Split titles and Stamp Duty circumvention?

admin    Uncategorized     agents

Hi, I’m looking to split titles on a 3 flat conversion I completed in 2018 to lower the finance costs.

I’ve been advised there will be stamp duty to pay even if the leases are transferred to my spouse and myself.

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9% annual reduction in rough sleeping

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The annual rough sleeping statistics, published 24 February 2022, show that rates have fallen for a fourth year in a row with a 9% reduction in rough sleeping compared to last year. Numbers have fallen in every region of England

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BBC joins in the ‘endless grind’ of media landlord bashing over evictions

admin    Uncategorized     agents

The BBC has joined the ranks of landlord-bashing media by publishing a story that gives a distinctly one-sided view of an eviction, helping bolster Shelter and other organisations’ campaigns to ban Section 21 notices.

It quotes a tenant as saying she was in “panic mode” when given notice to quit via a Sectoin 21 and makes no mention that, under restored pre-Covid rules, tenants given notice via this route get two months’ notice, and are usually asked to move out informally beforehand.

Instead, the online article describes how Rachel, her partner and her adult daughter had lived in their rented home in east London since August 2019 but had struggled to pay rent during the pandemic.

It quotes her as saying: “I got an email to say she [the landlord] was serving us notice…I was quite upset, quite emotional, it was panic mode.”

Interestingly, the BBC story points to the latest quarterly evictions data from the Home Office highlighting how evictions are down compared to the same period in 2019.

Fewer notices

LandlordZONE has previously reported how fewer landlords are using Section 21 notices to evict tenants; according to recent government data, their use dropped by 55% over the past two years and by 50% between 2015 and 2019.

Despite this, the BBC quotes research from Shelter and only includes a short comment from the National Residential Landlords Association.

An NRLA spokesman tells LandlordZONE: “The NRLA is unable to comment on the specifics of the case reported by the BBC. However, whatever means a landlord uses to repossess a property it is vital that they follow due process. Where tenants feel this has not happened, they should raise their concerns with their local authority.”

LandlordZONE has approached the BBC for comment.

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – BBC joins in the ‘endless grind’ of media landlord bashing over evictions | LandlordZONE.

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‘Don’t bother complaining about benefits errors’ leading UC expert warns landlords

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Landlords have been advised not to raise a benefits complaint with the Independent Case Examiner (ICE) or Ombudsman – or risk it disappearing into a black hole.

UC Advice & Advocacy Ltd’s Bill Irvine (pictured) says landlords are continually frustrated by having to make numerous applications for an Alternative Payment Arrangement (APA) for Universal Credit without getting a response.

However, if they complain to ICE or the Parliamentary and Health Service Ombudsman (PHSO), they’re now just being told to go back to the DWP.

Shambles

“The process is a shambles,” Irvine tells LandlordZONE. “ICE used to write to the DWP and say there’s been a complaint and sometimes the DWP would respond – now they’re refusing to do that.”

He adds that it can take two or three years to get an outcome from ICE, and even in those cases where the DWP has been found wanting, landlords still don’t get recompense.

Irvine advises: “You’re wasting your time if you’re looking for compensation. It’s better to escalate things through the DWP at a local level by continually following up an application and try to avoid using the word ‘complaint’, and call it a ‘query’ instead.”

PHSO replies

A PHSO spokesman tells LandlordZONE that the pandemic has affected its productivity and that it has a queue of more than 2,500 complaints.

He says: “We advise anyone who has a complaint regarding a service provided by Department for Work and Pensions to try and resolve the matter through DWP’s own complaints process first.”

Mick Roberts, who operates one of the largest private property portfolios in Nottingham, has had numerous run-ins with the DWP, and has a number of outstanding cases with ICE concerning incorrect payments.

He says benefits landlords like him have had enough, adding: “I’ve tried to be loyal but I’m not going through this process anymore, it’s too much hassle – I’m just going to evict tenants. Tenants don’t complain, but they are the ones losing out as all this means they can’t move because other landlords won’t take them.”

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – ‘Don’t bother complaining about benefits errors’ leading UC expert warns landlords | LandlordZONE.

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Pandemic Right to Rent check changes extended to 30th September 2022

admin    Uncategorized     agents

The adjustments to Right to Rent checks, which were made due to COVID-19, will now be extended from 5th April and continue to 30 September 2022.

This follows the government’s announcement enabling landlords to use Identification Document Validation Technology (IDVT) to carry out digital checks on behalf of British and Irish citizens who hold a valid passport (or Irish passport card) from 6 April 2022.

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EPC Commercial Confusion?

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I am in the process of renewing a lease with a commercial tenant for the next 6 years., The EPC conducted in Feb 2017 is an F (carried out by the previous owner just before we bought the property –

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Spike in Welsh landlords quitting as rent reforms begin to bite, say agents

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Many experts claim most landlords shrug off attempts to make renting riskier or more bureaucratic if it’s still a moneymaking exercise, but the Welsh government’s recent efforts to complicate its PRS seem to be digging deeper.

