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Inside Property autumn/winter 2017 Rural

The Farming Business And Brexit

Inheritance Tax

The Importance Of Ensuring Properties Are Correctly Valued

Commercial

Size Matters But So Does Location

Lettings

Furnished Or Unfurnished?

Showcasing over 30 Exclusive Properties


We build our mortgages around you At Handelsbanken, we provide a personal mortgage service, with a dedicated account manager and the power to make clear and timely decisions within the branch. We take the time to understand your needs, to help find a solution that is right for you, whether buying a new home or remortgaging. Helen Locke - Individual Banking Manager Tel: 0116 254 7277, Mobile: 07837 675 567, Email: helo12@handelsbanken.co.uk Tim Richardson - Individual Banking Manager Tel: 0116 254 7670, Mobile: 0748 303 3238, Email: tiri03@handelsbanken.co.uk Your home may be repossessed if you do not keep up repayments on your mortgage.

1st Floor, Provincial House 37 New Walk, Leicester, LE1 6TE Tel: 01162 547666 handelsbanken.co.uk/leicesternewwalk

Please note that our lending facilities are only available to persons aged 18 or over and are subject to status. Written quotations and Terms & Conditions are available on request. Handelsbanken is the trading name of Svenska Handelsbanken AB (publ). Registered Office: Svenska Handelsbanken AB (publ), 3 Thomas More Square, London, E1W 1WY. Registered in England and Wales No, BR 000589. Incorporated in Sweden with limited liability. Registered in Sweden No, 502007-7862. Head Office in Stockholm. Authorised by the Swedish Financial Supervisory Authority (Finansinspektionen) and the Prudential Regulation Authority and subject to limited regulation by the Financial Conduct Authority and Prudential Regulation Authority. Details about the extent of our authorisation and regulation by the Prudential Regulation Authority, and regulation by the Financial Conduct Authority are available from us on request.


Welcome to Andrew Granger & Co’s Inside Property. Inside Property is published twice a year Keep in touch online facebook.com/AndrewGranger.Co @AndrewGrangerCo instagram.com/andrewgrangerco/ pinterest.com/andrewgrangerco/

andrewgranger.co.uk

Leicester Office

0116 2429922 Loughborough Office

01509 235534 Market Harborough Office

01858 431315 Disclaimer: Although every effort is made to ensure the accuracy of material in this publication, the editor can accept no responsibility for the veracity of claims by contributors in either editorial or advertising. Copyright: All text, images and design in this publication are subject to copyright. Any unauthorised duplication is strictly prohibited. All artwork is accepted on the strict condition that permission has been given to use it in this publication. Design and Print: Urban Fox Media. For details on advertising in Inside Property call Steve Lenaghan on 0773861425 or email steve@theurban-fox.co.uk.

After a successful launch of our first magazine in the spring we have had a very positive response to Inside Property from our clients, readers and advertisers and this edition continues on the theme of not only providing a beautiful selection of the homes we have for sale and rent but also a way of showcasing our breadth of property knowledge. In this edition we feature some really interesting and informative articles answering some of the pertinent questions relating to Brexit and its impact on the farming business with Rupert Harrison offering a ‘brief survival’ guide highlighting the challenges facing British Farmers post Brexit. From our Professional Services team we have some very practical advice relating to inheritance tax and the importance of ensuring that properties are valued correctly. Over the coming pages you will also see a wide range of properties both for sale and to rent and our feature property in this edition is the outstanding Upper House in Great Bowden. If you have ever considered purchasing a Listed property then David Woodfield provides an expert opinion on the issues you need to be aware of. Our lettings teams manage over 1000 residential properties across the county and in this edition we discuss the right time for rent increases and the pros and cons of letting a property furnished to unfurnished. We pride ourselves in providing the very best bespoke service to our clients across Leicestershire and the wider East Midlands. Our three strategically positioned offices across the county and our seven primary areas of property expertise make us an excellent partner for all things property in the East Midlands. Mark Sandall Joint Managing Director Andrew Granger & Co.


0116 255 5745 WWW.DEWHIRSTKITCHENS.CO.UK OUR LEICESTERSHOWROOM IS LOCATED AT 98 GRANBY STREET, LEICESTER LE1 1DU


Inside this issue...

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Residential Sales

Country Home & Equestrian

Survey & Valuation

Planning & Development

Meet Andrew Granger & Co’s residential sales teams from across the county. Looking to move? Then why not give one of our expert teams a call.

If you are an owner of a listed property or are thinking of buying one, you might have a number of questions - David Woodfield, offers expert help on what constitutes a listed building and the responsibilities asscociated with owning one.

Geoff Milnes explains the various ways in which property can be owned, and the implications for family living arrangements and property taxation.

2017 has seen a significant increase in the number of planning applications being sought, Stephen Mair at Andrew Granger & Co explains the increase and why it could be that local planning authorities are accepting more applications.

