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An independent estate agent serving Southwest London

Equiti Property is an independently owned estate agency serving the Southwest London and surrounding areas, including Mitcham, Morden and Croydon – committed to offer all our clients a professional service that is personal, friendly and efficient.

We recognise that each client has different needs and preferences, so we aim to provide a tailor-made service to suit your specific needs and requirements to the level of exceeding your expectations at all times.

When it comes to selling or renting your property, choosing the right agent for the job is crucial. We pride ourselves in making what can be a stressful and sometimes difficult process simple and straightforward, to bring about a successful sale or letting.

If you have any specific requirements or would like to discuss any property related issue, please come in and discuss with our dedicated Property Consultants or call us and we will arrange a home visit if you require.

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News & Blogs

Essential steps to assess your rental yield

As a landlord, it’s important to be able to assess whether a property is likely to be a good investment before you buy it. Then, once your property’s rented out, it’s helpful if you can check periodically to make sure the basic rental return is keeping up with – and hopefully beating! – the average for your local area. Although there are a few different measures you can use to work out how well a property investment is doing (or is likely to do), gross yield is the figure that’s most commonly quoted in the lettings industry. Gross yield is the annual rent expressed as a percentage of the value of the property. It’s a basic indicator of how good an investment a property is from a rental income perspective, and it allows you to quickly compare one property with another. Then, if you want a better idea of how much profit a property will generate, you can deduct costs to make a net rental yield calculation. If you’re not used to working out yields, or you’re unsure about how they can help you compare investments, you’re in the right place! Here’s our step-by-step guide to assessing rental yield: Step 1: Know the property’s current value The value of the property is the first figure you need in order to make the yield calculation. If you’re in the process of choosing a property to buy, you can take the asking price as the value. If you want to know the current value of a property you already own, you can check the price of comparable properties online or contact us any time for an up-to-date market appraisal. Step 2: Know the annual rental income Secondly, you need the annual rental income amount. If you already own the property, simply multiply the monthly rent you’re currently charging by 12. If it’s a property you’re considering buying, you can look online to see the advertised rents for similar properties or, for a more accurate figure, speak to one of our lettings team. Step 3: Calculate the gross yield Using the property value and annual rent figure, you can then calculate the gross yield. That will tell you how good the rental income is versus the property value, and it’s a good basic way to compare properties to see which could give the best return for your investment. A simple example: A property is on the market for £100,000 and would generate £5,000 a year in rental income            (£5,000 ÷ £100,000) x 100 = a 5% yield Once you know the yield of a property, you can compare it with the average for the area, the country or the whole UK. And where it becomes particularly valuable for you as an investor is when you’re comparing properties to buy, especially when they have different purchase prices. For example: Property 1 is £180,000 with potential annual rental income of £7,500 Property 2 is £210,000 with potential annual rental income of £8,500 Property 3 is £170,000 with potential annual rental income of £7,000 At first glance, it’s clear that the more you pay, the higher the rental income, but it’s harder to see which makes the better investment from a rental perspective. That’s where the gross yield calculation comes in: Property 1 = 4.16% yield Property 2 = 4.04% yield Property 3 = 4.11% yield So, property 1 looks as though it may be the better investment from a rental income perspective. While gross yield is a helpful basic indicator that allows you to compare any number of rental properties, what’s often very useful for you as a landlord – particularly when you’re deciding between properties to buy – is to work out the net rental yield. This takes into account all the costs associated with an individual property, so you get a much better idea of which will give you the most relative rental profit each month. Step 4: Know the ongoing costs associated with the property In order to calculate the net yield and profit figure, you need to know all the ongoing costs associated with your rental property. Older homes, leasehold properties and properties with more land, for example, tend to have higher running costs. So, while different properties could have the same gross yield, the net yields might vary enough to affect your decision about which one to buy. Key annual costs you should investigate include: Ground rent and service charges for leasehold properties Approximate costs for general maintenance and likely repairs to the property Garden maintenance costs Servicing costs for fireplaces, log burners or specialist heating systems Septic tank maintenance charges Any shared access costs And don’t forget to include the monthly mortgage payment, which may vary according to the purchase price. Step 5: Calculate the net yield Calculating the net yield is important, as it indicates how profitable a rental property is. The gross yield simply tells you the income in relation to the property value, but the net yield is about how much money you’re making. The calculation is similar to the one for gross yield, but it uses the annual rental profit figure, rather than annual rental income. For example: A property is on the market for £100,000 and would generate £5,000 a year in rental income The annual property costs are £2,200, giving a rental profit of £2,800 (£2,800 ÷ £100,000) x 100 = a 2.8% yield Now, let’s say you were deciding between two quite different types of property: Property 1: A modern leasehold flat, worth £175,000, with an estimated rental income of £10,200 a year (£850 pcm). The interest-only mortgage cost is £4,500 a year and the other costs around £2,300. That gives a gross yield of 5.8% and a net yield of 1.9%. Property 2: A Victorian semi-detached house, worth 180,000, with an estimated rental income of £9,960 a year (£830 pcm). The interest-only mortgage cost is £4,560 a year and the other costs around £1,400. That’s a gross yield of 5.5% and a net yield of 2.2%. So, although Property 1 appeared the better investment from a gross yield perspective, when you take into account the ongoing costs, it’s actually Property 2 that gives a better net rental return, even though it’s slightly more expensive and has a lower annual rental income than property 1. Note: Check how advertised yields have been calculated Generally speaking, the average yields published by companies like Nationwide and quoted in the media are gross figures that use the same basic calculation as we’ve detailed. However, some companies – and particularly new-build developers – have their own standards for what they call ‘gross’ and ‘net’ yields. For instance, for the ‘property value’, they might include renovation costs or simply use the price originally paid, rather than the current market value. And for the ‘net rental income’ figure, they may simply have deducted the average mortgage payments, but no other costs. So, always make sure you’re clear on how other sources have calculated the yield they’re quoting; then you can make sure you’re comparing like with like. Of course, rental yield is just part of the picture when you’re assessing the quality of a property investment. There’s also the annual return on your invested funds to consider and capital growth to factor into your profits over time. But if you know how to calculate gross and net yield, you’ve always got a reliable tool that will allow you to assess the level of rental return for any property. If you have any questions about rental yield or you’d like to find out which properties and locations in your area tend to achieve the best yields, please get in touch with us. We’re always happy to share our experience and help landlords achieve the best possible returns. Call us on 020 38686971 or email and we’ll get right back to you.

