SurreyLets are pleased to be able to offer a three bedroom detached family home situated scfronton the boundaries of Ockham, Cobham and Effingham Junction.

The property is available for a Long Term let, is pet friendly and offers generous living accommodation and is on the market for £1275pcm

Lounge with wood burning stove, Dining Room, Fitted Kitchen, Utility Room and Downstairs Cloakroom, access to the single garage, Two double bedrooms, Generous Single Bedroom and a Family Bathroom.

The only appliance let with the property is the cooker which is electric as the property is not connected to mains gas. The heating is by electric radiators which do increase running costs, but is reflective in the rental being charged.

Externally the property has ample room for off road car parking, an enclosed garden area and is within a  woodland setting with no close neighbours.

Properties like this rarely come to market that offer excellent value for money and a long term prospect so early viewing is recommended.  Please call SurreyLets, the Letting Specialists on 01483 282470 or send us a mail to info@surreyletsonline.co.uk

SurreyLets are members of ARLA and the Property Ombudsman

 

“Where is the happiest place to live?” This is what Rightmove have been asking in its poll guildford-005last month.

Almost 24,000 people completed the survey, based on 12 factors ranging from how friendly their neighbours are to what the local services are like.

The Borough of Guildford was ranked as the 29th happiest place to live in the UK and the 7th happiest region in the South East.

The Nationwide report concluded that people are the friendliest in Shrewsbury in the Midlands yet Walsall also in the Midlands was the least friendly.

Out of 206 entries Guildford ranked in 51st place for its community spirit. Guildford ranked  95th with people saying they had a sense of belonging and lower than average ranking in 126th place with people saying they felt they could earn enough to live comfortably.

Guildford has got happier over the last year it appears as the same survey in 2015 ranked the town at 22.

With picturesque locations across the villages surrounding the town and plenty of great amenities in the town and villages, it’s not hard to see why residents living in the Guildford borough might be feeling content.

SurreyLets responded to the survey saying “Its not surprising that Guildford ranks well in this Survey, but its also not surprising that it is 126th place on the earning and living comfortably scale either as house prices and rents are relatively high”

The area of Guildford is beautiful with many areas of outstanding natural beauty, parks, commons and woodlands. Known as “the lungs of London” as you commute you in just 48 minutes you are a world away from the city and you do feel that you can breathe. Surrey has a plethora of excellent and outstanding schools, diverse and inspiring leisure facilities and an abundance of theatres and entertainment venues. Guildford and the surrounding villages offer something for everyone and its really not hard to see why city-dwellers looking to make the move head for this beautiful area of Surrey.

Of course, the downside of the coin is the shortage of  rental property thats available in all the price ranges. SurreyLets director Sally Asling states “Families leaving London like to rent in an area initially before commuting to making a purchase but due to the high property prices don’t necessarily make the most attractive return on investment, so there is continually a lack of family property ranging from £1500pcm through to £3500pcm especially in the more desirable villages like Effingham, Bookham, East and West Horsley, Clandon and Ripley. There is also a lack of properties available for professional couples looking at settling down to rent – flats and starter homes ranging from 700pcm – £1500pcm are snapped up in a heartbeat of coming onto the market. I would encourage investors to not just look at the monthly ROI but factor in the eventual capital gain that the increasing house prices will achieve given the desirability of the area and the longer term view and the calibre of tenants you will attract.”

For more information about purchasing a property to let (Buy-to-Let) or for help and advice on Letting out your investment property or home please call SurreyLets, a dedicated and specialist Letting Agency.  Please call 01483 282470 or mail us at info@surreyletsonline.co.uk

Keep up to date with Lettings News from Surreylets! Visit our Blog 

 

 

The proportion of people who own their own home has fallen across every part of the UK since their peak in the early 2000s

The actual number of people in the UK who own their own home hit a historic low last year, when the rise of generation rent meant that fewer people were choosing to buy, instead remaining in rented accommodation and putting strain on the rental market that has been suffering a shortage of supply over recent years. Home ownership in England has fallen to its lowest level in 30 years as the growing gap between earnings and property prices has created a housing crisis that extends beyond London to cities and towns UK wide. Surrey Letting Agent, SurreyLets says this is evident in the number of people renting family homes in the area opposed to buying

