abliving Autumn 2014

abliving TUNBRIDGE WELLS

LIFE AND STYLE FROM YOUR LOCAL PROPERTY EXPERTS

ISSUE 10

TOP PROPERTIES SALES & LETTINGS MAKE THE GRADE THE BEST LOCAL SCHOOLS Q&A WITH ROSEMARY SHRAGER

MEET THE TEAM

Kate Boyes Partner, Lettings & Estate Management

Ben Carey Sales Negotiator

Dan Boyes Partner, Residential Sales

Laura Bates Lettings Negotiator

John Labrum Estate & Block Manager

Rachel North Property Manager

Emma Child Lettings Manager

Rachel Wallis Chartered Accountant Lisa Godin Negotiator Philippa Baston Property Administrator

Sharon Caulfeild-Browne Block & Estate Management Accounts

Welcome to the Autumn edition of ABLiving.

I am thrilled to say that 2014 has been our most successful year since opening 16 years ago, with the sales market outperforming the peak of 2007.

Alongside this edition’s selection of fantastic properties for sale or to let, we’ve got a host of insights into property trends. This issue of the magazine also features a great interview with Rosemary Schrager, the low-down on local schools and guidance on enfranchisement.

If you would like your property featured in this magazine or would like advice from any of our teams, please contact me by telephone on 01892 525522 or by email.

KATE BOYES Partner EMAIL KATE

IN THIS ISSUE… abproperties 04 Autumn Sales 18 Autumn Lettings ablifestyle 10 Q&A Rosemary Shrager 12

LOCAL KNOWLEDGE

14

PROPERTY LAW

16

Back To School

Ask The Lawyer Enfranchisement VIEWPOINT

What’s On The Market?

Established in 1998 by John Alexandre and Peter Boyes. We specialise in residential sales, lettings, block & estate management and project management.

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SALES

Scriventon House STOCKLAND GREEN ROAD, SPELDHURST, KENT TN3 0TU £2,950,000

Scriventon House is an attractive country property

REQUEST A VALUATION

dating from the early 1900s. Set within its own gardens and grounds of 11 acres, the idyllic setting has views over the Kent countryside. The property

reception hall with elegant staircase, formal

“One of the premier properties of Tunbridge Wells, immaculately presented internally and throughout the 11 acre grounds surrounding Scriventon House.”

drawing room with lantern skylight, family room,

DAN BOYES

was recently refurbished by the present owners and offers a delightful family house.

The beautiful accommodation includes a spacious

dining room with views to the front, study and magnificent 38 foot kitchen/breakfast room, ideal for entertaining, with doors to a courtyard garden.

On the first floor, the superb principle suite enjoys far reaching views, dressing room and spacious ensuite bathroom. There are two further suites, two bedrooms and a family bathroom.

The gardens and grounds are some of the finest we have seen, with a sweeping drive leading to the house through a magnificent avenue of trees, formal lawns, a new tennis court, light woodland, paddocks and a two bedroom detached studio.

There is a fine selection of highly regarded schools in the area, including grammar, private, preparatory

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IMAGE GALLERY

EMAIL DAN

FLOOR PLAN

and secondary levels.

Tunbridge Wells and Tonbridge stations both

SALES

Hailey Cottage THE LANE, FORDCOMBE, TUNBRIDGE WELLS, KENT TN3 0RP £735,000

Hailey Cottage is a charming detached property

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located in the sought-after village location of Fordcombe, offering stunning views over the surrounding countryside and within easy access of the Tunbridge Wells town centre and mainline train station.

throughout and is positioned with gardens

“A charming cottage, in a sought after village location with stunning views and great garden space, what more could the growing family want?”

surrounding the house.

BEN CAREY

Situated on The Lane in Fordcombe this property offers delightful and unique accommodation

Internal accommodation comprises of an entrance hallway, sitting room with wood burning feature fireplace, kitchen, dining room, conservatory and boot room. The first floor accommodation comprises of four bedrooms, a family bathroom and en suite bathroom to the master bedroom.