Published by on     Oct 15 , 2021

Remortgaging your rental property

As a landlord, you might own your property outright or you may have a buy to let mortgage. If you do currently have borrowing, that could be because you didn’t have enough capital available to buy without a mortgage, or perhaps you chose to leverage your investment to improve returns. Whatever your position – whether you have a mortgage at the moment or not – it’s a good idea to look at your financing options every year or two. There are new mortgage products being launched onto the market all the time, and your own investment plans or personal situation may change over time, so periodical reviews will help you make sure your property is always financed in the right way – for you. So, when was the last time you either considered your options or remortgaged? If it’s been a while, then it’s certainly worth reviewing things now. There are a number of different ways you can benefit from remortgaging, some of which you might not have thought about before, and there are also things you need to consider carefully. So here’s our remortgaging round-up, starting with the benefits. Increase your return on investment (ROI) If you own your rental property outright and its value increases by 10%, that’s a straightforward 10% return on your invested capital. But let’s say you take out a 50% mortgage and use your own money for the other 50%; now when the value increases by 10%, it’s a 20% return on your investment. And if you took a 75% mortgage and put down just 25% in deposit funds, that same increase in value would be a 40% return. Obviously, you have to factor in the cost of borrowing and the monthly repayments, but it may be well worth thinking about taking advantage of mortgage finance to increase your returns. Expand your investment portfolio If you take on more mortgage borrowing, you can use the equity you release from one property to invest into another. That means you can expand your property portfolio at potentially no extra personal cost, and many landlords find they’re able to significantly increase their return on investment using this method. For example, if you have £120,000 to invest, you could buy one property worth £120,000 outright. But you could also divide that £120,000 between three properties, all worth £160,000, putting down a 25% deposit on each. Again, this is a simplified example and there will be additional costs to consider – for financing and getting the properties ready to rent – but it gives you an idea of how you could make your money go further. Use equity to pay for improvements Remortgaging can be very useful and worthwhile if you need or want to make improvements to a property. Mortgages are one of the cheapest forms of borrowing, so if you don’t have a lot of free capital to pay for renovations and refurbishment, it can be well worth releasing equity to cover the cost of the work. And if the improvements you make result in the capital value of the property increasing by more than you’ve spent, you’ve immediately made your money back! It’s also worth getting some advice from local letting agents about what tenants are currently looking for before you finalise your plans. If you can improve the property so that it offers what’s most in demand – especially if it’s also in short supply – your rental will rise to the top of many tenants’ wish lists. Then you may be able to charge a higher monthly rent, increasing your ongoing profits on top of the capital gain. For more advice and ideas on improving your rental property, read our blog, ‘How to present your rental property to attract the perfect tenant’. Release some money to enjoy! When a property is your own home, not having a mortgage can give you great peace of mind that the roof over your head is all yours. But when it’s an investment – particularly if the rental income covers the costs with extra profit on top – do you need to have so much capital tied up in it? It’s certainly sensible to keep your borrowing at a level where the rent covers the repayments, but if you’ve owned the property for a number of years and it’s gone up in value, why not remortgage and release some of the equity to supplement your lifestyle? You could take a holiday, buy the car you’ve always wanted, treat a friend or family member – even just put it in the bank so you can splash out here and there. Secure a better interest rate Finally, even if you don’t want or need to release any equity, it might still be worth remortgaging if you can move to a product with a better interest rate and perhaps better terms, to lower your monthly payments. While remortgaging certainly has its upsides, here are four key things to consider before you commit to moving ahead: 1. Maximum loan to value for ‘portfolio landlords’ If you have four or more buy to let properties, you’re classed as a ‘portfolio landlord’. As such, although you might be able to access mortgages at 80% or even 85% loan to value, the total borrowing across your portfolio of properties can’t be greater than 75%. 2. Be aware of the cost of the extra borrowing Generally speaking, if you increase your borrowing, your monthly repayments will go up, so make sure you calculate how that will affect your cash flow. On the other hand, if you can secure a lower interest rate with your new deal and you’re not releasing a huge amount of equity, there may not be much difference in cost. 3. Work out which type of rate is most suitable When you’re looking at mortgage deals, as well as the interest rate, you need to consider the type of mortgage and any tie-in periods. For instance, a variable or tracker mortgage might have a slightly lower interest rate, but it may suit you better to have a fixed rate so you can be sure of your costs over the next few years. 4. Benefits of using a broker You may have a great relationship with your bank or current lender, but if you want to make sure you’re getting the best possible mortgage deal, you really need to be able to look at every product that’s available, not just what one lender is offering. It may be worth consulting with an independent broker who specialises in buy to let, who should have access to the entire market and will be able to advise on which is likely to be the right mortgage for you. They also know how to complete an application so it has the best chance of being approved as quickly as possible. A good broker will stay in touch with you and let you know when it might be time to switch products. And because they’re specialists, they’ll be able to guide you quickly through any changes in the market so you don’t have to spend hours of your own time trying to calculate the pros and cons of one rate versus another. Before you make any investment decision, it’s highly advisable to talk things over with a financial advisor, who can make sure you understand the risks as well as the benefits and help you decide on the best route forward. At Equiti Property, we’re always happy to recommend financial professionals who can discuss refinancing options for your property or portfolio. And if you’d like to find out more about current tenant demand and trends in your local lettings market, we’re here to help. Call us any time on 02038686971 or email, and one of the team will get right back to you.