“Even with good salaries and healthy deposits, the house prices have risen so much it simply isn’t possible to achieve the multiples on earnings or the large deposits needed to purchase a property in the affluent Surrey villages. It is much cheaper to rent. We are seeing a growing number of tenants renting their main home whilst using their salaries and savings to make wise Buy-to-let smaller investments”

Since the 90’s and into this millennium,   home ownership rose as purchasers were able to take out mortgages with no deposit (or a small deposit) got on the housing ladder.  According to the Nationwide Building society, property was growing at the rate of 20% a year and banks were keen to lend. However, after the credit crunch in 2008 and the tightening of borrowing has seen an end to self certification mortgages, zero deposit mortgages and sensible multiples against salary, properties are simply becoming less and less affordable for people to buy.

To give an example:

A married couple in Effingham, Surrey, solicitors earning 41K each with a take home monthly of 2800pm could obtain a mortgage IRO of £252- 378K av 315K.  Taking a 95% mortgage a deposit of £17500 is needed to purchase a property with a value of 332K if they borrowed 315K.

What 332K will get you in Effingham, Surrey?

At the time of writing there are no properties in this price bracket in Effingham, but if we extend the search a mile we find a one bedroom started house in Edenside Bookham  for £335K  or a 2 bedroom flat in Great Bookham at 335K

Renting or buying?

To rent the one bedroom house in  Edenside Bookham would cost £875pcm a month in rental opppsed to a mortgage on £315K  at a 3% rate costing £1493pm.** The benefit as a tenant is you are not paying for maintaining the property or insuring the buildings. The negative is no equity long term. 
Given that houses  (not flats) in East Horsley start at around £500K a couple moving to the area would need to be earning jointly in the region of 140K **with a 40,000plus deposit to get onto the housing ladder.  However the same couple could afford to rent up to £4,500pcm (according to affordability calculator used by Experian) which may answer why so many families moving into the area are choosing to rent their family home and buy Buy-to-Let properties to get on the housing ladder.

**figures above obtained using the calculator on the money advice service website

Home ownership across England peaked in April 2003, when 71% of households owned their home, either outright or with a mortgage, but by February this year the figure had fallen to 64%, according to the Resolution Foundation.

 

What will the Base Rate cut do for Investor Landlords and the Rental Market in Surrey?

The Bank of England’s Base Rate cut effective August 2016 from 0.5% down to 0.25% is great news for those on tracker mortgages and those obtaining a mortgage, but  the rate cut is unwelcome news for holders of cash and those dependent on savings.

increased house prices

It could be argued that the only place to put your money is in property as the lack of rental properties  to the high demand has continually been responsible for rising rates still offering a good return on invesment by comparison to what the banks and building societies will offer you.

The reduction in base rate should translate into lower mortgage rates, as it becomes cheaper for banks to access funding for their home loans. As a result, financing an investment purchase should be cheaper. In turn, this means that investing in property will become an even more attractive proposition to a wider pool of prospective investors.

In addition, the base rate cut has caused the value of the pound to loosen. This has added to the appeal of British property to international investors, as they can now get more for their money. So landlords looking to take advantage of cheaper funding in order to add to their portfolios may find they face increased competition from overseas.

Why investing in property is still a popular option

However, irrespective of our status within the EU, the fundamentals of the property market remain strong. To put it simply, people need homes to live in and we just don’t have anywhere near enough of them. According to the House of Lords Select Committee on Economic Affairs, the UK needs to build 300,000 homes a year to meet demand and have a “moderating effect” on house prices. The reality barely taps on the door of these official targets. Industry estimates suggest we built around 170,000 homes in 2015/16.

That imbalance between supply and demand will continue to support house price rises and rental growth. As a result, it will still be hugely attractive to investors looking for a strong return on their money.

Locally News

The areas of East and West Horsley, Effingham, Bookham, Fetcham and all the villages between Leatherhead and Guildford are hugely popular destinations for those in the city to relocate to. Still maintaining excellent transport links to the city, the commuter belt is getting increasing popular due to its local independent and state schools, shopping and leisure facilities. Whilst we have to be careful not to overdevelop and ruin our country villages, purchasing a property to let in these areas is a wise investment as the popularity of this villages have been on an upward trend for a decade and shows no sign of stopping.

