Important Landlord Information for Selective Licensing

Dear Landlord

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.

  1. 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.
  2. The Council then process your form, you may be asked for further information if not included with your application.
  3. 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.
  4. The balance of licence fee will be requested within 14 days if full payment is not received your property will remain unlicensed.
  5. Final licence will be issued after representations (if any), have been considered and resolved.
  6. 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.
  7. Where an inspection of the property has taken place, you will be informed of the outcome.
  8. 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.

Tel: 0151 928 8822

How To Sell A Probate Property

Probate Property

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.

It’s important to have all of these legal points covered before any intended sale goes through. Make sure you check the deeds to the property and any charges against the mortgage, as this will save you a lot of heartache in the long term, if not approached correctly.

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
  • Original Will
  • Death Certificate
  • NI number
  • Property deeds
  • Mortgage information
  • Bank Statements

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.

At James Kristian we have the experience to help sell your probate property quickly, we understand the sensitivities that come along with probate sales.

Our team is on hand to advise you all the way to point of sale, we can help appoint you the best solicitor for the sale, and make sure the property is in the best condition to appeal to the market.

Our estate agents in Waterloo are happy to advise you on all points needed to ensure the sale completes quickly with minimum stress or fuss to you and your family.

We have dealt with many probate sales over the years, and have the experience to help you today.

If you would like some advice on the best way to move forward then please don’t hesitate to contact us in our Waterloo offices.

Feel free to drop in at anytime or give us a call on 0151 928 8822.

And one of our friendly staff will be on hand to help you through what can be a difficult time, to make sure you achieve the sale you require quickly.

10 Years of James Kristian

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.

Whether that’s buying, selling or letting, all for the best price quickly.

We have recently moved to our new home on Cremona Corner on South Road, Waterloo, which is a great location.

In line with the growth of the business, our new office gives us further potential to offer great properties for our clients.

Initially lettings was the main core of the business, and from our start in the Knowsley road office in Bootle, we have built steadily on the foundations of customer care.

We have always worked around our clients needs, if its late night or weekend viewings, then we are more than happy to accommodate this, to make sure you find the best place to live.

Over the years the James Kristian team has grown with the business, and this has allowed us to expand the services we can offer you within property.

The other side of lettings aside from finding you a home to suit your needs, is helping landlords to let out their properties to the right tenant.

So we now have great systems in place to offer full property management services for landlords.

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.

We look forward to seeing you.

 

 

Local Estate Agents v Online – Price is Not The Only Factor

When it comes to selling your home, there are costs involved in the sales process that are unavoidable.

Aside from solicitor’s fees, there are the fees you pay to your estate agent to sell your house.

In recent years there has been an increase in online estate agents who’s main selling point is reduced fees, in comparison to high street estate agents.

But like most things in life, just because you pay a cheaper price, does it mean you get the same level of service.

There is no comparison for local knowledge, and this is where local estate agents such as James Kristian have the advantage over online sales portals.

A recent study carried out by getagent.co.uk, a comparison website for estate agents, analysed homes listed by the top four online agencies over a period of 12 months.

On average homeowners who listed properties online completed on only 53% of their listings.

By comparison the Home Owners Alliance consumer group states that, traditional high street estate agents complete on more that 84% of their listings.

This indicates two things, firstly that sellers may think they are going to get a sale for a lower fee by going online, but when the sale fails to materialise they switch to a local high street agent to complete the sale.

Secondly, they end up paying two sets of fees to secure the sale, as online agents charge their fee up front, which are more often than not non refundable.

Additionally, online estate agents basic costs rarely include services that are included as standard from high street estate agents.

Indeed this has led the Governments National Trading Standards team, who are the body in charge of policing the estate agency industry to issue the below warning.

‘We’ve seen many examples of online agents making unsubstantiated claims about fees when compared to traditional or high street agents.

‘It’s wrong to make general claims about savings when the headline price does not include facilities such as a sales board, floor plans, photographs, accompanied viewings or other facilities normally included with traditional firms,’ says National Trading Standards spokesman James Munro.

So while it may seem cheaper to use an online agent initially, it can actually cost you double the fees, once you switch to a local estate agent to complete the sale.

The high street agent gives you the personal touch.

Another common factor of using online agents is you end up speaking to a different person each time you call for an update on your property.

Essentially you are calling a national call centre.

