At James Kristian we have been helping homeowners sell their homes now for over 10 years, and we have learnt that no two sales are the same, and there is often unexpected twists and turns that occur during the sales process.
There are multiple people involved when you sell your house, and this means not everything is in your control, which can be frustrating. Having the right team in place is essential to making the sale go through smoothly and quickly.
Your Property Team
Having the right team to assist your house sale is very important, your estate agent, solicitor and surveyors all need to work together to ensure completion comes around quickly. But where do you start when it comes to putting your team together?
Word of mouth is often the best way, if you know someone who has recently sold their house quickly, then why not give them a call and ask who they used through the process. How was their experience? And can they make any recommendations, like one of our recent clients did who had houses for sale in Litherland.
Aside from recommendations you can also do your own research on the internet, people leave reviews on sites like Trust Pilot so you can get a gage on how good the services you may want to hire are by reading their reviews.
Take time to do your research before you take action on the sale, good preparation is key to a quick property sale.
Who Is Your Buyer
Once you have selected your property team and the house is on the market, the next stage of the process is to get viewings on your property, and then offers for your asking price, and indeed you may get offers for higher than the valuation.
But is the highest bid the best bid? If your buyer has a house to sell before they can buy yours, this can seriously delay the process, and if you are looking for a quick sale to move on then it may not be the best idea to take the highest bid.
If you have a buyer who offers a lower offer, but can move quickly to buy then this may actually be the best way for you to sell your house quickly and move on.
When the offers come in you need to be speaking with your estate agent to make sure any offers on your house are credible, does the buyer have their team and more importantly their finances in place. And how quickly can they action the sale to completion from their end.
So due diligence is key, when the offers come in make sure you take the time to find the right buyer to complete your house sale quickly.
Is Your Paperwork In Place
When it comes to exchanging contracts the last thing you want to happen is to not have all your paperwork in place to delay the sale. Ensure this doesn’t happen by doing your research beforehand, proof of identity and property title deeds to name a couple.
If you need advice on what you need in place to complete the sale speak to your estate agent and they will be able to advise you on everything you need.
Keep In Contact
Once you have accepted an offer on your property your team will kick into action to make the sale, and this is when keeping in contact becomes essential, if your solicitor is trying to call you and you don’t pick up this will inevitably delay the sale.
Name and store all your important numbers in your phone, often people will ignore strange numbers when they appear on the screen of your phone. If this is your estate agent with important information about the sale you need to make yourself accessible to assist the process.
Check your emails regularly to keep up to date with any developments, and if you receive documents through the post that need signing make sure you sign and return them as quickly as possible and keep the sale moving quickly.
Through To Completion
Whether you are selling or you are buying no one likes delays, and once you have found the right buyer for your house then it pays to make sure you do everything you can to make the process run smooth and quickly through to completion.
Having the right property team in place at the start of the process will go a long way to ensuring your quick property sale.
If you need any help or advice on how to assemble your team then James Kristian are more than happy to help, we have been helping people to sell their homes for over 10 years, and we have the experience and the contacts to help support you in making your sale.
For a no obligation chat just give us a call or call into our office in Waterloo and we can help you on the way to selling your home.
Are you looking for help with finding and screening
suitable tenants? Perhaps you want the peace of mind and convenience of a
comprehensive round-the-clock letting and property management service that
takes care of everything?
We have more than 20 years
experience in letting properties in the North West. Our clients range from
private landlords with one small rental property to buy-to-let investment
landlords with a property portfolio.
As standard we have 4 different levels of service:
Marketing only service
Perfect for landlords that have their own experienced
staff to conduct viewings and manage their investment. The property will be
marketed extensively including all the major property portals, our website and
24hr touchscreen window display.
Tenant find service
Perfect for landlords who have the time and experience
to manage their own investment, but want assistance with finding a suitable
tenant and accompanying the viewings.
Let only service
Perfect for landlords who want to manage the tenancy
themselves but want to ensure all the paperwork (tenancy agreement, inventory
and statement of condition) is completed professionally.
Fully managed Letting service
Perfect for landlords who have limited time, or are
travelling / living overseas, and want to outsource the entire day to day
tenancy management and upkeep of their property investment to a professional
property management agent.
services can be tailored to suit your individual needs and we will provide a
written quote with absolutely no obligation.
understand that becoming a Landlord can be a daunting experience. So we have
provided you this step-by-step guide to what’s involved in letting your
included information on some of your legal obligations and practical matters as
well as an overview of all the services we offer.