Published by on     Sep 08 , 2021

Unfurnished vs Furnished properties explained

Whenever landlords have a rental property to prepare for the market, one decision they have to make is whether to let it furnished or unfurnished. If you’re in that position right now, two questions you might be asking are: ‘Do I want the bother of furnishing it?’ and ‘Will paying for furnishing be worth the investment?’ In our experience, rather than focusing on those questions, it’s best to be guided by the market. The type of property you have and its location will generally appeal to a certain type of tenant, who will usually have a preference for a particular level of furnishing. We have found that a three-plus bedroomed home in a suburban neighbourhood is likely to attract families who are perhaps relocating to the area for a while or who are upsizing in the rental market and currently have no plans to buy. In both cases, they’re likely to have at least some of their own furniture, so will be looking for unfurnished or part-furnished. On the other hand, if you have a smaller property to let in a city centre, you’re more likely to have high demand from younger individuals and couples that might be moving in together for the first time, and they generally want fully furnished. So, the first thing to do is speak to a local lettings expert who knows about current and likely future demand for your particular type of property. Feel free to get in touch with us at any time – we’d be happy to talk through tenants’ expectations and what you can do to make your property as attractive as possible to them. You can also find plenty of advice in our blog, ‘How to present your rental property to attract the perfect tenant’, which you can read here: Perfect presentation to attract perfect tenants Once you’ve researched tenant demand, you’re likely to have a better idea about what level of furnishing might be most appropriate for your property. But what are the main differences between letting furnished and unfurnished? Here are the key points you need to know to make sure you get things right, whichever option you choose. Monthly rent It might surprise you to know that there isn’t a huge amount of difference in rental price between the two, with furnished properties on average letting for around 5% more than unfurnished. We’d suggest the most important thing is that you focus on satisfying demand, and if you’re able to be flexible about the exact level of furnishing, that can often help secure a tenant who’s happy to pay a good monthly rent for a property that meets all their needs. What fittings and furnishings do you need to provide? In an unfurnished property, while you’re not expected to provide any furniture, today’s tenants will expect kitchen and bathroom fittings, curtains or blinds, carpets or other suitable flooring and light fittings. These days, it’s also usual for at least some white goods to be included: fridge/freezer, oven, hob and washing machine. In a fully-furnished property, tenants will expect you to provide all fittings and furnishings, as well as some basic equipment. The quality of finish and type of furniture will depend on your target market – again, get in touch with us to find out what’s going to help secure the best tenants and generate the highest monthly rent. As a general guide, this is what an ‘average’ furnished property will include: Key pieces of furniture: beds, wardrobes, bedside tables, drawers, sofa, chairs, dining table, cupboards and side tables White goods: fridge/freezer, oven, hob and washing machine. If it’s a higher-quality rental, tenants may also expect a dishwasher, microwave and tumble dryer Basic crockery, cutlery, glassware and cooking equipment Some accessories: lamps, mirrors, cushions and a little wall décor. If it’s a corporate let or a multi-let property, you’ll also be expected to provide full kitchen amenities and small electrical goods, including: A range of glassware, crockery and cutlery Cooking and baking equipment and utensils Kettle and toaster – and for higher-end rentals, a coffee machine and juicer/blender A ‘smart’ television Lamps, vacuum cleaner, iron and ironing board. Importantly, any upholstered furniture and furnishings you provide – things like sofas, armchairs, cushions, loose covers and mattresses – must display labels confirming they meet current flame-resistance standards. So, if you’re planning on having some second-hand or older pieces of furniture, a top tip is to check for this label, and if there isn’t one attached, then you can’t legally have the item in your rental. Maximising light and space Whatever level of furnishing you’re providing, it’s important to think about creating light and space in the property to help boost its appeal to tenants. Here are a few tips that can help give the illusion of extra space: Choose a light colour for the walls – something like soft cream or light beige – and paint all woodwork and ceilings white Don’t have any texture on the ceiling – you want it to be almost ‘invisible’ Have the same wall colour and flooring throughout to help make the space flow Have mirrors throughout: they bounce light around a room, give the impression of extra depth and can really help narrow hallways feel bigger and brighter Hang pictures in a portrait orientation to make ceilings feel higher Make sure the furniture is in proportion to the room. A huge sofa in a small sitting room will make it feel even smaller, so choose furniture carefully and don’t overcrowd the rooms – you can always add items if the tenant needs more. If your property is furnished, you’ll have to invest more money into getting it ready to rent than if it’s unfurnished, but what else does the level of furnishing affect? Maintenance Every landlord has maintenance costs, but as the landlord of a furnished property, you’ll need to budget for repairing and replacing your furnishings over time. However careful your tenants are, the furniture will be subjected to wear and tear over time and, when you come to re-let, you’ll have to ensure the property looks fresh and clean for the new tenant. So, choose your furniture carefully – aim for good-quality, hard-wearing basics, with soft furnishings and accessories that can be replaced relatively cheaply. For example, go for a decent quality sofa that has loose covers you can easily wash or replace. The other main maintenance job you’ll have to think about is electrical testing. It’s recommended that all ‘portable’ electrical items are tested regularly to make sure they’re safe to use – once a year is advised. That includes electrical white goods, lamps, kettles, vacuum cleaners and irons; so, if your property is fully furnished, you need to consider that it will cost more to have everything checked. Insurance A fairly standard landlord insurance policy should insure the building itself and basic décor of the property against accidental and deliberate damage. But if you choose to furnish it, you might want to consider taking out extra cover for the furniture and other items you’ve provided. Inventory Having a furnished property will mean a more extensive inventory, which usually makes it more expensive than for an unfurnished home. And we would recommend you use a professional inventory clerk to make sure the record contains everything it should. Length of tenancy As a general rule, tenancies tend to be longer for unfurnished properties. Some people find it quite an upheaval to move with all their furniture and possessions, and it can be potentially expensive to use a removals company. So, once tenants have completed the move, they’re usually keen not to have to do it again for a while! We also find that when a tenant brings all their own furniture and furnishings to a property, it usually quickly feels like home and, generally speaking, the more ‘at home’ a tenant feels, the longer they tend to stay. So, if you’re letting your property unfurnished, allowing tenants to make changes to the interior décor (within reason) and being flexible about letting them do things like fitting shelving to walls can help secure a long-term let. Similarly, with a furnished property, tenants might be more likely to stay longer if you’re flexible about swapping out some of your own furnishings if they start to buy their own, or if you’re happy to provide any additional items that would make them more comfortable. If you’re letting a property for the first time or your current tenancy is coming to an end, make sure you’re up to date with who your next tenant is likely to be and what level of furnishing will result in the quickest and best let. We speak to great tenants every day and can help you make sure your property – whether it’s furnished or unfurnished – offers just what they’re looking for. So give us a call on 020 38686971 or email – we’d love to help!