The Home Owners Alliance notes that it’s not uncommon for vendors to have to wait on hold for lengthy periods of time, before being able to speak to someone about their query.

With a traditional agent there are no hidden costs, however with an online agent you may have to pay additional fees for items such as floor plans and professional photographs, and after sales support.

Hidden costs mount up and will end up costing you more that you bargained for.

When it comes to viewings if you list for sale online, then you will be responsible for scheduling and carrying out viewings with potential vendors.

So you will need to be comfortable with this process as well as having to act as your own salesperson.

This could include having to create your own sales adverts, as well as managing and responding to buyer enquiries, arranging and conducting viewings, and carrying out negotiations to secure the offer you want for your property.

These tasks are all done as standard by a traditional estate agent, who are trained and experienced in carrying out viewings, with sales experience to secure you the best price.

Additionally after sales support is crucial to completing on a property, online estate agents can’t call a buyers solicitor to push along a sale.

This can only be carried out by a property professional, which can slow the sales process down considerably.

So selling online loses the benefit of the middleman service you get with a local high street agent, this can add stress and time to the process.

Another crucial factor that sets out the high street agent from the online one is local knowledge.

There is no substitute for knowing the local area when it comes to answering queries, which a good local estate agent should pride itself on.

Additionally when it come to setting a valuation for a property, high street agents are aware of local market trends and pricing levels for the area, which is something that online agents may not be able to match.

Plus you only pay when your property sells, paying a cheaper fee up front to an online agent may be tempting, but this more often than not turns out to be a false economy.

It only turns out to be cheaper if the property actually sells; otherwise you have paid a substantial fee up front for a very expensive listing.

Experienced local estate agents such as James Kristian achieve the best possible price for our customers without up front costs, or risk.

Providing high quality personalised service for you on both value and saleability, to achieve you the best price from the sale, with minimum fuss to you.

So if you’re looking to sell a property, and you want the sale to be carried out by an experienced sales team, who understand the importance of good communication, then don’t hesitate to contact us.

James Kristian has over 20 years experience in selling properties for the best price.

Understanding your unique needs to sell your property quickly.

 

 

Looking for a Property Portfolio Building Service in Liverpool?

Why invest in Property?

The property investment business can be a financially rewarding and exciting business. It can produce a consistent income which should be able to support you once you have retired. Historically, property has doubled in value every seven years so no wonder it is seen as the best way to provide for long term financial security.

We are seeing a shortage of housing in the UK!

Some facts we have uncovered :

  • The UK has a serious shortage of housing caused by a number of social & demographic factors.
  • Unlike other European countries, our population is expanding significantly and current figures see our current population at 65,464,119, this is a rise of nearly
  • 7 million in the last 20 years.
  • The number of people living (or utilising) a single bedroom dwelling is increasing.
  • Demand for property is increasing therefore driving up the property prices in the long term.
  • According to the Office of National Statistics there will be an average annual shortage of over 125,000 properties each year for the next decade.

How can James Kristian Sales & Lettings help you to financial security?

  1. We are on panel with the majority of major asset management companies meaning we have access to many properties if you are looking for properties in Liverpool.
  2. We can source high yielding properties in the Liverpool and surrounding areas with strong rental demand.
  3. Looking for a reliable builder, we can assist through our sister company, www.refurbexperts.co.uk, they are landlord refurbishment company – if you looking for a reliable builder in Liverpool!
  4. Our Lettings team are on hand to manage your investment. We can offer a fully managed service in order to maximise your investment. This will ensure minimum voids in order to generate a regular income from your rental properties.
  5. We are members of National Approved Lettings Scheme (NALS), which means we offer client money protection. Your rental income is always protected by our insurers.

Easy steps in order to explore your options:

  • Call our team on 0151 933 2313 and ask to speak with Anna, alternatively email anna@james-kristian.co.uk
  • Discuss your ideas and goals and let us identify some options to start / add to your property portfolio
  • We will arrange viewings for properties we consider suitable for the buy to let market.
  • Should the property require building work, we can have our sister company compile a list of required works along with a quotation & schedule.
  • We can deal with all aspects of your purchase, including solicitors, mortgage advice, surveyors etc
  • Once the purchase is complete we will ensure there are no delays in getting the property tenanted. We understand minimising voids are important to aid cash flow!

We consider building a property portfolio is a healthy alternative to a pension so don’t hesitate to give our team a call. For our Portfolio Building Service, please call us today on 0151 933 2313.