So whether you are thinking of letting your property for the first time or you’re an experienced landlord looking for a new letting agent service, please get in touch to discuss your requirements.
knowledge of the local rental market coupled with a tailored approach to
advertising will help you set an achievable rent and find the right tenant.
free of charge and with absolutely no obligation.
visit your property and advise you of any work required to meet regulatory
also offer advice on any other actions you need to take before you let the
property including necessary repairs or refurbishments.
important that you set a rent that is competitively priced, fair and
achievable. Using our extensive knowledge of the local rental market, we will
assess how much your property could fetch in the current climate.
rental valuation will take into consideration the location, size, standard and
condition of the property and whether it will be let furnished, part furnished
the assessment we will be happy to discuss the lettings process with you and
answer your questions.
are first time landlord you will have plenty of opportunity to find out more
about what is involved in letting a residential property.
Effective advertising and marketing
James Kristian we use the very latest technology and proven marketing
techniques to advertise our rental properties.
Our own website www.james-kristian.co.uk is responsive, which means it automatically optimises the display to work and look good on smartphones and tablets.
gives your rental property the highest possible online exposure, whichever
device your potential tenant uses.
Our online marketing activity includes social media through our Facebook pages and Twitter account. We supplement this with press advertising, email marketing campaigns and our distinctive ‘To Let’ boards.
tailor our marketing approach to the type of tenant you are looking for to
attract genuine interest.
instructed, one of the first things we do is to match a property with our list
of waiting tenants and send them your property particulars by email with alerts
via SMS text message.
quality photography and floor plans are fundamental to presenting your rental
property in the best possible way.
Kristian takes the time to capture the best picture of each room and show off
its best features, ensuring every picture looks professional.
is a primary factor for people when choosing somewhere to rent and our online
property particulars include information on transport links, schools, shopping
and leisure facilities and other local amenities with useful maps of the area
Securing the most suitable tenant
landlord, you need peace of mind that the right tenants will be living in your
property. All potential tenants on our rental database are pre-qualified by us
before we carry out viewings to ensure they are suitable.
property viewings are accompanied and conducted by a fully trained member of
our team and we provide prompt and honest feedback.
keep you up-to-date on progress and will let you know as soon as someone
applies to rent your property.
up tenant references and credit checks on your behalf using a specialist
vetting process is a critical step in securing a reliable tenant for you.
Preparing you property to let – the legal essentials
experienced lettings team will provide the latest information and guidance to
ensure you meet all your legal obligations as a Landlord.
All properties for rent must have an Energy Performance Certificate (EPC) before any marketing or viewings can take place. An EPC rates energy efficiency and its environmental impact and is valid for ten years for rental properties.
of the EPC must be made available to tenants before entering into a tenancy
agreement. If you do not have an EPC for your property, James Kristian can
arrange an inspection for you.
the Gas Safety (Installation and Use) Regulations 1998, landlords have a legal
obligation to make sure all gas pipework, appliances, fittings and flues are
safe to use and maintained in a safe condition.
gas appliance and flue must be tested for gas safety every 12 months.
A Gas Safety record must be provided to existing tenants within 28 days of the annual safety check, or to new tenants before they move in, and you must keep copies yourself for two years.
installation, maintenance and safety checks must be carried out by a Gas Safe
registered engineer. We can arrange this for you.
and Furnishings (Fire Safety Amendment) Regulations 2010
furniture and soft furnishings supplied in a rented property must comply with
includes, but is not limited to, bed frames, mattresses, headboards, sofa beds,
pillows, cushions, seat pads and any garden furniture that may be used indoors.
which comply, will have a suitable permanent label attached. All non-compliant
items must be removed before a tenant moves in.
Bedding, carpets, curtains and any furniture made before 1950 are exempt.
are required to ensure that the electrical installation in a rented property is
safe when tenants move in and maintained in a safe condition.
Although not a legal requirement, it is strongly recommended that you have the property inspected and tested by a registered electrician every five years and arrange Portable Appliance Testing (PAT test) once a year, to ensure electrical appliances are safe and fit for purpose.
Smoke and carbon monoxide detectors
regulations introduced in October 2015 require landlords to install smoke
alarms on every floor of their rental property and test them at the start of
every tenancy, and to install carbon monoxide alarms in high risk rooms such as
those where a solid fuel heating system is installed.
Health and Safety Rating System (HHSRS)
own a property and rent it our, your local council may decide to do an HHSRS
inspection. Inspectors look at 29 health and safety areas.