Published by on     Aug 30 , 2021

Landlords – how to protect your rental income

Landlords – how to protect your rental income For many landlords, rental income provides a valuable boost to their other earnings or pension. For some, it may even be their only income, while others might mainly use it to cover the cost of the mortgage and other expenses, as they wait for growth in the capital value. And some people use their returns from property to re-invest for future financial security. Whatever your reason for letting, the rental income is important. And once you’ve made the effort to get your property ready to rent and found a suitable tenant who’s willing to pay a good market rate to live there, it’s wise to do everything you can to protect that monthly income. Here are five positive steps you can take to help ensure you receive – and keep hold of – as much monthly rental income as possible. Reference thoroughly Start out on the right foot by making sure you reference your tenants carefully. That normally means: Asking tenants for 3 months’ bank statements. That will show you their regular income and expenditure and give you a good idea of whether they can afford the rent Carrying out credit checks. A basic credit report will tell you whether someone has a bad credit history or has any county court judgments (CCJs) against them Obtaining a reference from their previous landlord. You should ask them to confirm whether rent was always paid on time and in full, and if they would be happy to let to the tenant again Obtaining a reference from their employer. This is to confirm that they work for the organisation and should state the tenant’s current job role and take-home pay. All this information together should give you a good idea of whether the tenant is likely to treat the property well and pay the rent as agreed. Ask for a guarantor Sometimes, perfectly reliable tenants simply can’t provide the proof of income we look for in our referencing process – for example, students or people who have just started a new job. And tenants working in certain industries, like hospitality, might be more vulnerable to losing their job through no fault of their own. In this case, a good solution is to ask for a guarantor – someone who will be responsible for paying the rent if the tenant can’t. That person is usually a parent, but it could be a close friend or an employer. The important thing is that you reference them in the same way as you would a tenant and make sure they sign either the tenancy agreement or a separate guarantor agreement, which should include their details, details of the tenancy and how much they’re prepared to guarantee. Some other key points to know about the guarantor: Where possible, ask for the tenant to recommend someone who’s a UK resident, because it’s more difficult to recover debts from people who live in other countries Ideally, they should own assets so you have something to claim against if they don’t pay Try to meet them in person, or at least have a video call, so you can explain exactly what they’re agreeing to and answer any questions Every time the tenancy is renewed, they’ll need to sign a new agreement to confirm they’re happy to continue to be a guarantor. Take out rent guarantee insurance Rent guarantee or rent protection insurance can be a fairly cost-effective way of ensuring you’re not left out of pocket if a tenant can’t or won’t pay their rent. Many policies will cover you for the full rental amount for up to 12 months – with an upper limit – and include legal expenses in case you have to go through the eviction process to regain possession of your property. If you don’t already have insurance to protect your rent, call us on 020 38686971 and we can chat through the cover we offer landlords. Minimise voids Any time when your property is standing empty, you’re losing potential rental income, so you’ve got to do all you can to make sure there’s as little time as possible between tenancies. Three key ways to do that are: Keep your tenant happy. If you communicate well with your tenant, respond quickly to any requests for maintenance etc. and make sure they have everything they need, they’re much more likely to stay longer. When there’s a change of tenants, some gap between the tenancies – even if it’s just a day or two – is almost unavoidable, so the longer you can keep the same one in situ, the better for your income flow. Stay up to date with the market and tenants’ expectations. Standards in the rental sector are improving all the time, so if you haven’t had to re-let your property for a few years, you might not be aware of any changes in the market ‘norms’. Refreshing or upgrading some aspects of the property so it offers everything your target tenant is looking for should ensure a quick re-let at the best possible rent. See our blog: ‘How to present your rental property to attract the perfect tenant’. [HYPERLINK] Advertise early and well. As soon as your current tenant gives notice, list the property with some attractive, up-to-date photographs. Importantly, make sure the rent you’re asking is realistic and competitive with other local rents. It’s much better to take a little less every month from a paying tenant on a 12-month agreement than to have the property sitting empty because tenants feel it’s overpriced. If your tenant is approaching the end of their current tenancy, come and speak to us. We’d be happy to give you our advice on the current market and discuss how we could help you keep any void period to an absolute minimum. Finally… Make sure you’re investing tax-efficiently Once you’ve got your rental income, make sure you keep hold of as much of it as possible! Property tax is a complex and specialist area, so it’s wise to seek advice from an expert, who can help make sure you take rental profits and other gains in the most tax-efficient way, according to your own personal circumstances. Over and above all these things, a big factor in the success of your rental is how it’s let and managed. Some experienced landlords who have the time and resources choose to handle things themselves, but the majority of landlords use the services of a professional letting agent. At Equiti Property, we have systems and processes in place to help ensure every aspect of a tenancy runs smoothly for our landlords, and our team is experienced in recognising and resolving any potential challenges early on. So, whether you’re just at the start of your rental journey or you already have one or more properties, get in touch with us to discuss how we can help protect your rental income. Call us on 020 38686971 or email and we’ll get right back to you.

Published by on     Aug 30 , 2021

Multiple occupancy vs single lets – what’s the difference?

