Liverpool City Council – The sorry saga continues

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The saga of Liverpool Landlord licensing continues unabated. This Council have been taken to the First tier Tribunal because it has now come to light that Liverpool have been operating a two tier application process, unheard of by any other local authority. In essence LCC have issued Draft copy licences to some landlords which are… Read more

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Landlord training launched by Council with NLA

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The North Tyneside Council and the National Landlords Association (NLA) have announced a new training partnership for local landlords that aims to bring professional practice to the private rented sector (PRS). The partnership, said to be the first of its kind between a local council and a landlord body, will see North Tyneside Council encourage […]

… LandlordZONE.

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Supply of generator for marine fish during electrical inspection

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I have a building in multiple use (shop and a couple of flats) that I have recently had a fire risk assessment carried out on. One of the recommendations is a full electrical safety inspection which is going to take 4-6hrs. Whilst it is possible to isolate each individual unit from the main incoming supply… Read more

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A Guide to a Fast House Sale

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Even in today’s heated house market there are still some private homes and rental houses that stubbornly won’t sell no matter how competitively they are priced.  This can be both inconvenient and very frustrating. Often a few small changes can dramatically transform this situation. To help you the team at PODS have put together some top tips to transform your underperforming tortoise to a desirable, speedy hare ensuring that a fast house sale is just a few viewings away.

Sweat the small stuff

You may think minor repairs are something a buyer will overlook, but in a competitive market this could make the difference between selling your house or someone else’s.  Things like cracked plaster or stained grout are unsightly and put buyers off. Even if this isn’t a deal breaker it’s likely the costs to rectify will be deducted from any offer so it’s a false economy not to improve those unappealing blemishes.

Kerb Appeal

Even if your home is a contender for an interior design award if the outside doesn’t give same impression, you’re minimising your chances of a fast house sale.  First impressions will always count so make sure you cut the grass, tidy weeds, repairs fences and replace cracked paving.

Simply stand outside and anything that offends your eye is sure to put off a buyer and needs sorting. If you can’t be objective, ask your estate agent for their view

My home is your home

Buyers need to see your house as their future home or rental investment.  So it’s important to minimise those things that personalise it to you.  If you can, try to decorate your more colourful spaces in a neutral shade and do away with loud patterned items that may draw the eyes.

This may also mean putting away ornaments, pictures or other clutter that you may love dearly but won’t appeal to others.  Don’t worry, its only temporary until you’ve sold and you can easily store your treasures in one of our PODS storage containers if needs be.

Finally, make sure your house is clean and smells lovely. A quick run around with a duster and the vacuum plus a light spritz of air freshener will work wonders to encourage a fast house sale.

Go out!

One simple tip to help a fast house sale is not to be there during viewings.  It’s much easier for the agent to make the sale and will prevent you from over or under selling your house.  The last thing a buyer wants is to encounter a defensive seller.  So best to pop to the shops and let the professionals do their work.

Be prepared

When the sale arrives and it’s time to start arrangements then it’s a good idea to have everything ready.  So, appoint a solicitor, find a rental property if you’re not buying yourself and have a removals company quote all ready to go.

Indeed, at PODS we can take care of all your removals needs and arrange temporary storage for your possessions to help you make room for the next owners of your house. So, after using our tips, when you experience a fast house sale we are happy to help quickly and efficiently.

Here’s to a quick sale!

Article Courtesy of: www.ukpods.co.uk

… LandlordZONE.

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5 Ways to Create your Own Luxury Kitchen

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Creating a luxury kitchen can be a hard task, especially if you are working on a budget. However, this should not deter you from achieving the dream look for the most important room in your house.

Every expensive option has an economical counterpart that is sure to look just as impressive in your kitchen. While some areas and appliances will require significant spending, some small but still aesthetically beautiful touches can turn your kitchen into a luxurious space.

1. Remove the Clutter

One of the most obvious ways to improve the look of your kitchen can also be achieved without spending a penny! Remove any unwanted ornaments or appliances from your countertops and store them out-of-sight.

Clean, sleek counters are an essential part of ensuring that your kitchen looks modern and luxurious. Keep the toaster, the kettle and any other essentials but remove the rest.

This can be done in a number of ways. If you have a bit of money that you are willing to spend, a good idea is to create alcoves set slightly back from your countertops. This will allow for easy access to all appliances while still leaving enough space to ensure that your counters are clean and clear.

2. Utilize the Space

To get the luxury kitchen you desire, there is simply no need to use a sledgehammer to smash walls down. You may not have much space to work with but you can use it wisely.

One key tip to utilizing the space in your kitchen is to make use of any natural lighting. Use the daylight to accentuate your best furniture or appliances; perhaps centre the kitchen table in the light to reinforce that this is the hub of the kitchen.