Externally there is a good-sized detached garage and store room, off road parking for up to three vehicles and well presented gardens that surround the enclosed gardens. From the rear garden there are stunning views across the surrounding countryside and access to a multitude of walking paths.

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IMAGE GALLERY

EMAIL BEN

FLOOR PLAN

The village retains a sought after primary school, church, public house and cricket pitch.

SALES

West Birchetts STOCKLAND GREEN ROAD, SPELDHURST, KENT TN3 0TY £499,950

West Birchetts is a unique three bedroom

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house that forms part of a handsome country home, situated closely to the sought-after village of Speldhurst.

West Birchetts has been modernised to provide an up-to-date style of accommodation, whilst

The internal accommodation to the ground floor

“An unusual, hidden gem of a property, with great garden space and feature-packed throughout. Offers great access to the village amenities.”

comprises of a handmade and well appointed

BEN CAREY

benefiting from period features throughout.

kitchen, which opens out onto a dining room, a sitting room with underfloor heating and glazed wall to the front of the property. This overlooks the courtyard and a further spacious reception room, which offers access to a downstairs cloakroom, useful storage room and stairway leading to the first floor.

Accommodation to the first floor is equally spacious with a grand landing area offering access to all rooms, vaulted ceiling and skylight. There are three double bedrooms, all offering views over the surrounding countryside and a family bathroom.

The master bedroom benefits from a walk-in wardrobe, which has plumbing for conversion to a shower room, as well as ample further storage and

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IMAGE GALLERY

EMAIL BEN

FLOOR PLAN

also has double doors which open onto the large decked area.

Q&A

Rosemary Shrager CELEBRITY CHEF AND COOKERY TEACHER ROSEMARY SHRAGER TELLS US WHAT’S COOKING IN TUNBRIDGE WELLS

Home is…?

The British dishes are all very popular,

A Sussex cottage near Tunbridge Wells.

along with dinner party fayre. Come the autumn, the game dishes always go

Best place in Tunbridge Wells for

down a storm.

a first date?

Champagne Afternoon Tea at Shrager’s

What inspired you to open a French

Patisserie, of course!

patisserie in Tunbridge Wells?

Well it was the setting, the entire location.

Best memory of Tunbridge Wells?

Tunbridge Wells is so beautiful and I felt

The Jazz Festival in full swing on a warm

it was the perfect place for an authentic

summer’s evening.

French patisserie. Then quite by chance, this wonderful shop became available,

Your favourite thing to do in

right under the clock, and I thought it

Tunbridge Wells?

would be an ideal meeting place.

Going to the Oyster Bar for oysters and champagne is always a joy.

With the cookery school tucked away in the Corn Exchange, it was also

What course is proving most popular in

important for us to be present in the

your cooking school?

hub of the Pantiles.

ROSEMARY’S WEBSITE

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LOCAL KNOWLEGE

BACK TO

SCHOOL WE TAKE A LOOK AT THE TOP INDEPENDENT SCHOOLS IN TUNBRIDGE WELLS Choosing a school is one of the most important decisions any parent will make. There are so many things to consider when picking the right school. What Ofsted rating did they get? What facilities do they have?

What is the school’s ethos? Will we be in the catchment area? Should we go state or independent? If we decide to go independent, then what will it cost?

If you do make the decision to go down the independent school route, Tunbridge Wells has some of the best UK schools outside of London.

Here is our selection of the top independent schools in the

“ACHIEVING THE EXTRAORDINARY IS AN ORDINARY OCCURRENCE.” HOLMEWOOD HOUSE V Independent co-educational day and boarding preparatory school.

Tunbridge Wells area.

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independent day and boarding school for girls aged 3-18.

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“PROVIDING A FIRST-CLASS EDUCATION AT A MORE AFFORDABLE PRICE WHERE EVERY CHILD FEELS SUCCESS.”

ROSE HILL Independent co-educational prep school for children aged 3-13 READ MORE

“WE STRIVE TO MEET THE INDIVIDUAL NEEDS OF EACH PUPIL AND TO ENSURE THAT EACH ONE HAS EVERY OPPORTUNITY TO GAIN CONFIDENCE AND TO EXCEL.”