Multiple occupancy vs single lets – what’s the difference? Letting a property to multiple occupants is an attractive option for many landlords, as it can generate a much higher return and far more monthly rental profit than a single let. However, it’s not for everyone, as the rules and regulations for Houses in Multiple Occupation (HMOs) are more complex than for single let properties and the management demands are much greater. Here, we take a look at the main differences between letting a property on a multi-occupancy basis and letting to just one household, highlighting the key things you need to know in order to decide which is the right type of let for you as a landlord. What is an HMO? Student lets and house shares are generally HMOs. The government defines a property as an HMO if it houses three or more tenants, who form more than one household (i.e. are unrelated) and share toilet, bathroom or kitchen facilities. If there are five or more tenants, it’s classed as a ‘large HMO’ and will need to be licensed. Can any property be let to multiple occupants? Unless it’s a leasehold property that has a ‘no letting’ clause in the lease, you can rent out pretty much any residential property on a single-let basis. In contrast, not every property can be let as an HMO, mainly because it adds to the density of the population, which isn’t appropriate for every area. In some cases, you might find a community objecting to HMOs because of the lifestyle associated with occupants of a multi-let. For these two key reasons, local councils have the authority to decide whether a property can be an HMO. IMAGE TO BE USED HERE – DELETE THIS LINK FROM BLOG POST BODY ONCE DOWNLOADED AND UPLOADED AS IMAGE: Licensing and planning for rental properties If you have a single-let property in England, neither you nor your property needs a licence. For multi-lets, although the national law only requires large HMOs to be licensed, local authorities have the power to require licensing of smaller HMOs. You may also need to apply for planning permission for change of use. There are three ‘use classes’ that apply to residential properties: C3 – a single family home or up to six people living together as a single household C4 – HMOs housing between three and six unrelated people Sui Generis HMO – properties housing seven or more unrelated people. If you’re letting a residential property to a single household, there is no need to apply for planning permission, even if the property used to be let as an HMO. For HMOs, while not every local authority requires you to make a planning application to move from C3 to C4, some do. For example: In Oxford, any property classed as an HMO must be licensed, and landlords need to apply for planning permission if they want to change the use class. In Bournemouth, only the national licensing regulations apply, and there’s no need to obtain planning permission for up to six occupants. So, with both licensing and planning under the control of each separate council area, it’s vital that if you want to let a property as an HMO, you speak to your own local housing department to clarify the rules before you invest, to make sure you’ll be able to let it in the way you want. IMAGE TO BE USED HERE – DELETE THIS LINK FROM BLOG POST BODY ONCE DOWNLOADED AND UPLOADED AS IMAGE: Fire safety Every rented property has to meet certain standards of health and safety, but these are higher for HMOs, mainly in terms of fire safety. For single lets: Risks must be assessed Any furniture and furnishings supplied must have ‘fire safe’ labels Tenants must have clear access to escape routes There must be a smoke alarm on each floor, tested at the start of each tenancy. The additional regulations for HMOs include: Installing a smoke alarm in each individual unit, e.g. bedroom or bedsit Having a mains-powered, interconnected fire alarm system Fitting fire doors, which should have closers Having fire extinguishers on each floor If the property is licensed, having a written risk assessment. Again, each local authority can impose its own requirements on top of national rules, so always check these with your local council housing department. Overall, whether you have a single let or an HMO, the important thing is that you can show you’ve taken all reasonable steps to ensure the safety of your tenants. We’d suggest the best way to do that is to have a local Fire Safety Officer visit the property to confirm the legal requirements and recommend any further ‘best practice’ steps you should take. Finance and insurance When you’re looking for a mortgage for a single-let rental property, you’ve got a huge number of buy to let products to choose from. But if you’re buying an HMO – whether that’s an existing multi-let or a property you’re planning to convert to an HMO – you’ll need a more specialist mortgage, which only a small number of buy to let and commercial lenders offer. Similarly, while most insurance companies offer landlord insurance for single lets, there are a limited number of providers that will cover you for an HMO, so you’ll need to find a specialist insurer. Be aware that your premiums may be higher, as the risk in letting to multiple unrelated tenants is greater. However, as with other types of property, you can often save money by taking out ‘portfolio insurance’ and putting all your properties on one policy. IMAGE TO BE USED HERE – DELETE THIS LINK FROM BLOG POST BODY ONCE DOWNLOADED AND UPLOADED AS IMAGE: Management Any rented property needs a certain level of management and maintenance. The property must be kept in good condition, and you’ve got to secure all the necessary safety certificates; tenants need checking in and out, and there are bound to be phone calls and emails that need dealing with during the tenancy. However, if you’re letting by the room, the management and maintenance demands are much higher. Your tenants are going to be moving in and out at different times, and house share tenants tend to move more often than single households renting a whole home. That means more advertising, more enquiries, more viewings and more check-ins and check-outs. Also, because they’re all different households, you tend to get a greater number of phones calls for all sorts of reasons. In terms of maintenance costs, because the communal areas in an HMO are shared and therefore no tenant’s exclusive responsibility, you’ll also have to provide cleaning and gardening services. And for each rented room, you’ll have cleaning between lets and check in/out inventories. On top of maintenance, you also need to account for paying the council tax and utilities, plus tenants will expect you to provide high-speed wireless internet in an HMO property – although these costs should be reflected in the all-inclusive rent. IMAGE TO BE USED HERE – DELETE THIS LINK FROM BLOG POST BODY ONCE DOWNLOADED AND UPLOADED AS IMAGE: Benefits of single lets vs. HMOs: Your initial costs are usually much lower than with a multi-let. As long as the property is in good condition, you might only need to secure gas and electrical safety certificates and fit smoke alarms. However, if you’re converting a family home to an HMO, you’ll probably have to add stud walls and extra bathrooms, and then there are all the extra fire safety measures to install. You may also have licensing and planning application costs, plus the cost of any works required – for example, the planning departments might require parts of the property to have soundproofing. There’s less management involved – just one tenancy agreement, one household to deal with and a longer average tenancy length. With multiple unrelated tenants, especially when they’re all on separate tenancy agreements, it can be a lot of administration. Capital growth is generally better over time because a single household property has more universal appeal than a multi-let and is often in a slightly more desirable neighbourhood. When you sell an HMO, it’s either going to be to another investor, who will be keen to buy at a discount, or to someone looking for a family home, and they’re going to have to do a fair amount of work to restore the property. Benefits of HMOs vs. single lets: Your rental income, yield and net returns could be double what you would get , in comparison to letting the same property to a single family – even with the additional costs. It’s not surprising that this is the main reason why landlords choose to invest in HMOs. You can virtually eliminate the risks associated with voids. By letting rooms individually, you greatly reduce the chance of ever having a month where your rental income doesn’t cover your costs. With a single let, any gap between tenancies is time when you’re not getting any rental income at all. You might consider investing in both types of let, to help diversify and balance your property portfolio – even if it’s just a small one. You could have a couple of single-let properties that are likely to increase well in capital value over time, even if the rental profits are relatively small, then an HMO to significantly boost your monthly income. We’re always happy to speak to landlords about any aspect of property investment, so whether you’re just at the start of your landlord journey and would like some general advice, or you’re more experienced in buy to let and are thinking of diversifying your portfolio, please give us a call any time on 020 38686971 or email and we’ll come back to you right away. We look forward to hearing from you!

