cheapest product.

‘They must read the terms and conditions because the levels of cover can vary a lot.’[1]

 

Rory Stoves of the Financial Ombudsman Service, agrees; -, ‘Cheaper doesn’t always mean better. You have got to go through and look at what the insurance doesn’t cover.’[1]

 

Protection

There are a number of measures that people can take to protect themselves when purchasing insurance online. The first thing to ensure that they know exactly who they are purchasing from and whether they are regulated. This sounds simple, but there have been a number of instances where people have been scammed by illegitimate companies online. People should always check for the Financial Conduct Authority’s regulation mark at the bottom of websites for proof that it is approved.

Finding the best insurance deal online

Finding the best insurance deal online

 

In some cases, a company could be a representative of another. This means their partner firm is responsible for the legal compliance. If unsure, consumers can check the viability of sites by visiting the Financial Services Register at fca.org.uk/register.

 

Claiming

Once the organisation selling the product online has been verified, the next step is to check exactly who will be paying in the event of a claim.

 

Hazell explains that, ‘As a rule of thumb, the firm which sells the policy is responsible for making sure it is clearly explained and all the major terms and exclusions are highlighted. The underwriter is responsible for deciding whether a claim should be paid.’[1]

 

He goes on to say, ‘Look for the phone numbers of the firms you are dealing with – do you really want to have to call an expensive 0870 or 0844 number every time you speak to them?

If there isn’t an obvious contact number or it isn’t answered when you call, then go elsewhere.’[1]

 

Policy

As in all forms of contractual agreement, it is important to understand exactly what an online policy includes. People buying insurance online must be comfortable that the deal they have selected is correct and that they are comfortable.

 

It is important to know whether there is an excess charge attributed to making a claim. In some cases, it is not uncommon for these charges to exceed £500.

 

In addition, consumers should not rush into settling for the most basic, cost-cutting deals. For example, a basic home contents insurance deal is unlikely to cover accidental damage or items stolen from the property. While a basic policy will originally save costs, this will be insignificant if valuables costing thousands of pounds have to be replaced because they were not insured.

 

All high-value items should be included under personal possession cover. It is down to individuals to make sure that they are sufficiently covered for expensive and sentimental items. Hazell observes that, ‘any firm which sells you an insurance policy has a duty to highlight all significant exclusions and excesses.’[1]

 

He goes on, ‘They cannot simply bury them deeply in the small print. These include limits on how much you can claim and age restrictions. But your job as a consumer is to make sure you read policies carefully before you buy, to make sure you know who you are buying from and to be upfront with anything which might affect any claim.’[1]
It is important to note that policies purchased online can be cancelled from the within 14 days of commencement or when policy documents are received.

 

 

[1] http://www.thisismoney.co.uk/money/bills/article-2440295/Shopping-online-insurance-save-time–money.html

 

 

 

 

Regulation of Letting Agents Redressed

Published On: September 28, 2013 at 5:08 pm

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At present, it is not obligatory for letting agents to have formal training.

The Government are proposing that agents must register with an approved organisation, obey a code of conduct, and participate in continuous professional development.

The Government aim to wipe out unlawful practise, and could use the Property Ombudsman’s scheme as a basis for letting agent regulation.

The Government have announced that they hope to formalise their plans in the autumn. Measures that letting agents will have to take will follow.

Regulaltion of Letting Agents Redressed

Regulaltion of Letting Agents Redressed

Lately, Scotland has ended agent fees, and Wales has proposed a national, compulsory registration and licencing scheme for all landlords, letting and management agents in the private rental sector.

Housing charity Shelter would like to see an end to agent fees, and Which? Would like tenants to have better protection. Landlords also would like to feel secure in who they are giving their property to for management.

Which? suggest that letting agents should be clearer with their charges. The Advertising Standards Agency (ASA) has made new guidance and proposed regulation for this issue.

The Association of Residential Letting Agents (ARLA), and others, offers letting agent courses around the country. However, just one member of staff from an agency has to have taken the course for them to be accredited.

The new scheme planned by the Government expects a foundation level of professionalism in this market.

The Office of Fair Trading has received a rising number of complaints from the Property Ombudsman. These have increased by 26% in 2011.1

The number of complains against non-Property Ombudsman members is also growing.2 This signifies mounting dissatisfaction from tenants.

ARLA trainer, Dave Absalom, says: “My concern here is that, as a complaint cannot be made to the Property Ombudsman until the agent complaint process has been exhausted, many agents are simply fobbing off complaints.”1

By making agents, landlords, tenants, and authorities work better together the housing market would see many benefits.