Leicester: 0116 242 9922 Loughborough: 01509 235 534 Market Harborough: 01858 431 315

For expert advice call our Survey & Valuation department 0116 242 9933

Contact our Planning team 01858 439 090

Call our Country & Equestrian team 01509 243 720

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Professional Services

Rural

Lettings

Commercial

Andrew Granger & Co’s head of Survey Geoff Milnes on the importance of valuing properties correctly for the purpose of ensuring Probate returns are accurate and keep the tax bill to a minimum.

The head of Andrew Granger’s Rural department Rupert Harrison offers ‘a brief survival guide’ for changes and challenges facing British Farmers post-brexit.

Jade Mosey of our Leicester Lettings team reports on average monthly rents across Leicestershire .

Size matters but so does location, condition and your lease. Kevin Skipworth, Head of Commercial Property at Andrew Granger & Co looks at the key questions to ask when searching for new business premises.

Get in touch with our specialist Rural team 01509 243 720

Contact our Professional Service team 0116 242 9933

Get in touch with Andrew Granger & Co’s lettings team Leicester: 0116 242 9929 Loughborough: 01509 235 534 Market Harborough: 01858 439 080

Looking for business premises? Call our commercial team 0116 242 9938

This Months Contributors Jill Griffiths

Geoff Milnes

A Day in the Life

Jill heads up our Lettings team and as you would expect has a wealth of knowledge and experience on all aspects of letting and renting residential properties.

Geoff joined Andrew Granger & Co in May 2010. As our Head of Survey he is a specialist in all aspects of residential valuation and survey work, including valuations for lending purposes, Homebuyer reports and Building Surveys.

Find out more about a typical working day at Andrew Granger & Co for the head of our Market Harborough sales office Peter Buckingham.

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ANDREW GRANGER & CO RESIDENTIAL SALES

Estate Agency Our estate agency teams offer extensive coverage across the county and beyond through impressive offices located in Market Harborough, Loughborough and Leicester.

Leicester

Call 0116 242 9922 If you are looking to sell your property in the Leicester, Market Harborough and Loughborough area – with over 25 years of experience – Andrew Granger can help. For more information about buying and selling in the area, call one of our offices today.

“Very supportive and very good at networking with various clients and agencies”

Working together is what sets us apart, 300 distinctively unique agents, proud to work together. The Mayfair Group is a group of expert independent estate agents working together in the interests of all home movers.  Like so many of our high streets over the past few years, estate agency has become top-heavy with corporate brands.  This may be good for fashion and food chains but property is a very personal and local business. People’s homes are not commodities to be traded like socks and wares – they are a person’s most valuable possession. We are proud to have been selected as a member of the Mayfair Group which brings together the most knowledgeable and experienced independent estate agents across the UK.  Many have worked in their locality for most, if not all, of their working lives. We are people who know and appreciate local property and what it means to buyers and sellers. With over 300 offices across the UK we are one of the largest and most effective networks of estate agents in the country.  There are also 150 Mayfair Group offices overseas, all linked through the powerful Mayfair. Office website, www.mayfairoffice.co.uk which features some 16,000 properties. Putting you in direct contact with the best estate agents in the place you want to be.

“Excellent from start to completion”

Loughborough

Call 01509 235 534 “Superb service, highly recommend” 4

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Market Harborough

Call 01858 431 315


Residential Sales

SSTC

The Thatched Cottage, Huncote  A unique three bedroom detached Grade II listed thatched cottage with immense charm and character situated within the heart of the desirable south Leicestershire village of Huncote. The property has been skilfully and sympathetically restored by the current vendors using many traditional practices including lime plaster walls and the retaining of a wealth of period beams. The property is approached via a canopy porchway leading to dining hall with exposed beams and inglenook fireplace, sitting room, newly fitted dining kitchen, utility room and W.C. First floor: landing, master bedroom with extensive period beams, two further double bedrooms and luxurious and stylishly appointed family bathroom. Outside: large side and rear gardens with patio and seating areas, vegetable patch, various outhouses and garage with rear access. Leicester Office I 0116 242 9922 Sold STC by the Leicester Office

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Main Street, Sutton Bonington Standing in generously sized and landscaped gardens, this is indeed an outstanding opportunity to acquire a most distinctive and individually styled five bedroom, two bathroom detached family house close to the centre of this popular and sought after village location having excellent links to the M1 Motorway and East Midlands Airport. Loughborough Office I 01509 235 534 £495,000

Six Hills Road, Ragdale A substantial four bedroom detached family bungalow (two en suites) having rendered elevations beneath a pitched tiled roof which provides genuinely spacious and thoughtfully enlarged accommodation with oil fired central heating and upvc double glazing and occupies a mature setting within the heart of this popular village location between Loughborough and Melton Mowbray. In brief the accommodation may be described as: Enclosed entrance porch, Entrance hall, Lounge 17’0 x 16’6, Conservatory, Breakfast Kitchen, adjoining Utility room and Dining room. Inner hallway, main Bedroom with Dressing room and en suite Shower room, second Bedroom with en suite, two further Bedrooms and Bathroom. Outside there is off street car parking for several vehicles, an attached double brick garage, adjacent workshop/storeroom and a separate office. Loughborough Office I 01509 235 534 £595,000 6