Consent to Let
property is mortgaged, you must obtain written consent to let from your
mortgage lender. If it is leasehold, your lease may require written consent
from your landlord before you can sub-let.
Houses in Multiple
If your property is let to at least three tenants who
share toilet, bathroom or kitchen facilities but are not from one household or
family – sometimes called a ‘house share’ – it is a House in Multiple
Depending on the size of the property, the number of
tenants and the area, you are likely to need an HMO licence from your local council
plus an HHSRS inspection. We can advise you on this.
Landlords are required by law to take out buildings
insurance for rental properties. We advise our clients to also consider
contents insurance and policies to cover rent guarantee and legal expenses.
Letting your property – moving your tenant in
experienced lettings service ensures everything is in place for a smooth and
trouble-free start to renting out your property.
a legally binding agreement, setting out the rights and obligations of both
Landlord and Tenant.
residential properties are let on an Assured Shorthold tenancy (AST) for an
initial fixed term of 6 or 12 months. We will prepare all the paperwork and
draw up a comprehensive legal document for signing.
are fully managing your tenancy and rental property for you, then the tenancy
agreement will include those activities we will be responsible for on your
Inventory / Schedule
the inventories produced for James Kristian clients contain a full written
description of the property, it’s contents and schedule of condition inside and
out, including the walls, flooring and all fixtures, fittings and furnishings.
offer market leading 360° photographs to protect our landlords, this provides a
crucial legal reference in case of any discrepancy or claim against a tenant’s
deposit at the end of a tenancy.
it is the tenants’ responsibility to pay utility bills and council tax. We can
organise all meter readings and arrange the transfer of water rates, gas,
electricity and Council Tax accounts to the tenant.
deposit is paid by the tenant at the start of a tenancy to safeguard against
If we were
not providing our Fully Managed Letting Service to you, then you would need to
register the deposit with a TDP scheme yourself.
should be aware that there are significant penalties for failing to comply with
deposit protection requirements.
Right to rent check
of properties throughout England must check that the prospective tenant has the
right to rent before letting them a property.
government legislation was introduced, if not completed correctly large fines
can be imposed for none compliance.
licensing requires landlords who privately rent out properties in the
designated area to obtain a licence from the Council.
& Sefton councils have already introduced this and Landlords are required
to meet a range of licence conditions, and show that they have appropriate
management arrangements in place.
Day to Day Management
you tenant has moved in we can take care of your property, tenancy arrangements
and your landlord duties throughout the tenancy and beyond
should provide at least one set of keys for each tenant. Where we will be
managing the property for you, we will also require a full set, which will be
coded for security purposes. We can arrange to have duplicates cut.
Occasionally, tenants may experience financial
difficulties and our rent collection service includes chasing any late
We will notify you at the earliest opportunity of any
rent arrears. You can protect against loss of rental income with an insurance
policy; we can suggest one if you wish.
pay the rent to landlords monthly by BACS (net of our fees and any
disbursements, bills and income tax if appropriate) and provide monthly income
and expenditure records.
Rental income and
landlord, you are responsible for assess your own tax for rent received. Below
is some basic guidance on taxation matters relevant to landlords; however we
would always recommend you seek independent financial advice from an accountant
on tax matters.
income is liable to tax, although a number of expenditure items can be offset
against rental profit. You also need to pay Class 2 National Insurance if the
work you do counts as running a property business.
the Non-Resident Landlord (NRL) Scheme, your lettings agent will need to deduct
tax from the rental income and pay the tax directly to HM Revenue &
choose not to use a lettings agent to collect rent, then your tenant will be
legally responsible for collecting and paying the tax to HMRC.
landlords living overseas can apply for approval to receive rental income with
no tax deducted. Full details of NRL Scheme are available from HMRC.
Inspections, maintenance and repairs
practicalities of being a landlord can be very time-consuming. With our Fully
Managed Letting Service we take care of all the day-to-day management and
upkeep of your rental property so you don’t need to worry about it.
carry out regular routine inspections – usually quarterly – at a mutually
convenient time agreed with the tenant.
identify any problems we will advise you and, depending on our agreement with
you, we can arrange for repairs and any work to be done on the property and pay
for this out of the rent received.
an in house team of trades people as well as a network of reliable and
trustworthy contractors we can call on to deal with routine repairs or
emergencies at very competitive rates.