1 http://news.rla.org.uk/government-redress-schemes-for-letting-agents/

 

Redecoration Disputes

Published On: September 26, 2013 at 3:27 pm

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By not precisely recording details of décor at the beginning of a tenancy agreement, landlords are falling into disputes with tenants.

Redecoration disagreements can also arise from landlords not clearly defining what a neutral paint colour is.

Redecoration Disputes

Redecoration Disputes

There are many disagreements of this kind, according to the Association of Independent Inventory Clerks (AIIC).

Landlords are advised to redecorate every three to five years.

Chair of the AIIC, Pat Barber, says: “As a general rule, responsibility for redecorating lies with the landlord.

However, lots of disputes are presented where parties agreed to the tenant redecorating, but the precise details were not clearly defined.

“Landlords can be shocked to find the walls have been painted jet black or bright red, rather than the desired neutral magnolia or white.

“We have been involved with numerous disputes over décor. Recent cases feature a bedroom, which the tenant had been given permission to redecorate. However, he created beautiful Lion King murals on all walls. At the end of 12-month tenancy, the landlord needed to re-let the property, but this room was now firmly designated as a small child’s room due to décor.

“As a result, although the walls were in a really good condition, the tenant had to pay for complete redecoration.

Barber continues: “Another case involved four mature and professional sharers. One of them decided to repaint the lounge, with the landlord’s permission and a stipulation that it had to be in a neutral colour.

“At the end of the tenancy, the lounge had been repainted in a dark purple. Fortunately, the inventory clerk stated the original colour and condition, and even though the original décor had been fairly marked, the tenants were made to pay for complete redecoration to return the room to the original neutral colour. The adjudicators agreed with the landlord that purple walls would impair the search for new tenants.

“Even when a tenant repaints in the correct or authorised colour scheme, there are still problems. We see instances of bad paint application, very patchy walls, and paint spills on fixtures and fittings, carpets and curtains, all of which the tenants will be responsible for at the end of the tenancy.”1

The AIIC has compiled some guidelines to aid letting agents and landlords to avoid disputes:

  • Provide a detailed report of the décor of the whole property with descriptions and photographs when the tenant moves in.
  • The tenancy agreement should clearly explain that any changes to the property must only be done with the landlord’s permission.
  • If tenants would like to redecorate, this should be requested in writing, with any authorised colour schemes.
  • If permission is given to the tenant to redecorate, a clause should be included that states the landlord’s right to return a room to its original colour if unauthorised colours are used by tenants.

1 http://old.lettingagenttoday.co.uk/news_features/When-a-lick-of-paint-leads-to-a-deposit-dispute

 

 

Majority of Tenants Positive about Immigration Checks

Published On: September 20, 2013 at 2:45 pm

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87% of tenants say that they are personally happy to provide evidence of their right to live in the UK when searching for private rental accommodation, says the latest Tenant Index from the National Landlords Association (NLA).1

Majority of Tenants Positive about Immigration Checks

Majority of Tenants Positive about Immigration Checks

Generally, tenants (82%) think it is fair to display their immigration status to landlords.1

However, the study also uncovered that 18% of tenants do not want to share their immigration status when looking for a rental home.1

The research has been conducted to correspond with the Government’s plans to confront illegal immigration in the private rented sector.

The NLA were generally pleased with the proposal, that will give landlord the responsibility to check the immigration status of their tenants before signing the tenancy agreement.

However, the NLA did have a few apprehensions over the plans:

  • The NLA thinks that the requirement for landlords to conduct periodic checks throughout the tenancy is unrealistic. They believe that these checks should be the responsibility of the authorities.1
  • The NLA would like to see the system made simple, accessible, and easy to observe. Difficulty understanding or undertaking the requirements may see landlords favouring easier to verify households. This would affect the diversity of communities, the private rental sector, and the opinion of private landlords.1
  • The Government should bear in mind that private landlords often interview their prospective tenants within the properties they are letting, and therefore have limited access to office equipment.1

Chairman of the NLA, Carolyn Uphill, says: “It is reassuring that the majority of tenants are comfortable with the concept of expanded tenant checks, in particular, immigration checks. Tenant checking is an essential process for assessing the potential risk of default and we advise all landlords to conduct such checks before granting a tenancy.

“However, it is also somewhat concerning that nearly a fifth, 18% of tenants do not want to share their immigration status with their landlord. It is essential that all tenants comply with the rules, when introduced. And if landlords are to be held responsible for non-compliance, they must not let property to those who refuse to follow the imminent legislation.

“I hope that our response to the consultation will ensure the Government considers the practicalities of immigration checks before the legislation is passed.”1

1 http://www.landlords.org.uk/news-campaigns/news/tenants-positive-about-planned-immigration-checks