Published by on     Aug 30 , 2021

Accidental landlord? What you need to know

Accidental landlord? What you need to know Some people are landlords because they’ve made a deliberate decision to buy property and rent it out. They’re part of the buy-to-let crowd, who’ve chosen to use property as an investment vehicle to grow their wealth. However, there’s another group of landlords that more and more people are joining: those who’ve ended up letting property because of circumstance, rather than any pre-planned strategy. These people are known as ‘accidental landlords’. So, is that you? Have you found yourself with a ‘spare’ property that you don’t want or need to live in? Perhaps you’ve: inherited someone else’s property moved in with your partner temporarily relocated for work moved house but not been able to sell your previous home… Whatever the reason, if you’ve now got a property you want to rent out, it could prove a great investment for you, but there are a number of important things to know and consider before you think about moving a tenant in! Why do you want to be a landlord? With any new venture, the first thing is to be clear on your objectives, so take some time to really think about why you want to let this property, rather than sell it, and what you want to get out of it. Ask yourself questions like: How long do you want to let it for? Do you plan to move back into it yourself at some point? Have you got money to invest in getting it ready to rent? What are your investment priorities: monthly income or capital growth? What kind of tenant would you prefer? Do you want to manage it yourself or have an agent look after it for you? Once you’ve got a fuller picture of what’s involved in being a landlord, you can make more detailed short, medium and long-term plans, but the basic questions above will give you somewhere to start when you’re talking to agents, financial advisers, etc. Lettings rules and regulations The next important thing to understand is that there are a huge number of very specific rules around letting property and being a landlord. Some are to do with the property itself, the type of let and the standard of accommodation you’re providing; some are about the rights and responsibilities of landlords and tenants; but there’s a great deal to know and understand to make sure you stay on the right side of the law. It’s also important that you understand the contract with your tenant. If you’ve never rented a property yourself, you might not be familiar with the terms of a tenancy agreement and what you as the landlord can and can’t do while your tenant’s living in the property. In particular, if you’ve got an emotional attachment to a former home, make sure you’re happy to accept the tenant’s rights because, once you’ve agreed a let, it’s not necessarily a simple process to get the tenant out if you change your mind! We’d suggest you work with an experienced letting agent, who’s been professionally trained and knows the business inside out, so can give you the best advice on how to ensure you let legally and successfully. We can guide you through what you need to do yourself and also take a lot of the responsibility and administration off your shoulders, saving you time and money. Call us on 020 38686971 at any time if you’d like some help with your plans, and we can talk though our different letting and management options. Check the mortgage If there’s a mortgage on a property that was previously a main home for you or someone else, you need to get in touch with the lender. In normal circumstances, a property with a standard residential mortgage can’t be rented out – you need to have a specialist buy-to-let product. This is because letting is considered higher risk by lenders than someone living in their own home, and the criteria for lending are different, so you may need to make a new mortgage application. The exception is if it’s a sudden or temporary change in situation – for example, if your sale fell though at the last minute but you’ve moved on yourself and now need to let your previous home until it sells. In that case, you’ll still need to discuss it with your lender, but they might give you permission to let under your current mortgage, although probably with a higher interest rate applied. Potential returns As an accidental landlord, you might not have come across the concept of returns from property, but it’s important to know how to calculate your potential profits and return on investment so you can choose the letting and management strategy that’s going to work best for you. In simple terms: Profit = rental income less costs (e.g. mortgage, maintenance, bills) – and you should calculate this on a monthly and annual basis. For a more ‘complete’ profit figure, you can also take into account any capital growth. Return on investment = profit divided by your investment into the property (any deposit you’ve had to put down, refurbishment costs, etc.) – this is expressed as a percentage. You can do some research into the kind of rents you could charge for different types of lets and put together estimates for how much you’re going to have to spend – both up front and ongoing (see next section). Then use those figures to compare the likely profits and returns for different letting options. You can also use your figures to compare property with other types of investment, so you can see how well it could work for you! Your decision on how you let your property and the type of tenant you take will depend on how and when you want to see financial returns, combined with the time, effort and money you’re willing and able to spend on the property. As a general rule, student lets and other types of HMO (House in Multiple Occupation) take more effort and cost more to run, but the monthly rental profit tends to be high, so they can work well if that’s your priority. On the other hand, letting a whole property to a family or a couple often means relatively low ongoing costs and less administration – the compromise being a lower monthly rental profit. However, you may be able to balance that with better capital growth over time, if you’re happy to wait a bit longer for your gains. To get a true picture of your net return and profit, you’ll also need to factor inflation and tax into your calculations. The financials can take some time to understand, but once you have a system for tracking how well the property’s doing for you, you’ll be able to see where you can make adjustments over time so it runs even more efficiently and profitably. It’s worth speaking to an independent financial adviser who’s used to working with landlords and can help you get to grips with the basics. As property tax is a very specialist area, they may also recommend you take separate tax advice. Refurbishment and maintenance costs Your initial and ongoing costs will affect how profitable your rental is, so it’s important to have an idea of what they’re likely to be. The various health and safety rules around letting property mean you’ll almost certainly have to spend some money getting the property legally ready to rent. That could be as simple as installing smoke alarms and carbon monoxide detectors and getting the required gas and electrical checks. However, if you’re thinking about student letting and HMOs, the regulations are tighter, and you’ll have to invest more in things like fire safety measures (fire doors, extinguishers, etc.). You’ll also have to check with your local council about local building regulations and licensing requirements. If the property hasn’t been refurbished for a while, you might need to invest in upgrading the fittings and décor. The level of finish required will depend on the type of tenant and let – that’s something an agent will be happy to help you with. Then you also need to put together a budget for repairs and maintenance going forward. In our experience, the better a property is fitted out and presented, the more rent you can usually charge. It’s also more likely you’ll attract a good tenant who looks after the property and stays longer, meaning lower ongoing maintenance costs and regular monthly rental income without void periods. Take a look at our previous blog, ‘Perfect presentation attracts perfect tenants’ ( While there is a great deal to get to grips with – particularly if you’ve only recently found yourself in the position of being an accidental landlord – the good news is that there are plenty of people who can help, advise and guide you so that you could make a real success of letting. We’re always happy to chat to accidental landlords, whatever stage you’re at. So, whether you’re still considering letting a property and would like some more advice on your options, or you’re ready to move ahead and just have a few questions about putting your plan into action, you can contact us any time. Call us on 020 38686971 or email, and one of the team will be in touch.