Tenancy Renewals, reviews and notices
handle all tenancy renewals, including rental reviews, for you. If you decide
to increase the rent we will issue the relevant notice informing your tenants.
wish to end a tenancy, we will serve notice to your tenants in line with all legal
process and timing requirements and manage all the end of tenancy
End of tenancy checks and deposit returns
end of a tenancy the landlord should ensure the property is in a good, clean
condition before the tenant checks out, take back the keys and formerly take
possession of the property.
there are no issues and all paperwork is completed, utility companies notified
and you have a forwarding address for the tenant, the landlord should return
the tenant’s deposit.
all included as part of our Fully managed Letting Service.
landlord wants a vacant property. If a tenancy is not renewed, we offer
landlords who take our Fully Managed Letting Service an automatic property
appraisal, rental valuation and remarketing service until we find a new tenant.
Piece of mind for busy landlords
our Fully Managed Letting Service and all you have to do is sit back and enjoy
the rent. Your dedicated Property Manager will take care of everything and keep
Once your property is let the work doesn’t stop there.
Today’s tenants can be quite demanding, expecting maximum value for their
Whether it is fridge failure or a leaking shower, you
can be sure any tenant will want a swift repair, however inconvenient the
timing may be for you.
is why our clients value our full property management service where we look
after any repairs and tenancy issues for you.
for your peace of mind, we also visit the property regularly and organise any
maintenance and safety compliance checks, assuring you that your property
remains in sound condition and your legal obligations are met.
will have your own Property Manager who will look after every aspect of the let
and your property throughout the life of the tenancy. Our landlord clients tell
us they appreciate the continuity and accountability of a single point of
Pop in for a chat
If you are
looking to rent out a property or you already do and may be looking for
management, then why not pop into our office in Waterloo for a chat to see how
James Kristian can help you.
One of our
friendly staff is on hand to give you the best advice on how to let out your
property with minimal fuss.
important to speak to a mortgage advisor at the start of your process, as this
will give you a realistic figure for you to work with, then you can start
looking for properties that fall within your budget.
Time To Do Your Research
Now you have
a figure in place, and a mortgage in principle its time to research properties
in your price range.
Do you want
to buy a house or an apartment? Do you have a specific area in mind?
You may want
to stay close to work, or have good transport links, these are all important
things to consider when looking for place to buy.
research is a vital part of the process as you consider what you can afford,
what type of property you want, and where you want to live.
Get Your Ducks In A Row
Now you are
actively looking for your first home its important to make sure you have all
the correct items for the purchase.
considered for a mortgage you will have to provide proof of income, utility
bills and bank statements.
So make sure
you can have easy access to all the essential paperwork, it is best to plan in
advance and know where they are.
If you start
the process and the provider asks you for your financial details, you can delay
the process for yourself if you don’t have everything to hand.
ahead and get your paperwork in order before you start making offers.
Start Your Search
Now you have everything in place its time to start looking for your new home. You can search online at your local estate agents, or use Right Move to look for properties.
You can use
filters to set your location and price range, and this will return a range of
properties that fit your requirements.
This is an
excellent way to start the viewing process, once you have a list of properties
you’re interested in, you can then contact the estate agent to arrange
Its best to
view during daylight hours as this will help give you the full perspective on
the property and the surrounding area.
If you plan
on doing multiple viewings in a day, then allow enough time to make the journey
you will find your dream home on your first viewing so be patient in the
process and you will find success, it’s important not to rush.
Make Your Offer
have found a property you would like to buy, its time to make your offer.
Working with your estate agent to liaise between you and the seller to make the
tempting to want to under offer on the price and make a bit of a saving, but
its important to not offend the seller and scupper the deal.
your estate agent before you make your offer and see if there is any wiggle
room on price, then once you have established what a sensible offer is, your
estate agent can make the offer to the seller.
you have your offer accepted you are well on the way to owning your first home.
Take Care Of The Paperwork
Now you are
good to go its time to get the ball rolling with the legal side of the buying
process, you can instruct your solicitor to take care of the conveyance for the
another area where patience is required as depending on the speed of both
solicitors for seller and buyer, it can sometimes be a drawn out process.
It pays to
keep in touch with your estate agent as they can help liaise with both parties
to help the process move quickly to completion.
Collect Your Keys
everything has moved along and contracts have been exchanged, its time to pick
up the keys. You are at the end of the process and the owner of your first
agent will have the keys waiting for you to collect and you are on your way.
Before you even start looking at properties
you should seek advice from an independent mortgage broker. They will be able to look at your details and
run the best deals for you from a range of mortgage providers.