East and West Horsley, Effingham and Bookham have a huge demand for family homes with the most popular rental bracket being between £1650 – £2995 for a 3-4 bedroom family home. There is a 3 bedroom detached home on the market for £675K situated at Effingham Junction that would rent for a minimum £1800pcm giving just over 3% ROI. Within walking distance of Effingham Junction train station and  a few minutes drive to get on the A3 or M25. The property is ideally situated for feeder schools in Horsley and Effingham for the Howard of Effingham School. This would make a great investment.

 

Rightmove recently published some questions to frequently asked questions from tenants  which we thought were really useful – so here at SurreyLets we have added a few more to the list to share with you.

  • Did you know that it’s illegal for an agent to charge you to view a property? However, once you’ve found a house you like and the agent and landlord have offered you the property, you should expect to pay admin fees before moving in
  • The Landlord has to by law provide you with a Gas Safety Certificate every year after the boiler and gas appliances have been inspected
  • When it comes to deposits, in England and Wales, there are no fixed amounts or restrictions on how much deposit you have to put down – it’s at the agent or landlord’s discretion (although a landlord in Scotland cannot legally ask for more than two month’s rent as a deposit).
  • You will need to purchase a contents insurance policy to the value of possessions you are bringing into the property. SurreyLets advise you to have specialist insurance which covers both their own belongings and those of the landlords against accidental damage caused by you
  • Need to fill a room fast? You can’t sublet one of the rooms in the property unless your tenancy agreement states otherwise – if in doubt it’s best to ask your landlord directly as they can evict you for breach of contract if they find out you have been doing so.
  • It is a legal requirement that all deposits are held in a government-backed Tenancy Deposit Protection Scheme. The Landlord or Agent should can also provide details of where your tenancy deposit is being held.Fancy doing some DIY? Before you start painting the walls or adding a bit of personality to the décor, make sure you ask for your landlords’ permission. If you ask nicely – they might even do it for you!
  • Did you know the contractual relationship a Tenant has is with the Landlord and not the Letting Agent, the Tenants are the client of the Landlords and the Landlord is the client of the Agent. The Agent has a duty of care to the Tenants.
  • Should your landlord be simply dropping in? Is your landlord popping round without telling you? According to the Housing Act 1988, your landlord must give you at least 24 hours’ notice before they can enter the property. (Unless in acute emergency to make the property safe)
  • When it comes to maintenance, your landlord is responsible for ensuring anything to do with water/gas pipes, broken boilers, radiators etc are in working conditions. So any issues with these – tell your landlord right away and don’t attempt a DIY fix job!
  • There’s different levels of tidiness from home to home but ensure you do a bit of spring cleaning regularly as it is unlikely, but if a court agree it is reasonable, you could be evicted from the property if it is too untidy.
  • Off on your holiday? If you’re planning on going away for longer than 14 days, you should tell your landlord. If you don’t and anything happens whilst you’re away, it may invalidate their insurance policy.
  • Rent-rise? Again? Your landlord cannot legally increase the rent cost agreed during a fixed-term tenancy agreement, unless you have explicitly given them your permission.
  • Feeling it’s time for a furry friend? You can keep pets living in a rented property as long as it is not forbidden in your contract or you’ve spoken to your landlord and they have agreed. There may be a further deposit implication if they do agree you can have a pet.

If you have any question about renting a property, please don’t hesitate to give us a call!  SureyLets 01483 282470

If you are thinking of letting out your property in Surrey, then one of the questions you may be asking in the early stages are, “What does the Landlord have to pay for, and what generic flatsdoes the tenant pay for”.

One of the most frequently asked questions for those letting flats and apartments is “Who pays the service charge?”. This is an important question especially for those investing in a property to purchase, as the cost of the service charge can greatly impact the return on investment.

A landlord is responsible for:

  • Making any repayments on the property to the mortgage/ Lending company
  • Keeping the structure of the building in good, safe condition
  • Maintaining Buildings and Contents insurance (though only obliged to cover their own contents and not the tenants)
  • Ensuring the property is fit for purpose and compliment with the Landlord ad Tenant Act.