Try and make the most of the floor space in the kitchen too. Beautiful furniture can go a long way but a clean, open flooring gives the whole room space to breathe. This especially comes in handy if you have a modern tiled or wooden floor.

3. Change the Cabinets

You wouldn’t believe just how much the feel of a kitchen can change when new, modern cabinets are introduced. Investing in the right kind of cabinet design will be a long-term and massively worthwhile outlay.

There are a couple of cabinet design options that you could plump for when creating your luxury kitchen. Firstly, a sleek, clean white design will allow light to flourish in the kitchen while also allowing for more colourful accessories to stand out.

You could also go for a glass cabinet look. This caters to more traditional, vintage designs but can look stunning if you are willing to keep the kitchenware that will be on display immaculately tidy. If this is the look you are going for, try to ensure that your kitchenware matches the overall feel of the room.

4. Add Warmth with Tiling

While bespoke tiling can be a hugely expensive venture, there are a number of designs available that are good value for money and will allow you to counter the clean, sleek look of your luxury kitchen with a much needed warmth.

A beautifully designed ceramic tile, with a relatively unassertive pattern, in a deep colour should bring your kitchen to life. Just be sure not to overuse the tiling – less is more in terms of colour balancing with the neutrality of your kitchen.

5. Cater to your own Desires

Paying a disproportionate amount of money for the latest appliances for your kitchen may seem like the best step to take for a luxurious outcome. However, if you don’t feel at home in your kitchen, no amount of money will rectify that.

Therefore, before you start splashing the cash, the very first thing you should consider is how your kitchen will work for you.

If you are a food fanatic who loves to experiment with cooking in the kitchen, ensure that the layout and placement of appliances is suitable for this. Make sure that food storage is within touching distance of a prep area, which in turn is close to the cooking equipment. This will ensure that the flow of activity in your kitchen is as luxurious as the aesthetics of the room itself.

Article Courtesy of: Gareth, Kitchen Design Expert at StoneHouse Bespoke Kitchens

… LandlordZONE.

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Fergus Wilson faces civil action for ‘no coloureds’ discriminatory policy

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The controversial Landlord, Fergus Wilson is likely to face civil charges under the Equality Act for racial discrimination. Mr Wilson, who claims to be one of the largest UK property owning landlords, was reported to have instructed his letting agents not to rent to “coloured people” because of the cost of removing the smell of… Read more

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Can a one bed flat be a studio with a separate bedroom?

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I am looking to buy my first flat and I can only really afford a studio in London. However I have noticed some have the same gross internal area as some one beds and I could easily re arrange the layout to create a bedroom. If I was to convert a studio into a one… Read more

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Substantial Business Rates savings for developers…

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Developers looking to renovate shops and offices could stand to save thousands of pounds in business rates on the back of a landmark Supreme Court judgement.

Lawyers at hlw Keeble Hawson cite the recent case of Newbigin vs Monk as a reason for local ratepayers and developers to seek immediate advice on their business rate liabilities.

The case centred on a disagreement about the rateable value of a property in the North East that was being extensively redeveloped. The ratepayer argued that, because all of the services and installations had been stripped out as part of the refurbishment, the building should not be valued as if it was a useable office block.

The Valuation Office (VO) disagreed, claiming that unless a building is beyond economic repair, it should be valued as a property capable of being put back into commercial use. The ratepayer said the rateable value should be £1, the VO said it should be £102,000.

“This is a massive financial difference and, in the end, the Supreme Court came down on the side of the ratepayer,” explained property litigation solicitor, Sarah Finnemore.

“Although the question of whether a property is incapable of beneficial occupation will have to be considered on a case-by-case basis, the judgement has sent out a very strong message.

“It has huge implications for ratepayers and property developers across the country because it provides support for ratepayers to potentially seek to have the rating list altered during redevelopment.”

In the Newbigin vs Monk case, The Supreme Court held that the starting point for assessing rates in development cases should be to objectively evaluate whether a building is either in a state of disrepair or undergoing renovation works. It said the valuer can take into consideration the scheme of works which are being carried out on the material date for the purpose of making that assessment.

Legal 500 guide continues to rank hlw Keeble Hawson – as a key player.

In its latest edition, the guide recommends the firm in 15 practice areas and recommending 19 lawyers across commercial and private client practice departments.

Highly regarded and with more than 200 years of history, experienced commercial and private client teams provide the very best support, guidance and technical advice to entrepreneurs, SMEs and individuals.

Visit www.hlwkeeblehawson.co.uk for more information.

… LandlordZONE.

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Think Airbnb? Think Again!