If everything checks out they will be able to
get you a mortgage offer in principle.
Then you will know how much you can lend, and
start your search for a house.
Part of being accepted for a mortgage is
credit checks, so its vital you speak to a broker to get you a mortgage, if
your credit history isn’t great, then this will be highlighted as part of the
This can be a real blow if you are expecting
to move forward seamlessly, so take the time to put your ducks in a row, and if
you haven’t yet spoken with a broker and are wondering about your credit
status, you can use this free
credit checker to make your own investigations.
Then once you have your mortgage in place you
are ready to start viewings.
Appointments are made to be met
When you book an appointment to view a property
you put the owner on alert to make the house look great prior to your arrival.
They may have spent a considerable amount of
time getting the place ready the day before, and went to some expense buying
What also happens is in the back of their
mind they are thinking is your visit may lead to a sale for them, so they start
getting their hopes up in anticipation.
So once you have made a booking to view a
property, make it a priority to attend, and at the arranged time.
If for some reason you are going to be late,
then call ahead and let the estate agent know, and they will inform the seller.
If for some reason you can’t make the viewing,
again inform your estate agent at the earliest convenience so they can
rearrange for you.
You can imagine yourself if you were the
seller and the viewer didn’t show without any warning, I’m sure you would be
disappointed after making the effort to get the place ready for you.
So all we ask is for as estate agents is a
little consideration if you can’t make a viewing, and we can rearrange another
time that suits you best.
Not every home is suitable for you
One of the things estate agents rely on is
feedback from viewings, and quite often if a viewing doesn’t go as planned for
the viewer; they can be a bit coy on the reasons that put them off making an
Some people just feel uneasy about giving
negative feedback, but its ok because it helps the estate agent to speak to the
seller and relay the issues that prevented an offer.
The estate agent can then feed back to the
seller and hopefully improve issues that may be preventing the sale.
So feedback is great, even if its negative as
this help us make improvements for the next viewing and help the seller to gain
Is your offer credible
Everyone likes a bargain, and if you want to
be taken seriously as a buyer then your offer must be based on facts.
It never ceases to amaze agents how low
people can go from the asking price and expect a sale.
There may well be room for some negotiation
on price depending on the sellers position, however you can quickly sour that
position and offend the seller if your offer is ridiculously low.
So be realistic when you bid, take some time
to look at the prices of houses in the same street, or nearby.
This will give you an idea of what you can
offer realistically, especially if you have viewed a house and really liked it,
if you offend the seller with your offer it may be something you regret in the
They say that buying a home is one of the
biggest decisions you will make in your lifetime, all the time spent saving up
the deposit, scrimping away and saving every last penny to be able to afford
Then when you move in and make the place your
own, you redesign the house, redecorate every room, put in a new kitchen and
make the place yours.
The next thing you know the years have gone
by, you have raised your children and the house has your stamp all over it.
The house you bought is now your home,
complete with years of memories and emotions tied into it.
And for whatever the reason may be, downsizing, upsizing or relocating. If you come to the decision to sell your home in Liverpool, then all the emotions you never realised where there will kick in, and you may find it hard to keep your feelings in check.
Selling the house you have made a home can be
a tremendously emotional experience, and you may find it harder than you
thought to let go.
If you are thinking of selling your home then
there are steps you can take to help you overcome the emotional rollercoaster
you may be facing.
Humans are emotional creatures, it’s in the
make up of our DNA, and quite often we make judgements we go on to regret.
So when you have the idea to sell your home,
the first thing to do is to take some time to think about it.
Do you really want or need to sell your home?
It may sound obvious, but it’s well worth
considering, what may seem like a good idea at the time may not actually work
out to be the best decision for the long term.
Spring is here at last,
and finally the days are getting longer and the weather is getting warmer.
And when you have been
bunkered in for the winter, spring offers the ideal chance to get outside and see
how your property has faired through the winter.
Spring is traditionally the busiest time for property rentals, so if you already have houses to rent in Bootle, then it’s a good time to go and do some essential checks to make sure everything is ok for your tenants.
The obvious things to
check are the guttering, door seals and anywhere that may have been affected by
high winds and rain such as roof flashings and chimney breasts.
If you do find any water
damage, then make sure you get it repaired immediately, water can cause a lot
of expensive damage if not fixed quickly, so make sure you fix a small leak
before you have to deal with something bigger.
Spring is also a great time to put your property out to rent, and if you are looking to rent out this spring then there are a few things you can do to give it the best appeal to renters.