Tenants are responsible for:

  • All utilities. Gas, Electric, Water, Council Tax, TV licence, broadband, phone, oil, septic tank clearing etc.
  • Their own contents insurance
  • The rental
  • Garden maintenance (unless otherwise agreed)

Therefore Landlords, if your property is leasehold, you are responsible for paying the service charge on the building. The only exception to this is in properties for special needs or the elderly where the service charge package includes 24hr safety monitoring or properties offering leisure facilities For more information see below.

The Service charge will normally include the buildings insurance, cleaning of communal areas, repairs to communal areas, repairs and maintenance on the building.  The service charge is normally set and agreed at an AGM held by the managing agents for the block or in smaller units will be agreed by all the residents. Normally there is a saved “pot” as a contingency. The amount may be fixed annually, but in the even of major work needed may have to be topped up. Therefore if considering purchasing a leasehold property its important to get a surveyor to advise you on the buildings condition so you are aware of any potential forthcoming costs and speak to the managing agents about the plans for the building.

Elderly / Special Needs / Assisted Living

In catering for those with special needs, some specific blocks include into the service charge, 24 hour assistance in the even of a fall. Some cater for communal activities. Where this is the case, the managing agents should be able to bill you with the areas of spend broken down. The Landlord would pay for anything related to the building, but a proportioned amount for the care should be met by the tenant.

Leisure Facilities

In properties where there is a gym / pool etc, the same applies and the tenants should pay the additional cost towards these facilities.

If you would like further information regarding this, please contact Sally Asling,  SurreyLets, the letting specialists on 01483 282470

If this information has been helpful, you may be interested in other articles from SurreyLets. Please visit our blog site. 

I write this with a child in year 6 in the oversubscribed, increasingly popular and highly sought after academy that is The Raleigh School in West Horsley. I count myself as privileged and increasingly fortunate. As I write, I am, like a few hundred other parents, waiting to hear if my son has got into The Howard of Effingham School in September. That said, like many others before me, I moved a matter of just one road to be certain of catchment areas for the schools.

Last week I took on a property “To Let” very close to the school and immediately went under e-mail attack. It felt akin to how I imagine Simon Cowell feels at the auditions for the  X-Factor; each  excited applicant streaming “pick me first” and offering on a property before I had even got the key.

It doesn’t matter how you cut it. Its dog eat dog in the world of housing and getting your child into a school.

There is a 5 deep waiting list for most year groups at The Raleigh. To get to the top, after siblings and looked after children ,it all becomes a matter of geography. Roll of the dice, the closer to the school the more chance you have of securing a place. So when a house a stones throw away from the school comes on the market, the stampede starts.

Homes close to the school sell  and let quickly and at a premium. They are sought after. So, when I saw this property come on the market with Curchods this week with an asking price of £775K, potentially giving a potential gross ROI of 4 % I thought it was worthy of a mention as this is a good ROI for this area. You can download the brochure here. Oh, and it really is a “stones throw” away, even with my poor attempt with a pebble! low res drive

 

Located within the popular village of West Horsley, literally a moments walk of the sought after Raleigh Primary School, this immaculate home really does offer everything a family could need.

 

 

The property would realistically let out IRO £2750pcm.  There is 1555q ft of property, making it not a super large home, but the fact that its divided into 5 bedrooms could suit a larger family, and after all, its a larger family who will have the need for the school. The one thing is certain, whilst the school is situated here, this property will always be let!

However, I would be tempted to advise a  would be investor to ditch bedroom 5 and add another bathroom (en-suite) and have it as 4 bed 2 bathrooms opposed to 5 bed and 1 upstairs bathroom. Given we have property only a short way down the road that rents at £2500pcm and lacks the office, this property I believe would rent quickly. We are seeing rentals in the roads surrounding the school average at 30 months which is perfect for long term investors.

If you would like to view this property call Curchods on 01483 281010. If you would like to discuss buying this property to let and would like some impartial free and without obligation advice, then call Sally Asling at SurreyLets on 01483 282470 

 

 

 

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