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Residential Sales

The Porch House, Dingley Hall, Harborough Road Dingley Hall is an outstanding Grade I Listed country house of immense charm and character, of which The Porch House forms a prominent three storey wing enjoying spectacular views over rolling open countryside on the edge of the village of Dingley, which lies close to the thriving town of Market Harborough. The Hall, which boasts a string of illustrious aristocratic owners, including royal advisors, attorney generals and admirals, is believed to date back to the 16th Century. It was partially re-built and divided into seven elegant houses and three flats in the 1970’s by the renowned architect, Kit Martin, retaining a host of ancient architectural features. Market Harborough Office I 01858 431 315 Price Guide £850,000

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Residential Sales

Olde Barn Farm, Stapleton An outstanding three/four bedroom detached barn conversion with immense charm and character sitting on a generous plot situated in the west Leicestershire village of Stapleton. Flexible and spacious living accommodation comprises of entrance hallway opening to snug seating area, superb open plan living/dining kitchen with large inglenook fireplace and log burner, stairs rising to bedroom four/study, ground floor accessed off the entrance hall, utility room and cloaks/wc, large inner hallway leading to sitting room, master bedroom with dressing room and ensuite bathroom, guest bedroom with large dressing room and access to Jack and Jill shower. First floor, landing, shower room and split level bedroom three. Outside: the gardens form a unique feature to the property with extensive gravel car standing leading to double open car port, single garage and workshop, entertaining room/gym, large lawned gardens, extensive vegetable patch, private patio seating areas, large covered barbeque area and courtyard. Leicester Office I 0116 242 9922 Price ÂŁ775,000

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Shirley Avenue, Stoneygate A beautifully presented and appointed four bedroom detached family home situated within the highly desirable and sought after residential area of Stoneygate. The property was originally constructed in 1936 and offers bright and airy accommodation which retains many period features with the benefit of gas fired central heating and is approached via a spacious entrance hallway with original oak flooring, cloaks/wc, two generous reception rooms, living/dining kitchen, rear lobby area with utility room and a range of outhouses. First floor, spacious landing, four bedrooms, family bathroom and separate shower room. Outside: two garages and off road parking, delightful mature private gardens to the rear. EPC D. No Chain. Leicester Office I 0116 242 9922 SSTC through the Leicester Office

SOLD

Manor Farm Close, Tugby

A superb brand new 5 bedroomed detached family house with a separate pony paddock of approximately 0.78 acres, enjoying stunning views to the front forming part of an exclusive new development by the reputable house builders, Mulberry Developments, on the edge of the highly desirable east Leicestershire village of Tugby. Market Harborough Office I 01858 431 315 Sold through the Market Harborough Office

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SSTC


Residential Sales

Longbreach Road, Kibworth Harcourt An immaculately presented and appointed four bedroom detached family home constructed by David Wilson Homes in 2014 situated in an elevated corner position within the highly desirable village of Kibworth Harcourt. The property offers light and airy spacious rooms with the benefit of UPVC double glazing and gas fired central heating. The accommodation is accessed from a central hallway, sitting room with wood burner leading to delightful conservatory overlooking the rear gardens, open plan living/dining kitchen with utility room off, cloaks/wc, dining room/snug. First floor, spacious landing with study area, master bedroom with dressing area and ensuite, three further bedrooms and beautifully appointed family bathroom. Outside: off road parking, single garage and beautiful landscaped gardens to the rear. EPC B. Leicester Office I 0116 242 9922 Price ÂŁ435,000

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Advertising Feature

Here’s just 4 of our favourites for 2017… Green Envy From sage green in the Victorian era, to avocado in the 70s, the colour green features strongly again this season. Its natural tones remind us of nature and growth, promoting good energy and wellbeing. Who doesn’t want some of that? From classic tea green walls and modern lime green splashbacks, to a sumptuous vintage emerald velvet sofa, the hue works perfectly throughout the home. Looking to make an impact? Darker shades of green replace midnight blues and navy as the latest must-have in dark interiors. Experiment with a feature wall if you’re feeling hesitant. Terracotta Army Unbelievably terracotta has marched up the ranks of interior trends for 2017. This natural stone, largely relegated to garden pots, has made huge comeback but as you’ve never seen it before. Classic and warm, it’s a perfect way to make an ordinary space Mediterranean-chic. Shades of terracotta feature in textiles - from beautiful velvets, to exquisite weaves – as well as wall and floor coverings. This time around those glazed terracotta slabs of the 90s, have given way to untreated, natural tiles, in exciting and contemporary shapes.