V

V

KENT COLLEGE A leading

V

“PROVIDING A QUALITY ALL ROUND EDUCATION FOR ALL PUPILS WHICH ENABLES THEM TO REACH THEIR TRUE POTENTIAL.”

THE MEAD Co-educational prep school for pupils between the ages of 3-11.

READ MORE

ASK THE LAWYER

FREEHOLD FREEDOM MARK STEGGLES, PARTNER AT THOMSON SNELL & PASSMORE, EXPLAINS ENFRANCHISEMENT What is enfranchisement?

How much does it cost?

Enfranchisement entitles

A landlord must be paid a

tenants to force their landlord

premium for the freehold

to sell the freehold of their

calculated by a specific formula.

building to them.

Qualifying tenants must pay the landlord’s legal and

Who qualifies?

valuation fees as well as their

The building must contain at

own. A tribunal can fix the

least two flats and at least two

premium to be paid and

qualifying tenants (i.e. who have

resolve other disputes if the

leases of more than 21 years

parties cannot agree.

subject to exceptions) must own flats. Normally at least half

How long does it take?

of the qualifying tenants

The process can typically take

in a building are required to

between six to eight months

join the process provided

if referred to a tribunal, and

there are more than two flats.

shorter if not.

Qualifying tenants usually form a company to buy the freehold

How do I get more

and set up a participation

information?

agreement to record decisions

Thomson Snell & Passmore

on financial contributions and

have a dedicated

voting matters.

enfranchisement team.

EMAIL MARK

VISIT WEBSITE

TUNBRIDGE WELLS VIEWPOINT ALEXANDRE BOYES EXPLORES WHAT’S HAPPENING IN THE LOCAL PROPERTY MARKET

WHAT’S ON THE MARKET? Sales hit a new high With the summer behind us and the school traffic back in force, the autumn market looks like it may pick up the baton and

It’s still viable to agree a sale within the first fortnight of marketing.

achieved and Alexandre Boyes having our best year to date since we opened our doors in 1998.

continue with the trend we’ve

Whilst mortgage lending has

seen so far this year. The market

dropped across the country,

has been the strongest we have

Tunbridge Wells – in its bubble

seen, with record prices being

– is still attracting a multitude of

good buyers coming in for the schools and train lines.

As such, it’s still viable to agree a sale within the first fortnight of marketing but, as always, it’s down to the correct asking price.

Buyers who were involved in the open day session viewings and chasing the houses in key

Demand from commuters relocating from London doesn’t show any sign of abating, nor does the interest in the Tunbridge Wells school catchment areas.

properties through consistent ‘best and final’ conclusions.

The change in mortgage lending has caused the process between accepting an offer and exchanging on a purchase to slow down, with mortgage lenders generally putting applications through two underwriters and two file

areas during the crazy early year

managers, and becoming

market are still there, but have

much more stringent in funds

come back hardened. They are

being released.

now offering sensible prices, having learnt the value of

EMAIL DAN

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LETTINGS

13 Royal Chase TUNBRIDGE WELLS, KENT TN4 8AX £3500 PCM

A beautiful detached five bedroom residence in the centre of Tunbridge Wells, this property is within walking distance of the mainline station and has access to a private residents’ park.

opening to the dining room with doors to garden,

“Simply stunning; spacious, private and with versatile accommodation throughout.

Walking distance to the town centre, gated driveway, large garden and access to private parks.”

and a cloakroom.

LAURA BATES

The accommodation includes galleried entrance hall, spacious kitchen/breakfast, utility, playroom, sitting room with doors to garden, a drawing room

The first floor includes a master bedroom suite with bedroom, dressing room with fitted wardrobes, bathroom and study, in addition to two family bathrooms and four further bedrooms.

Outside the property includes garage, driveway, large secure garden and access to private residents’ park.

The property is available unfurnished from the beginning of November 2014 with a flexible lease length. There is a total area of 3,633 square feet.