Nobody wants to rent a messy home, and first impressions count. So before anyone comes to view your make sure you have removed all of the clutter from all the rooms.
Don’t leave shoes lying
round, pick up any coats and clothes up and put them in wardrobes out of sight.
Remember that people
coming to view the property are going to imagine themselves living in it, so
create space by clearing clutter and removing any personal items such as
posters, bikes and excessive furniture, this will go a long way in staging your
property to rent out quickly.
Give the place a lick of paint
Now the light is coming
back its an ideal time to give your place a spruce up to rent out, when you
have viewings it makes a massive difference if your property is bright and
If you have taken the time
to declutter then the next step of the process is to bring light into the
place. And fresh, bright colours really open a room up and allow the light to give
the illusion of greater space than the room may actually have.
Remember you are not
decorating for yourself, you are doing it to appeal to potential renters, and
so bright neutral colours are the best way forward to make your property appeal
Give it a good spring clean
The next item on the list
is to give the place a good clean, the two most common areas that both appeal
to a viewer, and put off a viewer are the kitchen and bathrooms.
No one wants to walk into a kitchen and see a greasy cooker, or a dirty extractor fan. If there is a fridge in the kitchen, make sure any out of date food is removed and give it a good clean, to get rid of any lingering smells.
In the bathroom make sure the seals round the bath and shower is clean of any mould, same goes for the tiles, for a small expense it is probably worth renewing any silicone seals and touching up the grout to the tiles.
This will make a big
difference in how your home is viewed by potential renters.
Give the place a good
hoover through, and try to get any rogue stains from the carpets if needed.
If that all seems to
daunting, then it may be worth hiring a professional cleaner who specialise in
pre tenant cleans, to get the placed spruced up and ready to rent.
Tidy up the outside
If someone is thinking of
renting out your property, the first thing they will do is take a drive or a
walk past to see what its like, and this is where kerb appeal comes in.
If your place looks
unkempt from the outside, they may not even follow through with the appointment
to look at all the work you have done to make the inside look great.
Is the garden tidy? Sweep
up any leaves from the garden and front step, could the front door do with a
lick of paint?
Have the bins been
emptied, and now spring is here maybe think about adding a couple of colourful
plants via a hanging basket to the front door.
This attention to detail
could be the difference between renting out your property quickly, or it
sitting on the market for months.
If you need any advice on how to dress your property to make it appealing to viewers, then please don’t hesitate to contact any of our friendly staff at James Kristian, we are on hand to help you get your property rented out quickly.
If you are thinking of becoming a landlord,
or maybe you have a portfolio already and you are looking at adding more
properties, then one of the best strategies for entering the market is to find
a house in a state of disrepair and fix it up.
This involves buying a run down house,
carrying out the repairs quickly, increasing the value of the property and then
renting it out.
It’s becoming more popular to totally
refurbish a property, extend the loft, build an extension and add extra
bedrooms to increase rental income.
Planning is key
Before you undertake any refurbishment work,
you have to make sure you plan ahead, you need a project plan in place to make
sure you are working to a timeline and a budget.
Your project plan needs to include all of the
tasks you have organised for each room, what order you are going to carry them
out, and how much you plan on spending for each room
Budgeting is extremely important, especially
on room-to-room basis, you would be amazed at the amount of people who don’t do
this correctly, and end up over extending themselves financially.
If you budget by room, then once you have
completed one, then you know how much you have spent and you can control your
budget more rigidly.
The typical scenario for bad planning
involves starting with a budget in mind, then going to B&Q and getting
excited when you see the additional fittings you can have, so you choose the
most expensive taps, and worktops etc.
The next thing you know you are 5 grand over
budget, and you have eaten into your potential profit from the refurb.
Worst case scenario, you run out of money and
can’t complete the project, leaving the property standing empty with no rental
This is why good planning is key, and
sticking to your budget even more so.
Its very important to organise tasks in order, and prioritise key elements such as structural defects to make sure you get the big jobs out the way first, as they tend to be the most time consuming and costly.
Now for the décor
Once all the big messy jobs are out of the
way its time to add a bit of sparkle to the property.
Making the house look nice on the inside will
not only add value to the property, but it increases the chances of renting out
the property quicker for a higher rental value.
Fittings and furniture should be seen as an
investment, as these are the eye catching elements of your property that make
the house more appealing to tenants.
The thing to keep in mind here is that you
are not decorating the house for you, so you have to be more neutral in your
choice of colours and fittings.