Blast from the Past

Pattern Power Certain prints such as damask and paisley are continually recycled in the interiors industry, and this year is no exception. What is different about 2017’s incarnation

At Maison Interiors, our ethos is to deliver inspirational interiors for the way the client wants to live. Understanding and interpreting our clients’ aesthetic and lifestyle, tastes and aspirations. We pride ourselves on providing the very best in home décor from beautiful bespoke furniture and flooring to curtains, lighting and accessories. Each project is designed with close attention to detail, managed and implemented with great care. Our own craftsmen and bespoke furniture makers create seamless well executed and beautifully finished projects, delivered on time & on budget. Working primarily in and around Leicestershire and the Home Counties on schemes that range from small intimate spaces to large renovations and refurbishments, our in house designer Zoe Hubbard works closely with each client to ensure a mutual understanding at every stage of the project. Zoe says “I am so proud to work so closely with Maison Interiors as I am able to offer Leicester made products that are long lasting and fantastic value for money.” Since Maison Interiors was founded we have been committed to delivering exceptional, comfortable and individual homes that give enduring pleasure. Zoe will lead your project from a planning and creative point of view, supported by her team to assist with drawings, budget and project management. Our creative team’s attention to detail and meticulous care, result in luxurious bespoke interiors. When it comes to trends, home interiors is no exception, with designs, colours, patterns and fabrics all going full circle. But far from being predictable and passé, they return modernised and revitalised, offering something new to the home owner.

is that the subtle tone-on-tone shades and delicate prints of recent years, have given way to bolder colours and oversized pattern formations. Whether you opt for an attention-grabbing wallcovering, dramatically decadent curtains, or a standoutpiece of furniture, with this extraordinary makeover, more is definitely more. Embrace it on a large scale. Arts & Crafts A favourite on the SS17 catwalk – Tory Burch, Stella McCartney, Chloé – heritage techniques such as pleating, weaving, quilting and smocking bring a touch of class to home interiors. No, we’re not talking 1950s chintz quilts, but rather intricate patterns on wallpaper and upholstery fabrics; quilted velvet headboards with geometric designs; and elegantly pleated and smocked chair-backs. Interweaving these traditional techniques within your contemporary home furnishings, is the perfect way to seamlessly blend past and present. If we can help you create your Blast from the Past, or any other home style, call Zoe for a FREE coffee consultation on 0116 271 2584 or pop into our lifestyle store at 37-41 London Road, Oadby, Leicester, LE2 5DL. andrew granger & co autumn winter 2017

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Hermitage Road, Brampton Ash A substantial 6 bedroomed Grade II Listed 18th Century stone and thatched detached former farmhouse of character with extensive outbuildings, swimming pool, tennis court and delightful grounds of approximately 1.4 acres, with views over open countryside on the edge of the highly desirable north Northamptonshire village of Brampton Ash, only 4 miles from Market Harborough railway station. Market Harborough Office I 01858 431315 Price Guide ÂŁ1,250,000

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WINDOWS | DOORS | CONSERVATORIES | FASCIAS

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Love every season.

Call us today on 0116 2710120 Show site at 25 New Street, Oadby, Leicester, LE2 5EB www.easwindows.co.uk

ask us about our solid roof conservatories


Country Home & E q ue s t r i a n Contact our Country Home & Equestrian Team 01509 243 720

Things to Know About Purchasing and Owning Listed Property David Woodfield offers some expertise advice on the responsiblities of owning and living in a listed building

If you are an owner of a listed property or are thinking of buying one, you might have a number of questions and the guidance below may be of some help. What is a listed building? A ‘listed building’ is a building, object or structure that has been judged to be of national importance in terms of architectural or historic interest and included on a special register, called the List of Buildings of Special Architectural or Historic Interest. Compiled by the Department for Culture, Media and Sports (DCMS), under the provisions of the Planning (Listed Buildings and Conservation Areas) Act 1990, the list includes a wide variety of structures, from castles and cathedrals to milestones and village pumps. What are the criteria for a building having listed status? The Department of Culture Media and Sport (DCMS) uses the following criteria to decide which buildings to include on the list of protected buildings: Architectural Interest: buildings of importance because of their design, decoration and craftsmanship Historic Interest: buildings which illustrate an aspect of the nation’s social, economic, cultural or military history Historic Association: buildings that demonstrate close historical association with nationally important people or events Group Value: buildings that form part of an architectural ensemble, such as squares, terraces or model villages What is a conservation officer and are they important? Conservation Officers are generally employees of the local council and their role is to ensure the character of the building remains intact. They will be one of your most important points of contact as the officer will grant – or deny – listed building consent. They may even dictate the materials and techniques that you should use to make these changes. What is listed building consent? If you want to alter or extend a listed building in a way that affects its character or appearance as a building of special architectural or historic interest, or even demolish it, you must first apply for listed building consent authority. Contrary to popular belief, listing protects the complete building both inside and 16