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Daniel Stern is an Associate Solicitor specialising in property litigation at Manchester law firm Slater Heelis LLP. Here, he explains the risks for both tenants and landlords when it comes to letting out property on Airbnb and how to mitigate against them.

You are a tenant or a landlord and you come across Airbnb. What a great idea you think to yourself. The idea of making more money out of subletting or renting out your property sounds very appealing.  As our friends across the pond might say, it’s a no brainer…

However, it isn’t all that easy and it must be approached with caution. By using Airbnb, you could potentially be jeopardising your legal interest in the property, particularly if you are a tenant.

Below are some of the common problems experienced by both landlords and tenants using Airbnb and a few tips on how to avoid those (or minimise your risk):

As a landlord:

• Mortgaged property – most mortgages include a clause preventing any letting without prior consent and, when approached, lenders would either say no or grant consent subject to the payment of a fee.

It is understandably appealing to either not approach your lender for consent or to go ahead anyway, even if they refuse. After all, how can they find out?

Lenders monitor and carry out checks to see if properties are advertised on Airbnb and other sites. If you apply for a re-mortgage these checks are much more likely to be carried out. Lenders may also be able to identify Airbnb income from bank statements. In the event that you don’t request consent and they do find out, they could demand a substantial one off fee or even increase your mortgage repayment rate.  They could even call in your loan, seeking immediate repayment of your mortgage. In short, letting your property without your lender’s consent is a significant risk which may not be worth taking.

• Insurance –  you could invalidate your insurance policy if you let your property using Airbnb and don’t inform your insurer. Using Airbnb changes your policy risk profile and your insurer could use it as a reason to reject any claim.

• Health and safety – if you let the property as a landlord, you would be obliged to comply with health and safety laws, just as you would if you were letting it on a regular six to 12-month tenancy.

• Damage to the property – this is a very real risk and one that can cause you a headache, especially if the damage isn’t covered by the limited Airbnb host guarantee or you have not told your insurer about your use of Airbnb.

• Your guest refuses to leave – you can change the locks at the end of the term without a court order, as it is classed a holiday let.  However, it is a criminal offence to use or threaten to use force to evict the guests and therefore you should think carefully before doing so. The prudent method is to issue a claim for possession and get a possession order, although this will be at a cost to you and will delay the re-letting of your property for at least 3 months.

• Greater London properties – until recently, you had to have planning permission in London if you wanted to rent out your property for more than 90 consecutive nights. The Deregulation Act 2015 changed that and short-term lettings for a maximum period of 90 days are now generally permitted.  However local authorities can dis-apply these regulations for particular areas, or even particular properties.

As a Tenant:

• Lease terms – aside from it being dishonest to do so, your lease will probably include terms that bar subletting your rented property or only permitting you to do so with your landlord’s written consent. It might also prevent you using the property for the purpose of a holiday letting. If so, any breach may lead to forfeiture action being taken by your landlord which ultimately could lead to you losing your property and having to pay a hefty costs bill or face your credit rating being irreparably damaged by having a judgment registered against your name.

• Insurance – you must make sure that your insurance is not invalidated by subletting your property on Airbnb. Again check the policy terms or speak to you insurer.

• Health and safety – if you are a leaseholder with a long lease, and decide to let the property as holiday accommodation, the health and safety laws would apply to you as you would be considered to be a landlord under the law.  For instance, you would have to comply with the relevant fire regulations and in due course have installed smoke alarms and (where necessary) carbon monoxide alarms.

• Damage to the property – you will be liable to your landlord for any damage caused to the property by your Airbnb guests and this could mean losing some or all of your deposit.

• Change of use – recent case law means that even if your lease does allow you to sub-let your property, the use of Airbnb may be deemed a breach of any permitted use clause in your lease.

• Nuisance – as a leaseholder you could be in breach of your lease if your guests are causing noise in the property, and the freeholder, or any of the other leaseholders can bring a claim against you. It has been held that if you permit Airbnb guests to use your rented property, and those guests hold house parties, you would be responsible as if you were hosting those parties yourself.

I am not simply saying using Airbnb is a bad idea. Merely, like anything, it must be approached with caution and with a full understanding of the legal implications.

Daniel is an Associate Solicitor specialising in property litigation in the dispute resolution team at Slater Heelis LLP and is a recommended lawyer in the Legal 500 for property litigation.

Article Courtesy of: www.slaterheelis.co.uk

… LandlordZONE.

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Our own report sent to new high level review of the Private Rental Sector

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The comprehensive report written by Dr Rosalind Beck: Section 24 of the Finance (No. 2) Act 2015: “the unjust legislation that will make the UK housing crisis much worse.” Has been sent to The Centre for Housing Policy at the University of York which will be carrying out a review of the PRS led by… Read more

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