Latest figures from trade body Propertymark show that its Welsh letting agency members report five landlords per branch withdrawing from the market, more than twice the national average and far higher than any other region.

The trade body says the most likely cause of this is the Welsh government’s plans to extend notice periods, along with other restrictive measures, within its Renting Homes (Wales) Act due to be implemented later this year.

This includes an already-in-place six-month notice requirement for a landlord to end a contract where the tenant is not at fault and a minimum ‘security of tenure’ of one year from the date of moving in.

Surveys

Also, this is the first time that Propertymark has begun to report the number of landlords leaving the sector. Its surveys in recent years have made little or no mention of this, so it is significant that it is now a key metric in the latest one.

The trend is already having repercussions for tenants. Letting agents report that while landlords are exiting the market, tenant demand for properties remains high and in Wales, they saw 313 applicants per branch, a trend mirrored across the UK.

“With several changes on the horizon from the implementation of the Renting Homes (Wales) Act, landlords will be faced with further regulatory pressure,” says Propertymark boss Nathan Emerson (pictured).

“Coupled with the extremely high demand within the sales market in areas across Wales, these could well be contributing to the number of landlords exiting the sector.

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – Spike in Welsh landlords quitting as rent reforms begin to bite, say agents | LandlordZONE.

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UPDATE: Ministers delay Right to Rent changes deadline for landlords

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The government has delayed changing Right to Rent rules until 30^th September to give landlords more time to prepare for the digital system.

Temporary adjusted checks were due to end on 5^th April, but it says that deferring the date ensured landlords will have sufficient time to, “develop commercial relationships with identity service providers, make the necessary changes to their pre-tenancy checking processes and carry out responsible on-boarding of their chosen provider”.

It will also allow landlords and letting agents to put measures in place to enable face-to-face document checks if they did not want to adopt digital checks for British and Irish citizens with a valid passport, or Irish passport card.

Video calls

Checks can still be carried out over video calls and tenants can send scanned documents or a photo of documents for checks using email or a mobile app, rather than sending originals.

Landlords should use the Home Office Landlord Checking Service if a prospective or existing tenant cannot provide any of the accepted documents.

When carrying out a temporary adjusted check, landlords must ask the tenant to submit a scanned copy or a photo of their original documents and arrange a video call with them.

Listen to an advice podcast about Right to Rent by Paul Shamplina.

They should ask them to hold up the original documents to the camera to check against the digital copy of the documents, record the date and mark it as ‘adjusted check undertaken on [insert date] due to COVID-19’.

If the tenant has a current Biometric Residence Permit or Biometric Residence Card or has been granted status under the EU Settlement Scheme or the points-based immigration system, landlords can use the online Right to Rent service while doing a video call. From 6th April, all biometric card holders will evidence their right to rent using the Home Office online service only.

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – UPDATE: Ministers delay Right to Rent changes deadline for landlords | LandlordZONE.

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LATEST: Scottland to fine landlords £25,000 if they evict tenants illegally

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Proposals to fine Scottish landlords up to £25,000 for illegally evicting tenants only vilifies the sector and risks driving out investors, a leading lettings agency boss has warned.

David Alexander, CEO of DJ Alexander Scotland, says the government’s ‘New deal for Tenants’ consultation paper suggests removing the current process for calculating damages for an unlawful eviction and instead, fining landlords up to 36 months’ rent if there is an unlawful eviction, which they calculate as 36 times the average Scottish rent of £693, working out at £24,948. In Edinburgh, this could be nearer £40,000.

The current mechanism for estimating damages requires a surveyor’s valuation which often results in a nil valuation.

The Scottish Government proposes that, as only a small number of cases have ever been brought, reform would help to simplify the process for a tenant to challenge an unlawful eviction, increasing access to justice.

“This would in turn deter landlords from carrying out an illegal eviction as the risk of challenge and penalty will be higher,” says Alexander.

Read more about evictions.

He says the intention seems to be to vilify and attack landlords and property investors and put all rights in favour of tenants.

Alexander, who runs leading Scots firm DJ Alexander, adds: “The majority of those involved in the private rented sector only evict as a last resort and would never consciously initiate an unlawful eviction, yet this paper seems to imply that this is a daily event and standard practice for landlords and agents.”

He believes the government’s plans run the risk of frightening many landlords and investors out of the market into property south of the border or out of the sector altogether.

“If this is the intention of the Scottish government then that is fine, they must do what they think is appropriate and explain afterwards where they will place the 700,000-plus tenants that currently live in the PRS in Scotland,” he adds.

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – LATEST: Scottland to fine landlords £25,000 if they evict tenants illegally | LandlordZONE.