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out (not just the front) and may also include garden walls, courtyards and even statues in the garden. Some buildings are also “curtilage listed” meaning that if your property is situated within the curtilage of, or attached to a listed building, it may also be listed. It is important to know what is protected under the specific listing within your home and any grounds. What if I want to extend or alter my listed building? If you are planning to extend or alter a listed building it is important that you involve your Conservation Officer at the earliest stage possible. If you are planning alterations to a listed property, be realistic as to what will be allowed. For instance, listed building consent is unlikely to be granted to add a large modern garage to a small cottage. By working sympathetically with the property, your plans are much more likely to be approved. Do I need to use specialist suppliers and traditional methods? As old buildings, listed properties often don’t respond well to the application of modern materials. For instance, many cases of damp are actually the result of the introduction of modern, non-breathable materials such as cement or paint which prevent the escape of moisture. In most cases, owners can get the best results for their property by using original traditional methods. Is double glazing acceptable in a listed property? It is unusual to be able to introduce double glazing into the narrow glazing of period windows and for this reason double glazing is difficult. However, there would be no restriction on using secondary glazing and this is the method normally recommended. The use of very slim double-glazing units set within the original glazing may be acceptable although some Conservation Officers reject them due to the unsightly reflection. Listed building consent will be required if, for example, the windows are to be replaced with a new style of window or if you wish to repaint existing windows a different colour to the existing. How does my insurance differ from a non-listed property? The insurance of a listed building is very different to a modern building. Should disaster strike, the cost of repairing using traditional methods and materials will be greater than a “normal” house and your conservation officer will seek to ensure you reinstate “like for like”.


Country Homes & Equestrian

Main Street, Cotesbach An individually designed 4 bedroomed detached former farmhouse of character having the advantage of adjoining paddock land and gardens extending to approximately 4.52 acres (1.83 hectares), located on the fringes of the highly desirable village of Cotesbach close to the borders of Leicestershire, Warwickshire and Northamptonshire. Market Harborough Office I 01858 431 315 Guide Price ÂŁ625,000

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www.ivytimberstructures.co.uk

Beautiful spaces for work, rest and play Do you have a dream garden room? Visit our workshop in Market Harborough to discuss your ideas with our talented architects. Then discover how we use the latest techniques alongside traditional carpentry and joinery methods to create bespoke timber structures to your specifications.

Let us design and build your dream. www.ivytimberstructures.co.uk || 01858 www.ivytimberstructures.co.uk 01858426285 466285


Country Homes & Equestrian

SOLD

Billington Road West, Elmesthorpe A detached property offering excellent scope for further extension/expansion subject to receiving the necessary planning consents, standing on grounds and paddock land extending to approximately 4.5 acres or thereabouts. The property comprises entrance hallway, cloaks/wc, ground floor bedroom and bathroom, sitting room with patio doors onto the side gardens, dining kitchen and rear conservatory, first floor, two bedrooms. Outside: two driveways providing ample car standing, excellent range of outbuildings including workshop measuring 12m x 6m and further store/workshop measuring 10m x 9m, mature gardens with seating areas, pond and large paddock. EPC D. Leicester Office I 0116 242 9922 Sold through the Leicester Office

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Survey & Valuation

Contact our Surveys Department 0116 242 9933 ANDREW GRANGER & CO SURVEY & VALUATION

Who owns which part of the house and what is it worth? Inheritance tax charged on property is not always straightforward. The question of who owns how much of the house will affect the amount of tax, if any, payable. This might sound odd, but there are two main ways of owning a house – tenants in common and joint tenants. Joint tenants are what the name suggests – all parties own the entire house. A man and wife, for example, owning their home as joint tenants, both own all of it, and on the death of one of them, the remaining spouse becomes the sole owner, and the husband’s share passes directly to her, without payment of inheritance tax. However, the whole house then belongs to her, and her estate may suffer inheritance tax based on the full value of the property when she dies. The same applies to Civil Partnerships. Tenants in common own the house in separate shares, which do not need to be equal. They are not interlinked, and the owner of each share can determine its fate through his or her Will - it does not pass automatically to the surviving shareholders. This means that the valuation is more complicated, as it is necessary to determine the value of the part share, and this is based on its Market Value. This begs the question about the saleability of a part share of a property, particularly when it is occupied by the surviving share owners, and hence its value. It has been held that this value is not the same as dividing the full value of the property in to the proportions held by the various parties. There is an allowance that can be made to account for the difficulty in selling a part share, and this has been agreed with HMRC at a minimum of 10%. Higher percentages can be determined, and this would depend on the Valuer’s opinion of the precise share concerned and its saleability. Some think it would be a good idea to leave the family home to children, or other relations, thereby avoiding Inheritance Tax if the donor survives for seven years after the donation (gifts become free of tax if this occurs), or it not forming part of

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the giver’s estate if death occurs before the seven years has elapsed. The question then arises of where the spouse is going to live – does she/he move out, or do the family allow her/him to stay until she dies, or decides to move house? There are pitfalls in this arrangement, and if not approached carefully, it can lead to payment of the very tax it was hoped to avoid! If the surviving spouse lives in the house rent free, then the HMRC deems that to be a ‘gift with reservation’ and it forms part of the spouse’s estate. This is because it is gift, but it is of no value to the recipients because they can do nothing with it as it is lived in by the surviving parent. The whole house then becomes liable for Inheritance tax on the death of the surviving spouse. The answer is for the survivor to pay rent – it might seem harsh, but it will meant that the children get a benefit from the gift and therefore it is not a ‘gift with reservation’. In order to escape the net entirely, the rent has to be Market Rent, and this can be judged by the Valuer, if asked. The catch to this, and there is always a catch, is that the rent will be treated as income to the children, and will be liable to income tax! Some parents might also think it not very fair to pay their children rent to live in what they consider to be their own house. A possible way round this would be for the children to make a gift to the parent each year of an amount equal to the rent they have paid, but I suspect the HMRC will be wise to this unless it is very carefully set up – one for the lawyer’s!! As always, it pays to take professional advice on these matters, particularly in matters of property valuation. Given the opportunity, they can work in partnership with legal advisors and the client to minimise the liability to Inheritance Tax, but also to make sure that everything is done properly and with due care so that there will be no comebacks from HMRC looking for reasons to ask for more tax. In these straightened times, the taxman is after as much as he can legitimately get!!!