Published by on     Aug 30 , 2021

Perfect presentation to attract perfect tenants

Most tenants today aren’t looking for temporary digs, they’re looking for a home. And as the lettings market has grown, standards have gone up. So what does your property need to offer to make sure the best tenants are falling over each other to rent it? The answer’s easy: find out what they expect and then go that bit further to edge your property ahead of the competition. What’s less easy is doing that while staying on budget! One really important thing to keep in mind – especially if this is your first rental property – is that it’s not your own home. It’s very easy to get carried away when you’re choosing fittings, paint and furnishings and picking what you’d have yourself, and that hardly ever makes the most financial sense. As a landlord, you’ve always got to think about the return you’re getting on your investment. So, when it comes to the look of your rental property, the trick is to balance the amount you spend on refurbishing and furnishing it with the amount of rent you can charge. And it’s not just about what it costs to do in the first place – you’ve also got to think about how much it’s going to cost for redecorating, repairing and replacing when needed. Of course, the better your property looks, the more likely it is you’ll attract a good tenant that’s prepared to pay a bit more. So, the first thing to do is to speak to your agent about your target tenant type, find out what the general standard in the market is and see how much more rent you could charge for going over and above the ‘norm’. Look online at other rentals in the area and aim to beat what they’re offering. And remember, your returns aren’t just about the level of monthly rent you can charge. A successful property investment also depends on protecting the capital value and keeping void periods and ongoing maintenance costs to an absolute minimum. In our experience, if a tenant sees that you really care about giving them the home they want, they tend to look after it, pay their rent on time and stay longer – so going the extra mile tends to benefit everyone. Do be careful if you’re tempted to go over the ‘ceiling’ price for your type of rental. Tenants very quickly learn what they can expect to get for their money, so if you’re charging more than other similar properties, make sure you’re offering more. Décor and fittings Whatever level of finish you’re going for, your three checkpoints are:1. hard-wearing2. modern3. easy to keep clean Most tenants don’t need or want ‘fancy’, they just want a home that’s good quality and well maintained. So, make sure big-ticket items like kitchens and bathrooms are going to last well and won’t date any time soon, but keep the basic fixtures fairly simple. The more high-end you’re aiming for, the more you can spend on handles, taps, showers and other finishings. If the basics are sound, you can then refresh the paintwork and furnishings more often to upgrade the overall look of the property. Here’s a guide to getting those basics right: Kitchens: Invest in sturdy base units, plain cupboard doors with strong soft-close hinges and hard-wearing counter tops that won’t show marks easily, like granite-effect laminate or stone composite. Put splashbacks behind the hob and sink and use specialist anti-mould paint in a light, neutral tone for the walls and ceiling. Bathrooms: Go for a plain white suite with chrome furniture and invest in a really good shower, which is a tenant must-have. Fully tiling the walls and floor looks stylish and makes it easy to clean. In terms of colour, grey is a popular choice – it looks great against the white and tends to disguise any marks. If you’re aiming high-end, tenants will definitely be looking for an en-suite shower room. Flooring: Having the same flooring throughout will help make the space flow better and look bigger, and you might be able to get a good deal on the price. Wood-effect flooring should last longer than carpet, but steer clear of cheap laminate, which tends to look low-budget and can get damaged easily. Colour-wise, marks are less likely to show if you choose mid to dark brown or grey. Paint: For the walls, go light and neutral – something with a soft yellow, cream or beige base – and choose the colour from the standard range of a big brand. It’ll be reasonably priced, and when it’s time to touch up or redecorate, you’ll easily be able to buy more of the same. Paint the ceilings matt white and the woodwork in hardwearing white satin, which is a more attractive finish than gloss. To furnish or not to furnish? You might be surprised to hear that there’s not much difference in the rent between furnished and unfurnished properties – usually only around 5%. What’s more important is getting the right tenant, so find out from your agent what they’re likely to prefer. For example, younger tenants and those only renting for a year or two often want furnished, but older couples and families might already have a lot of their own furniture and want something unfurnished or part-furnished. The best thing is to be flexible, particularly if you’re looking for a long-term tenant – again, speak to your agent to work out what approach is going to be best. Even if you’re going for unfurnished, tenants these days do expect ‘white goods’ to be included, so be prepared to provide a washer/dryer, fridge/freezer, oven/hob and microwave. If you can include a dishwasher as well, even better. And there’s no need to spend a lot on these things, as even budget brand products last long enough these days to be a sensible investment. Once you’ve got the decent-quality basics in place, think about the extras that tenants will appreciate. These days, everyone’s looking for a high-speed wireless broadband connection and satellite or cable TV; so, if you’re furnishing, include a smart TV. Consider a coffee machine and juicer/blender for the kitchen, and make sure there’s a decent vacuum cleaner, iron and ironing board. And if it’s not a particularly big property, mirrors are your friend! They reflect light, give the illusion of space and can totally change the feel of a narrow hallway. For relatively little cost, you can really improve the impression the property makes. Tip: You can save yourself a lot of time and effort by using a company that specialises in whole-property furniture packages for landlords. There are plenty of great ones out there, offering a variety of finishes for different budgets, and they can usually replace worn or damaged items quickly and with something very similar, if not the same. Outside Tenants are sometimes willing to pay extra for a garden or even a balcony. Just make sure it’s low maintenance and isn’t going to turn into a jungle! A flagstone or decked area with some basic garden furniture and a few potted plants looks great. If you’re able to provide off-road parking and secure bike storage – even if it means sacrificing some of the garden – that will really help with the property’s appeal. The more security you can offer for tenants and their most valuable possessions, the more likely they are to choose your property. Keeping the property looking good Every rental suffers normal wear and tear over time, and the more different tenants you have, the more often you’ll need to freshen up the décor and furnishings to keep it looking good. If you tend to have shorter-term rentals of a year or less, you’ll probably need to repaint every couple of lets. But if you have a long-term tenant, you might only need to replace things when they’re getting worn out. The traditional solution is to have a timescale and budget for redecoration and replacing furnishings, etc., so make sure you plan ahead and have a schedule in place from the start. Another solution that’s becoming popular as more and more tenants are renting long term, is to let them redecorate themselves – as long as they don’t do anything too extreme! It can help make it feel more like their home and could be a good selling point for the let. Remember to make it clear in the tenancy agreement what they can and can’t do, and whether they need to check with you before repainting or making any new fixings. Then, as long as you’ve agreed to the improvements they’re making, consider offering them a reduced rent for a few months to cover the cost. They get to update the property at their own convenience; you save time and effort organising and paying for the work. Do remember that if a tenant causes damage or breaks something, they’re liable to pay for it – that’s not wear and tear. If there are any issues with getting them to pay, you should be able to take it out of their deposit at the end of the tenancy. And if it’s a significant cost, landlord insurance can cover you for both accidental and malicious damage. It might sound like there’s a lot to think about, but as long as you’re prepared to be guided by tenant demand and have a good handle on your finances, it’s actually fairly straightforward. And putting in just a little extra effort can mean a quick let to a great tenant who’s going to look after your investment, perhaps for years to come. To find out what’s going to get your rental property to the top of a tenant’s wish list today, or if you need a hand with budgeting and working out returns, get in touch – we’re here to help and would love to hear from you! Give us a call on 020 3868 6971 or email and one of the team will get right back to you.