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LANDLORDS: Could spending time in your garden make you happier?

admin    Uncategorized     agents

British workers spend a worrylingly short amount of time outside each day, risking their mental health and wellbeing, according to new research from plants firm Ambius.

Setting up an outdoor living space is an excellent idea when you have just a limited time to appreciate the beauty of sunlight.

Even a tiny outdoor area can enhance your general health in addition to increasing the resale value of your property. Unplugging, sitting outside, and soaking in the beauty and scents of nature is beneficial to one’s health.

You might be amazed at how many aspects of your health can benefit from outdoor dining, relaxing on your deck, or hosting a big party outdoors.

In this article, we will explore the benefits of outdoor living to mental health while pointing out some companies contributing to the landscaping industry. 

Boost your mood

It has been shown that spending quality time outdoors can boost your mood.

Taking a moment to smell the roses has been scientifically proven to be a good idea.

Shinrin-yoku, or “forest bathing,” is a Japanese ritual in which you quietly devote moments to interact with nature via the whole of your senses.

Forest bathing has a substantial favourable impact on psychological health, particularly for people with melancholic traits, according to a 2019 study of working class people with and without depressive moods.

Set aside two hours to disengage, simmer down, and absorb the views, textures, scents, flavours, and sensations of your own garden.

Healthier sleep

Spending quality time outside can assist you get a great night ‘s sleep.

Europeans invest a great deal of time gazing at screens, whether it’s on tv, laptops, ipads, or cellular phones.

These devices frequently generate blue light, the very same blue light that inhibits secretion of melatonin and disrupts your sleep cycle.

Switching off the lights and listening to the sizzle of an outdoor fireplace or pit (minus your smartphone!) can help to bring down blood pressure and get your body ready for rest.

Improve relationships

Spending more time with family and friends outside can help to deepen bonds.

Healthy relationships are built on communication and engagement.

Fortunately, something as easy as investing time in your deck or near the fireplace can enrich your relationships.

Spending quality time outdoors with your family improves mental skills, allowing you to concentrate and connect more effectively.

Instead of sitting in front of the TV to eat meals, head to your deck or nearby park for a surprise picnic.

Improve skills

Investing time outdoors, according to a University of California, Berkeley study, can result in an improvement in social competence, which is defined as “voluntary behaviours meant to assist or improve another person or person.”

Your willingness to serve others can be encouraged by the wonderful feelings evoked by nature’s sensory experiences.

When you’re in a bad mood, spend some time on your own lawn growing or caring for roses, shrubs, or veggies.

Boost work productivity

Spending quality time outside has been shown to alleviate mental tiredness, promote creativity, and even boost cognitive and emotional well-being has been shown in experiments.

Even the most dedicated employees can become burned out, but investing plenty of time outdoors can help alleviate some of the underlying causes that they can control.

If you sit at a desk, focus on getting outdoors at least three times a week for breakfast and dinner.

Best Landscape Companies for Outdoor Living

Sun Leisure

Sun Leisure is a UK supplier of high-quality weatherproof pop-up gazebos and tents that are easy to set up, dismantle and don’t break the bank.

For more than two decades, they have been delivering instant tents, pop-up gazebos, easy-up pavilions, and other products to the expo, recreational, racing, and hospitality industries in the UK and Europe.

Their pop-up gazebos and canopies are available in a wide range of sizes and shapes, making them perfect for a wide range of purposes, from gardening to full-time commercial use.

Ultra Decking 

Ultradecking boards have been professionally crafted to make your deck resistant to moisture, sunshine, rain, humidity, cold, and salinity.

Years after others have bloated, collapsed, splintered, and distorted under the harsh forces of nature, your board will maintain its brilliance, elegance, and structural integrity.  And, unlike other decking competitors, our capped composite decking preserves its colour over time.

Ultra Decking (UK), a composite decking manufacturer, uses high-quality, non-traditional materials to create products that are unmatched in terms of durability and weather resistance.

ProFresco

ProFresco creates stunning outdoor spaces that are precisely built around your lifestyle.

Every outdoor kitchen, garden gazebo, and vegetated space is custom-made to match your property and its surroundings.

Their goal is to provide you with the unbridled delight of outdoor recreation, with convenience, luxury, and flawless style, by collaborating with homeowners, engineers, manufacturers, and architects.

Their innovative design, high-end manufacturing excellence, and intelligent landscaping create environments you’ll appreciate all year long.

Royale Stones

Since its inception in 2012, Royale Stones have provided paving solutions to countless satisfied customers across the United Kingdom.

They are a family-owned business that values excellent customer service and understands the need for craftsmanship, especially when it comes to a terrace or sidewalk that will last for decades. 

©1999 – Present | Parkmatic Publications Ltd. All rights reserved | LandlordZONE® – LANDLORDS: Could spending time in your garden make you happier? | LandlordZONE.

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