Residential Sales

SSTC

Long Meadow Way, Birstall

Eastgate, Hallaton

A beautifully presented detached home built circa 2013 by the reputable Jelson Homes Builders. Positioned on a corner plot in the sought after Hallam Fields Development of Birstall. This family home offers spacious accommodation, having been significantly upgraded since purchased and comprises of entrance hall, downstairs wc, lounge/diner, fitted kitchen. First floor, landing, three double bedrooms, master having ensuite and family bathroom. EPC B. Leicester Office I 0116 2429 922 Offers around £250,000

An elegant 5 bedroomed Georgian detached family house of immense charm and character with good sized gardens and outbuildings, enjoying rural views within the highly desirable Welland Valley village of Hallaton. Market Harborough Office I 01858 431 315 Sold STC through the Market Harborough Office

SOLD

Southmeads Road, Oadby

Maplewell Road, Woodhouse Eaves

A unique three/four bedroomed detached property situated on one of Oadby and Leicester’s most sought after and desirable roads. The property stands on a generous plot extending to approximately 1 acre and offers light and spacious accommodation with split level accommodation arranged over two floors. Triple detached Garaging, mature front, side and rear gardens.

The property comprises a charming bay fronted, two bedroom semi detached cottage of brick and Swithland slate. Extremely well maintained accommodation on two storeys with many internal characteristics and occupies a delightful position within close proximity to the centre of this highly regarded village location some four miles outside Loughborough.

Leicester Office I 0116 242 9922 Sold through the Leicester Office

Loughborough Office I 01509 235 534 £229,950

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Residential Sales

Honeypot Lane, Husbands Bosworth An individually designed and exceptionally spacious 5 bedroomed detached family house having the advantage of a 2 bedroomed self contained annexe, delightful gardens and paddock land extending to approximately two thirds of an acre in total, enjoying spectacular views over open countryside within a charming part of the popular south Leicestershire village of Husbands Bosworth. Market Harborough Office I 01858 431 315 Guide price ÂŁ825,000

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Visit one of our award-winning showrooms for the very latest

inspiring, practical and creative choice of tiles.

LEICESTER

LOUGHBOROUGH

551 Saffron Lane, Leicester, LE2 6UN

Prince William Road, Loughborough, LE11 5GD

Tel: 0116 283 4068

Tel: 01509 210 999

NOTTINGHAM

Southglade Business Park, Hucknall Road, Nottingham, NG5 9RA

Tel: 0115 9770 155

www.emctiles.co.uk


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Residential Sales

Upper House, Great Bowden A handsome and substantial 8 bedroomed 19th Century detached country residence of character, having the advantage of a self contained cottage, extensive outbuildings and paddock land, enjoying spectacular southerly views over open countryside on the fringes of the highly sought after south east Leicestershire village of Great Bowden. Â

Market Harborough Office I 01858 431315 Price Guide ÂŁ2,250,000

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Residential Sales

London Road, Oadby A rare opportunity to purchase a Georgian Grade II listed substantial period property situated within the heart of Oadby. The five bedroom three storey property retains many period features including sash windows, original flooring, exposed ceiling beams and fireplaces and benefits from part gas fired central heating and comprises entrance porch, entrance hallway with original flooring and staircase rising to first floor, dining room, study, superb extended lounge overlooking the rear gardens, breakfast room opening to kitchen and utility room off, cloaks/wc. First floor, spacious landing, master bedroom with dressing room and access to Jack and Jill family bathroom, separate wc, two further bedrooms. Second floor, landing and two further bedrooms. Leicester Office I 0116 242 9922 Price Guide ÂŁ595,000

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Stylish living with distinct design

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Contact the Planning Department 01858 439 090

What does a minority government mean for the Conservative manifesto pledges? Stephen Mair at Andrew Granger & Co examines what the minority government means for the pledges made in the Conservative Party manifesto.

The snap election was called to bolster Theresa May’s majority ahead of Brexit negotiations and the housing pledges made in the Conservative Party manifesto promised much. As we all know, the election outcome didn’t go to plan for the Conservatives and resulted in a hung parliament, leaving plenty of questions to be answered. On the back of an election result that saw the Conservative treasury team lose nearly half of its minister’s seats, including the planning minister Gavin Barwell, planning communities are remaining confident that original manifesto pledges can be met. In the election, Gavin Barwell’s Croydon Central seat was overturned by Labour candidate Sarah Jones and the planning minister position has since been reassigned. As a minister, Barwell was at the core of the Tories’ housing agenda, including the recent housing white paper. With the planning minister ejected and a hung parliament, it’s easy to see why there could be some concern surrounding housing and planning policy. Since the election result, Alok Sharma has replaced Barwell as housing minister and Barwell has been appointed as Theresa May’s chief of staff. Both of these appointments seem to support that planning community’s optimism that there will not be any major deviations from the white paper released earlier in the years, in particular. A minority government ultimately means that politicians are only able to pursue and fulfil policies that have a wide consensus across parties. Therefore, for individual measures presented in the housing white paper and in the manifesto pledge to go ahead, there may need to be support from other parties.