The property is unfurnished and falls under the Council Tax Band G. EMAIL LAURA IMAGE GALLERY FLOOR PLAN

LETTINGS

11b Hardinge Avenue SOUTHBOROUGH, TUNBRIDGE WELLS, TN4 0TU £2250 PCM

A stunningly refurbished four bedroom home on the Southborough/Bidborough border with views across Birch Wood. The fresh, contemporary interior includes an eye-catching open plan kitchen/living area with glazed doors to decking.

The accommodation includes a ground floor entrance hall, kitchen with Corian worktops opening to a living area and a utility room.

“Well located for access to villages and the A21, this house, set on a quiet close, is beautifully finished and offers fantastic modern accommodation.”

EMMA CHILD

On the first floor there are two double bedrooms, both with wardrobes, and a bathroom.

At lower ground floor level there is a master bedroom, with a separate dressing area with fitted wardrobes, a fourth bedroom/study and a shower room. In addition, there is a hall with doors to the garden.

Outside, the property includes a driveway, decking with open views, and a garden mainly laid to lawn. Off road parking is available. The property is unfurnished and available from October 2014 with a flexible lease length. The total area is 1,899 square feet and falls under Council Tax Band G. Southborough is located within the High Weald

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EMAIL EMMA

FLOOR PLAN

Area of Outstanding Natural Beauty.

LETTINGS

32 Woodbury Park Road TUNBRIDGE WELLS, KENT TN4 9NH £2100 PCM

A stunning four bedroom town house located in Woodbury Park Road, a popular location for primary and secondary schools, and for its close proximity to the town centre and mainline station.

The accommodation is arranged over five floors and includes a sitting room with original fireplace and a separate study (or fourth bedroom) on the ground floor.

The lower ground floor features a large open plan

“Within walking distance to the town centre and with the boutique shops and cafes of St Johns on your doorstep, finished to a high standard throughout and offering a modern layout with great period features.”

LAURA BATES

kitchen/dining room with underfloor heating, integrated appliances and a Smeg fridge/freezer.

At basement level there’s a large reception/family room with underfloor heating and a wood burner, and bi-folding doors, which lead to a beautifully landscaped garden. This floor also benefits from a shower room and storage.

On the first floor there is a double bedroom with original fireplace, family bathroom with clawfoot bath and stand-alone shower, and a separate WC. There are two further double bedrooms on the second floor.

The property offers flexible living accommodation

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IMAGE GALLERY

EMAIL LAURA

FLOOR PLAN

and is wonderfully family-friendly.

BLOCK PROPERTIES

NEW ON THE BLOCK ALEXANDRE BOYES GIVES THE LOWDOWN ON BLOCK IMPROVEMENTS AND ISSUES

BLOCK MANAGEMENT MAJOR WORKS 2014 Alexandre Boyes is managing, on behalf of

NATIONAL HOUSE BUILDING COUNCIL

clients, a number of major

RELATED WORKS

works programmes.

At the earliest opportunity we identify what may be

Our Block Managers and

NHBC related issues, make the claim on behalf of

In-House Building

the leaseholders, negotiate, facilitate and attend

Surveyor oversee these

investigations with the NHBC in order to agree action

works from start to

plans, remedial works and outcomes and oversee any

completion. This includes

works. We have been very successful in mitigating

pre-negotiation with

insurance claims and additional expenses, saving

contractors, obtaining

leaseholders many thousands of pounds in repair bills,

prices, consultation

maintaining property values and saleability.

with the leaseholders,

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inspections, sign off and making payments,

INSURANCE CLAIMS

and ensuring contractors

We have managed in excess of ÂŁ100,000 worth of insurance

are compliant with all

claims so far this year on behalf of clients, including:

relevant regulations and

O Water ingress at various blocks due to rain, burst pipes

complete the works to a high standard.

READ MORE

and drainage issues O Car crash damage to property O Fire damage O Theft of lead

www.alexandre-boyes.co.uk

RESIDENTIAL SALES RESIDENTIAL LETTINGS ESTATE AND BLOCK MANAGEMENT PROJECT MANAGEMENT RESIDENT - SELF MANAGE ONLINE 48 MOUNT EPHRAIM TUNBRIDGE WELLS KENT, TN4 8AU

01892 525 522

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