What appeals to you may not necessarily
appeal to your prospective tenants, so if you have a particular favourite
colour, you best think twice about doing the whole house just to satisfy your
Fixtures and fittings is the most common area
for people to go over budget. This is when people get over excited as the walk
around B&Q, and pay over budget for swan neck taps, and expensive light
You have to keep in mind that you will have
to replace these if a tenant damages them, so find the middle ground where you
can get nice looking fittings that don’t break the bank, and stay within your
Finding the right tradesman
To carry out a refurbishment to a high
standard means you will have to find good tradesman, electrics and gas in
particular require certified professionals to sign off any work, and you will
need a gas safety certificate before you can rent out a property.
Finding good reliable tradesman can be a
skill in itself, so make sure you take advice from friends and family, ask
around to see if you know anyone who has had work carried out recently, who
where their contractor? How much did they cost?
Asking these questions and doing your
homework before you undertake any work can save you a lot of time and money in
the long run.
Ideally it would be best to use a good refurbishment company from Liverpool to carry out the work, a good team can take care of everything for you and complete the work quickly, and to a high standard.
So your newly refurbished property can be let
out to the right tenant.
If you are thinking about doing a renovation, or becoming a landlord and need advice, then the staff at James Kristian are on hand to discuss the process with you, and we can even recommend some good reliable tradesman to help you on your way.
As you may be aware on the 21st September 2017, Sefton Council approved the designation of a selective licensing scheme for all privately rented properties within parts of Sefton (please see the attached for the list of areas included).
This came into effect on the 1st March 2018 and will last for a period of 5 years up until 28th February 2023. If your property falls within the Selective Licensing area you will need to apply for a Housing License before the 1st September 2018.
Selective Licensing requires landlords who privately rent out properties in the designated area to obtain a license from the Council. Landlords will be required to meet a range of licence conditions and show that they have appropriate management arrangements in place.
You can contact us for a list of the roads which are included in the licensing.
What is the licensing process?
This is the process that your application will then follow as it moves towards the grant of a Housing licence. Please note that your application will only become valid when steps 1 to 5 have been completed.
You compete and submit your online application form with the first payment, a copy of your application will be held within your account area and you will receive an email acknowledging your submission and receipt of payment.
The Council then process your form, you may be asked for further information if not included with your application.
A Notice of Intention to Grant a Licence will be issued to you and to any other interested parties. The notice will invite you to make any representations you wish to make on the conditions included in the draft licence. If you decide to make representations you must do this within 14 days from the date on the notice.
The balance of licence fee will be requested within 14 days if full payment is not received your property will remain unlicensed.
Final licence will be issued after representations (if any), have been considered and resolved.
We will contact you to arrange an appointment with you to inspect the property. The inspection may be arranged sooner in respect of ‘higher risk’ premises such as HMO than in the case of some single-family properties, however we fully intend to inspect all licensed premises within the course of the licence.
Where an inspection of the property has taken place, you will be informed of the outcome.
If an inspection identifies licensing issues or housing related hazards that need to be addressed, the licence may be varied by including additional conditions and/or may require other action to remove any serious hazards under the ‘Housing Health & Safety Rating System’ (HHSRS).
The cost of the License Application is £695.00.
We have now been Accredited by Sefton Council, which entitles ourselves to a discounted rate of £495.00.We are proud to be one of only four agents in the borough to pass this accreditation and it has been a lengthy process, so we apologise for not writing sooner.
We have a good relationship with the Selective Licensing Team so if you would like us to submit the application on your behalf then this would involve us putting the License in our name, which then prompt any correspondence being sent to ourselves, which allows us to act quickly on any requests or conditions from Sefton Council, and completing the above steps 1-8 on your behalf. The cost for us to submit the license to all landlords is £100.00 per property.
For further information regarding licensing your property, please don’t hesitate to contact James Kristian today.
Losing a loved one is never easy, and when it comes tied in to a being left a property in someone’s will, then it can make the situation more complicated.
If the property is not going to remain in the family, then on the whole most people want to sell the property quickly; this can be for a number of reasons, but mainly for emotional or financial reasons.
Selling a house in probate is different to selling via a regular sale, so there are guidelines that need to be adhered to make sure the sale goes through.
So Just What Is Probate
Probate is the where the courts have been given permission to deal with the estate of the deceased person.
This can also include all of their assets, and usually includes paying off any debts before the proceeds of any sale can be distributed to beneficiaries.