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Conservative planning pledges The Conservative Party manifesto included some planning proposals for the election, but on the back of the minority government result it remains unclear which are likely to be executed. One of the major pledges was to deliver one million new homes by the end of 2020 and 500,000 more by the end of 2022. This proposal has universal backing across parties so should still be targeted. Whether the figures are achievable is another matter; approximately 240,000 would need to be delivered per annum for the next three years. If the target is met, Sharma, the new housing minister, will then need to oversee the delivery of a further half a million new homes until 2022. A difficult task for someone without any previous experience in housing or planning. The task’s magnitude is shown in the fact that the last time the UK built homes on this scale was in the 1970s. Other measures that have cross-party support is to build higher quality housing, so this, too, is likely to be brought forward. Many parties agree that there needs to be better use of urban and brownfield sites. The aftermath of the election and the appointment of the new housing minister is likely to cause delays. Converting a long manifesto into detailed legislation takes considerable time, resources and capital, as it is. But when it’s a minority government that has little of this in abundance, planning is unlikely to be near the top of the agenda. It will be at least a couple of months before anything is made clear.


Planning & Development

Planning Appeals and Statements Written impact assessments Assistance with community consultations and environmental statements

Development Plan Monitoring Tried and tested system for tracking all existing and emerging planning policy documents across 40 Local Authorities including mineral and waste development plans

Representation and advice on written appeals, hearings and public inquiries Guide you through the planning process to add value to your land and property

Land and Development Sales We have a vast knowledge of selling development sites to national, regional and local builders Andrew Granger & Co. has extensive sales experience for all forms of development land consented, allocated and strategic

Representations made on your behalf Full understanding of the national and local planning policy framework Bespoke solutions in place to make sure you don’t miss vital deadlines

Land Promotion and Option Agreements Extensive experience in promoting land and securing appropriate agreements with developers Full monitoring for the entirety of the promotional and development process Our knowledge and skill ensures you get the maximum financial return

Planning Applications, Listed Building Applications and Conservation Area Consents Feasibility Assessments and Site Appraisals

Clients range from private individuals to large institutions, we have extensive private and public sector experience

We offer a personal and bespoke service

Experienced, knowledgeable advice on historic and contemporary buildings

We keep your best interests at heart At Andrew Granger & Co. we believe that personal, professional and dedicated support is invaluable

Assistance with contentious applications Certificates of lawful use or existing development (CLUED), enforcement notices, removal of agricultural occupancy conditions

We promise to use words that make sense to you and cut through the industry terminology Our knowledge and understanding of the issues will add value to your assets

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“furniture of distinction”


Residential Sales

Abbot Close, Kirby Muxloe An outstanding five bedroom detached family home situated on an exclusive private development located off the highly desirable and sought after Gullet Lane. The contemporary styled property offers spacious and flexible living accommodation with the benefit of gas fired central heating, UPVC double glazing arranged over two floors and is accessed by a light and airy entrance hallway, study, playroom, good size lounge, open plan living/dining kitchen with utility room off. First floor, landing, master bedroom with bespoke dressing room and ensuite shower room, guest bedroom with ensuite shower room and three further bedrooms and family bathroom. Outside: block paved off road parking, single garage and good size gardens to the rear with a southerly aspect. EPC B. Leicester Office I 0116 242 9922 Price Guide ÂŁ650,000

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Contact our Rural Department 01509 243 720 ANDREW GRANGER & CO RURAL

The Farming Business and Brexit The head of Andrew Grangers Rural department Rupert Harrison offers ‘a brief survival guide’ for changes and challenges facing British Farmers post-brexit

The European market place and the Common Agricultural Policy both have a significant impact on the operation of the UK’s farming businesses. There is no doubting the current dependence of some farming businesses on the annual BPS payment – as many suppliers, bank managers and Landlord’s Agents will confirm. Therefore what happens next will affect the whole rural economy. Following the commencement of the Brexit negotiations we will see significant commentary and opinions expressed on what the new “landscape” will look like. In the wider economy each twist, turn and rumour of the negotiations will play out in the Currency and Stock Markets, but how or indeed, should farmers and landowners react ? As recent elections (and the odd referendum !) have proved, the pundits can get it very wrong and there is a risk that if you pursue a business strategy based on the latest Brexit headline you may be very wide of the mark when the final policies are published. But the current lack of clarity is no reason to hold back from reviewing your business, quite the opposite – you need to ensure that you are in the best position to face the challenges to come. Here are some suggestions on areas to look at:

Review your borrowings - it is very simplistic to say that businesses should reduce their borrowings but it is sensible to review them. If you are dependent on the farm overdraft to see you through until the BPS payment arrives (eventually !) how will you cope if subsidies are reduced or re-targeted to more environmentally based projects ? If that coincided with a fall in land prices (and reduction in the value of your security) would there be some uncomfortable conversations with your bank ? Don’t wait for that day to come, make plans now to address it. This may be a combination of changing your business model to make it more profitable and realising assets to pay down debt. Improve your business resilience – there are tools available to you to lessen exposure to external shocks including selling forward, hedging against currency fluctuations and forward buying of inputs. All of these come at a cost but adopting a balanced approach could help protect your business.

