(covering marple, marple bridge, mellor and compstall)

Month: January 2018

An ideally located apartment offering an amazing 6.6% yield!

Situated on Lower Bents Lane is this two bedroom first floor apartment which is ‘ready to go’. Located in the heart of Bredbury, close to local shops and supermarkets, superb transport links with the train station a short walk away and private parking at the rear this a great investment opportunity which gives you a great yield.

Briefly the apartment offers an entrance hallway, two bedrooms, one single and one double, the double has handy fitted wardrobes in. A well proportioned lounge, separate kitchen area and a modern fitted bathroom complete this first floor apartment.

Externally the property offers private parking at the rear.

The rent you would look to achieve is £600 pcm, this would give you an amazing 6.6% yield.

Currently on the market with P J Carroll, Stockport for £108,00.

http://www.rightmove.co.uk/property-for-sale/property-52591059.html

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What landlords need to think about for 2018

It looks as though 2018 will be a mixed year for landlords. Some will start to feel the pinch of the legislation that’s recently come into force, such as the loss of mortgage interest relief, while a number of tenants may give notice, due to incentives to buy. At the same time, there are likely to be some good deals around for landlords looking to expand their portfolios. For the rest, who may not have the means to buy in the next 12 months, it’s a good opportunity to take stock of their portfolio and make small improvements where needed to help translate rental income into better profits.

Do your due diligence before acquiring new properties

Landlords with four or more properties who are planning to expand their portfolios in 2018 need to make sure they understand the new portfolio lending criteria that came into effect on 1st October. With the additional information that lenders now require for the mortgage application, all landlords should be prepared to monitor the value, income, expenditure and level of borrowing associated with each investment property.

Landlords who took out the high loan-to-value mortgage deals that were available in the past might find that although they want to buy, they can’t because they’re too highly leveraged. In that case, 2018 could be a year of reinvesting rental profits into paying off mortgage loans in order to reduce the LTV of the portfolio and aim for LTVs of 75%. For more information please contact Gail at Alexander Chase on gailnorris@alexander-chase.co.uk

Check the market for bargains

Those landlords who are able to buy next year are likely to face less competition from other investors than in the past, as many will be holding back in light of the ongoing profit squeeze. In addition, the continuing pressure on affordability for homeowners means that well-capitalised landlords should be able to take advantage of some good deals in cheaper parts of the country, particularly from vendors who are under some time pressure to sell.

A ready-made income stream

Given that around a fifth of landlords plan to sell some or all of their properties in the next few years, according to a recent CML survey, there are also likely to be some ‘ready-made’ rental deals on the market. There are some real benefits to this kind of purchase:

  • If a landlord is keen to offload their investment, especially if they’ve held it for several years and have little or no mortgage borrowing, they may be prepared to do a deal for a quick purchase
  • The property should be in ready-to-rent condition, meaning little or no additional capital input is required.
  • It could come with a sitting tenant, meaning income from the moment the purchase completes.

However, make sure you have a lettings legal specialist handle the purchase so tenancy contracts are thoroughly checked and understood.

Review your portfolio with an IFA

Although there is likely to be a slowdown in the supply of new rental properties coming to the market, due to the increased financial and mortgage regulation burden on landlords, landlords may struggle to increase rents during 2018 because wages are still rising at a slower rate than inflation.

On top of that, Capital Economics expects the typical mortgage rate to rise above three per cent by the end of 2019, off the back of successive Bank of England base rate increases. That means landlords who are not on fixed rate deals will need to keep an eye on their profits, especially if their local market is unable to support an increase in rents.

As such, if you have not carried out a financial portfolio review recently, it might be wise to consult with an independent financial adviser and/or property tax specialist early in the new year and, of course make sure you speak to your mortgage broker. They can consider your property investments and should be able to make recommendations on how you can maximise your profits.

Make sure you have the right managing agent

The raft of government-driven legislative changes that we have seen over the last decade is showing no sign of letting up, so it’s vital that landlords understand and keep track of new and upcoming legal changes through 2018. Three key things that will soon affect all letting agents are the obligation to take out Client Money Protection insurance, the upcoming ban on letting fees for tenants and regulation of agents, which is coming into force in Scotland after 31st January and therefore likely to follow for England in the near future.

The simplest way for landlords to make sure their property is legally let and both they and their tenants are properly looked after and protected, is to engage a managing agent that is a member of ARLA Propertymark or RICS. That guarantees rental monies and gives you peace of mind that your let will always comply with the latest legislation and be professionally managed.

The property market today is very different to that of a 15-20 years ago, when the steep growth in capital values meant it was easy to make money from property. But far from being a bad thing, the aftermath of the credit crunch has resulted in the development of a more regulated market, increasingly professional landlords and a more responsible industry – and that has led to safer, better homes for tenants. And as long as investors continue to buy and let with caution and care, the signs are that both the property market and investment returns will continue on their current steady growth path.