Do Probate Properties Sell Quickly
The condition of the property at the point of sale is obviously going to be a factor when it comes to selling. Around 1 in 10 properties for sale in the UK market are probate properties, which can be attractive to buyers, as they tend to sell for lower prices for a quick sale.
Areas To Be Cautious Of
When selling a probate property, there are areas you need to check before a sale goes through, namely third party interests in the property, such as amount outstanding on the mortgage, or equity release charges.
Is there anyone else named on the title of the property, this can cause issues if you are the intended benefactor of the property, but if someone else is named in the deeds, then they may be entitled to the property, no matter what the will says.
When it comes to clearing the property, be careful what you throw out unwillingly. Before anything goes to the tip, make sure all-important documents are accounted for.
Its not uncommon for property deeds to be thrown out with the rubbish, so you may have to find copies, also in the case of probate, family members or friends can lay claim to property that may be theirs.
As trivial as it sounds, if your recently deceased relative has borrowed the neighbour’s lawnmower, this can become a protracted area of dispute when it comes to ownership of possessions in the property.
Before any items are given away or more so sold make sure an inventory of the property is carried out and all items listed thoroughly, this can then be used as a reference for family members when the time comes to move on.
What Is The Cost Of Selling A Probate Property
The cost of selling a property via probate should not really differ from a regular sale, however there may some additional expenses to consider.
If the property has been vacant for more than 30 days then you will need ‘vacant property insurance’ to cover any potential damages while the property is empty.
There may be an expense for clearing the property, and it is to be empty during the winter months, there may be some maintenance costs to make sure the property doesn’t incur any damp or burst pipes.
What Documents Do I Need For Probate
For a sale to be completed documents that would be required are.
Copy of the probate or letters of administration
You are under no obligation to use the same solicitor for probate, for the sale of your property.
Find the Right Estate Agent
Once all of the legalities are in place then its time to put the house on the market. For the purposes of Probate the property’s value is based upon the open market value of the property, in a sale by a willing seller to a willing buyer.
This will be guided by previous valuations on the property to evaluate an average price for sale.
As the New Year arrives, 2018 takes on a bit of extra significance for James Kristian, as it means this year we celebrate our 10 year anniversary in property sales & lettings.
James Kristian started back in 2008, and in the 10 years that’s passed we are proud to say we have worked hard to help all of our clients, find a great place to rent, buy a house, or sell a property quickly.
Our values haven’t changed in a decade, from day one we set out to be friendly and professional, with our client’s best interests at the forefront of everything we do as a business.
In that time our knowledge of the local markets and the experience we have gained,helps us to understand your unique needs, and tailor an individual approach so you achieve your aim quickly.
As a landlord you want to know your house is in safe hands, with the experience James Kristian has built in letting out properties for the last 10 years, you can be assured we take the greatest care to only let your property after being thoroughly checked and referenced.
We want to make sure you get your properties rented out quickly to maximise your rental income.
We can also offer a property refresh service for in between tenancies, to make sure any property is brought back onto the market quickly, and to a high standard of décor.
We understand your property is an asset, and take great care to look after it.
Adhering to the highest standards has been the cornerstone of offering our services to you, and helping us to grow over the last decade.
The other aspect of our business is property sales, we want to make sure you sell your house quickly, whilst achieving you the best price.
The decision to sell a house is not one that’s taken lightly, and the team here at James Kristian understand that.
That’s why our property sales side of the business has grown, because clients have come to trust the way we work for you.
Our team are on hand to take the stress away for you and find a buyer for your home.
We strive to stay ahead of the curve when it comes to marketing your property, using professional photos of your house, as well as marketing online across Right Move and Zoopla.
We also use social media to promote and sell for you quickly.
Equally if you are looking to buy a home, we have an excellent range for you to browse online, our local market knowledge is second to none, and we can find you the right house for your budget.
In no time at all.
At James Kristian we have always taken a family run approach to growing the business, and communication has always been at the heart of that.
We believe in building relationships, and this is reflected in some of the long standing partnerships we’ve built over the years.
From landlords, tenants, sellers, buyers & contractors, the longevity of the business, is totally dependent on the relationships we have built with our core clients.
So now its time to look forward to the next 10 years and beyond, you can be assured we’ll continue to treat every day like it was the first, and continue to improve what we do as a business.
And keep providing you the customer with the best customer service available.
So come and call in for a chat and a coffee at any time, we are just on the corner of South Road and Crosby Road.