Published by on     Apr 01 , 2021

Financing Your Rental Property – How to work out what’s right for you

When it comes to property, the best thing can be to own it outright – either buying with 100% cash, if that’s possible, or taking out a mortgage and paying it off as soon as you can. And when it’s your own home, that’s generally a good idea; you can gradually reduce your monthly costs and end up with a roof over your head that belongs entirely to you. However, a rental property is a whole other proposition. It’s an investment, so you’ve got to think about your returns and make sure your capital is working in the best way for you. Exactly what that looks like will depend on your individual circumstances, and the ‘best’ way to finance a rental property will vary from person to person. But what’s true for everyone is that the way you fund your purchase can make the difference between a good investment and a great one! So let’s take a look at some of the most important things you need to consider. Buying with cash If you invest with cash, it can help you snap up a bargain, as sellers are often happy to accept an offer below the asking price in return for a quick sale. It also means you get more monthly rental profit, as you don’t have any mortgage payments, and the property is all yours. One thing to remember: because this is a financial investment, you have to take inflation into account. In order for your money to be worth the same over time, the value of the property needs to grow by at least the rate of inflation. For example, if you bought for £100,000 and inflation is running at an average of 3% a year, the property would need to be worth £103,000 after a year for your investment to ‘stand still’. Although, if you’ve bought with cash, you may well have been able to buy at below the true market value anyway, giving you a cushion against any falls in the market. What might be more significant is that if you buy with 100% of your own funds, you might not be getting the best return on your money. To understand why, you need to know how leverage works. Leverage This is the principle of using other people’s money to generate a return for yourself. When you get a mortgage from the bank, you put in some of the money yourself (the deposit) and then borrow the rest. Meanwhile, whenever the property increases in value, that ‘gain’ is all yours – you get the increase in value on the bank’s money as well as your own investment! For example: You buy a rental property for £200,000 and the market rises by 10% over a few years. The property’s now worth £220,000 – a £20,000 increase in equity. If you bought with cash, that’s a 10% return on your own money. But if you bought with a 75% mortgage and put down just £50,000 of your own money as a deposit, that £20,000 increase is now a 40% return. Now imagine that instead of using all £200,000 to buy one property with cash, you used it to buy four properties, each worth £200,000, putting down a £50,000 deposit on each. That market rise of 10% gives you a total profit of £80,000. You’re investing the same amount of money but using leverage to get better returns. Obviously, this is a simplified example – there’s mortgage interest, maintenance and other costs, as well as taxes, to factor in – but you get the idea. Buying with a mortgage For many landlords, taking out a mortgage isn’t a choice, it’s a necessity! And when you buy a property to rent, rather than live in yourself, you need a specialist buy-to-let mortgage. Generally speaking, the deposit required is higher than for a standard residential mortgage – you can expect to have to put down at least 25% – but the biggest difference with buy-to-let mortgages is the way lenders assess the risk of making the loan to you. When it’s your own home, it’s your personal income (earnings, salary, etc.), other financial obligations and credit score they look at. When the mortgage is for a rental property, although they do make credit and basic salary checks on you, the main criterion for how much they’ll lend comes down to the amount of rental income the property is likely to generate versus the monthly cost of your mortgage. The percentage the lender uses to make their calculation is an ‘interest coverage ratio’, often referred to in lettings as a ‘multiplier’. How the interest coverage ratio (ICR) works Lenders need to be satisfied that your rental property can service its debt, so that even if you can’t put anything towards the monthly mortgage payment yourself, there’s enough rental income to cover it. Obviously, there are other monthly running costs and rental income is subject to tax, so they look for an amount that’s more than the mortgage payment. It varies from one lender to another, but this ‘multiplier’ is usually between 125% and 135%. So, if the monthly mortgage payment would be £600 and the lender’s ICR is 130%, a surveyor would need to confirm an achievable monthly rental income of at least £780. Once you know this, you can check the figures yourself when you’re looking for properties and work out whether a mortgage application is likely to be successful. Other sources of funding A mortgage isn’t the only way to fund a rental property, but it is likely to be by far the cheapest. It’s also probably the most sensible way to finance your purchase, because of the checks banks make to ensure they only lend as much as you can realistically pay back. If you’re looking at borrowing from elsewhere – perhaps getting a personal loan from a bank, a credit company or a private individual – there are two important things to check: Is the borrowing ‘secured’? When you take out a mortgage, it’s secured against the property. That makes it very low risk for the lender, which is why interest rates tend to be low. And it’s very clear from the outset: if you don’t keep up with repayments, the lender can repossess the property. If you’re getting funding from somewhere else, the terms might not be so obvious, so make sure you know whether it’s secured – against property or anything else – and what’s at risk if you default. What’s the interest rate? If it’s an unsecured loan, the interest rate is likely to be much higher than for a secured loan – just look at the difference in APR between a mortgage and a credit card! If it’s short-term borrowing and you’re intending to pay it back fairly quickly, that might not be such an issue, but it’s an incredibly expensive way of borrowing over the longer term. How much risk are you happy with? Even though leverage might make financial sense, you’ve still got to be happy with the level of risk you’re taking on. There’s no point saddling yourself with hundreds of thousands of pounds of mortgage debt if it gives you sleepless nights. Property is generally thought of as a low-risk investment, and as long as you’ve planned and budgeted properly, you should be fine, but no investment is entirely risk-free. Tax Property tax is a specialist area and can be very complicated. How much tax you pay and when depends on a whole host of different things, including: how you own the property, the kind of improvements you invest in, the way you get rental income and whether the property was once your own home. A buy-to-let specialist tax adviser can explain everything you need to know and help you understand how to invest in the most tax-efficient way. If you’re new to being a landlord, you may not have considered any of this before, and there’s no doubt there’s a lot to know and think about! Property is one of the biggest financial investments most of us ever make, so it’s important to understand the risks and rewards, which will be different for each investment. When it comes to financing rental property, one size most definitely won’t fit all. The good news is, there are plenty of people ready and able to help you, ourselves included! Financial advisers, mortgage brokers, tax specialists, estate agents and letting agents – we’re all here to help you make a success of being a landlord. If you’d like to talk over anything you’ve read here, or you have any other questions about buying and letting property, just give us a call on 020 3868 6971 or email and we’ll be happy to have a confidential chat.

Published by on     Mar 06 , 2021