Legislation for 2018: round up

Thankfully, the Autumn Budget didn’t have any nasty surprises for landlords this time, but 2018 is going to be the year when previous legislation and pledges made in February’s Housing White Paper really start to take effect. There are also a number of consultations in the pipeline, which landlords have the opportunity to get involved with, via the government’s website.

April is when two key pieces of legislation will impact landlords. Firstly, it will become illegal to create or renew a tenancy agreement for a property that has an F or G rating on the Energy Performance Certificate. So, if you know your property isn’t up to standard, you have just three months to upgrade and install energy efficiency measures (unless the property is exempt). You should then arrange for an up-to-date EPC assessment to confirm that your rating meets requirements. If your property is found not to be rated E or above, the council can issue a civil penalty of up to £4,000.

The second thing to remember is that the second phase of the withdrawal of higher-rate interest relief comes into effect. From the tax year 2018/19, buy to let investors will only be able to deduct 50% of their finance costs at the higher rate; the remaining 50% must be claimed at the basic rate of 20%. If you haven’t already done some forward projections to 2020, when the 20% rate will apply to the full mortgage interest costs, now is the time to do so.

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A well presented two bedroom end of terrace located in a quite cul-de-sac in Marple

A well presented two bedroom end of terrace located in a quite cul-de-sac with gardens to three sides. Ideally located within walking distance to Rose Hill train station and Primary school this appeals to first time renters in particular.

In brief this great starter home offers to the ground floor; entrance hallway with stairs leading to the first floor and useful storage, a spacious lounge / diner which spans the depth of the house giving a through light over looking both front and rear gardens. A modern breakfast kitchen has been installed by the current owners giving ample work surface and storage space with access to the rear garden.

The first floor reveals two double bedrooms, a light and airy landing and a three piece bathroom with storage.

Externally the property offers gardens to all three sides which are laid to lawn with the potential for off road parking (subject to the councils approval).

The potential yield you would look to achieve is 4.9%, this is based on £650 per calendar month.

Currently on the market with Julian Wadden, Marple for £160,000.

https://www.julianwadden.co.uk/property-details/27449174/cheshire/marple/heather-way?page=1&instruction_type=Sale&address_keyword=heather+way&property_type=&minprice=50000&maxprice=2750000&showstc%2Cshowsold=on

 

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Extending our contractors portfolio in Marple

Our Marple branch is now looking to extend their contractors portfolio with local tradesman. Please email our branch for more information at Marple@julianwadden.co.uk

 

 

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Treat your loved one on Valentine’s Day

The Devonshire Arms in Mellor are hosting a ‘Crazy in Love’ night on Wednesday 14th February.

A set menu is being served between 5.00 -7.30pm. The quiz starts promptly at 8.00pm. Teams of 6 maximum.

Book your team now before it’s too late.

 

 

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Celebrate Burns Night in style

Celebrate Burns Night in style with a delicious 3 course meal on the 27th January at All Things Nice in Marple.

£25.00 per person starting at 7pm. Please contact Lynda on 0161 427 2222 to book your table now. Be quick before they go!

 

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A two bedroom semi-detached property located in a popular residential location

NEW TO THE MARKET is this two bedroom semi-detached property on Woodbank Avenue, Bredbury. The property is in need of updating and slight cosmetic work but once complete it would appeal to a small family or first time renters. Located in the heart of Bredbury with public transport links on your doorstep, local amenities and a stone’s throw away from the M60 it is ideally located.

This property offers to the ground floor; an entrance hallway, lounge at the front of the property and kitchen/diner at the rear with fitted kitchen and french doors leading to the rear garden. The first floor reveals two bedrooms and a family bathroom. Externally the property offers off road parking and front and rear gardens.

The property is in need of cosmetic work but once works are complete you would look to achieve £650 pcm giving you a potential 5.8% yield.

The property is currently on the market with Equity Living for £135,000.

http://www.rightmove.co.uk/property-for-sale/property-70970015.html

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Local tenure patterns

The mix of tenure of properties is a substantial yardstick of the attributes of homes in a local market. One of the best parts of the planning system in the UK is that social housing is heavily mixed in with the private stock so we don’t get large geographical divides between people as is the case in urban France. This also shows how many people are renting, which has gone up nearly everywhere in the last ten year

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Local property prices vs region & country

This chart shows how prices in the local area compare with those in the region and the national picture. Given our geographical position relative to the national economic centre of gravity, the relative price levels are what we’d expect.

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The proportion of sales by house type

For this month’s market update, we’ve decided to take a look at what percentage of total sales each house type accounts for each quarter. Whilst it doesn’t show the actual number of sales, it’s very useful for seeing what each property type is contributing to the total level of transactions. It also permits year-on-year comparisons, which negate the impact of seasonality.

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