Review your costs – whatever happens next, a reduced and more flexible cost base will strengthen your business. If machinery is coming to the end of its life or a staff member is retiring don’t automatically replace – use of contractors may be a more cost effective/flexible alternative.

Take advice – your rural business lies at the centre of an intricate web of tax rules, the planning system, partnership/company law and environmental regulations to name a few. One business change will affect other areas so you will need to look at things “in the round” – taking the right advice can help.

Diversify your business – having a variety of different income streams will provide some insurance against a fall in agricultural fortunes. There are different ways to diversify, it could be a new enterprise that you/your family run, it could be run in partnership with someone else or it could involve leasing of land or buildings to a third party. A good starting point is to review your own talents/personality (we are not all suited to running a B & B for example), your assets (do you have buildings that are suitable for alternative uses ?) and the demand in your area. Extensive research is the order of the day.

Be ready and stay flexible – change always brings opportunities, whether this is new markets or the chance of taking on additional land. If you are expansionary minded you need to be ready to act when the opportunity arises. This will be easier if you have already identified the type of opportunities that you are interested in and have a plan in mind. One word of warning though – expansion for its own sake is rarely sensible, the old adage of profit for sanity and turnover for vanity still holds true, so make sure that the expansion is (or will become) profitable.

Keep up to date with technology – this is an everchanging area of agriculture and can yield cost savings and efficiencies if used properly. Being an early adopter can be expensive and risky but jumping in when it has been refined means that you benefit from other’s work. On its own technology is not a panacea, and you will 32

need to ensure that it complements your enterprises and delivers value for money. If migrant labour restrictions are imposed on Brexit, farming will be competing for labour with other industries such as construction. Being able to complement or even replace labour with technology could be a necessity.

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Finally, hold your nerve – the press will be full of blow by blow accounts of the negotiations and experts will offer their thoughts on every scenario. Your job is to ensure that your business remains rooted in reality and comes through this process as strong or stronger than it was at the beginning. Good luck !


Rural

For the covenant to remain potentially enforceable, you must own land/property adjacent/very close by which is capable of benefitting from the covenant. Even then restrictive covenants are open to challenge at law (for example, if the character of the area has changed). As a result of the potential weaknesses in the covenant system, Overage Agreements (also known as Uplift Agreements) are increasingly used. The terms of an overage agreement have to be individually negotiated for each sale but in summary your purchaser (and their successors in title) agree to pay you a top up payment if a specified event occurs (typically the grant of planning consent for development). The terms of the Overage Agreement will be negotiated when you originally sell the land and will normally include the following : -

Jam Tomorrow Selling land ? Rupert Harrison discusses the importance exploring any future development oportunities to ensure your land is valued correctly If you are selling land you want to make sure that you obtain the best price for it and this will mean ensuring that you have explored (and hopefully realised) any development potential.

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Overage Period – a fixed period typically between 25 and 50 years

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Overage Payment – usually a percentage of the enhanced value of the land following the grant of planning permission.

·

Payment Trigger – the payment of the overage has to be linked to a specific event/s. This can be the grant of planning permission but more usually it is either the implementation of the planning permission or disposal/sale of the land with the benefit of the new planning permission (whichever is the earlier).

It is important to recognise that to realise your overage payment you want your purchaser (or their successors) to obtain planning permission! Therefore the overage payment percentage needs to be agreed at a level that provides an incentive to your buyer to obtain planning consent whilst still leaving you with a worthwhile reward. Your solicitor will need to protect your overage agreement (for example through a Land Charge) in order to ensure that it is enforceable against successive purchasers. Negotiating the terms of an overage agreement can be a key part to any sale and can often be more time consuming than negotiating the sale price itself. Close liaison between your selling agent and your solicitor is essential to secure an Overage Agreement which protects your position for the longer term.

Where land has short/medium term potential there are various ways to crystallise this – for example, through applying for consent yourself or through an arrangement with a developer or development promotor (such as an Option or Promotion agreement). But how can you protect yourself if you want to sell now but there is no foreseeable prospect of development? The simplest route is to sell the land without any restrictions and try to secure a slightly higher price to reflect the long term ‘hope value’ of the land. Whilst this option will be the most attractive one to your purchaser any additional hope value secured now may be small recompense to you if your purchaser goes on to secure a planning consent. The traditional method of dealing with this issue was by the use of Restrictive Covenants. Your purchaser would covenant with you that, for example, they would not use the land other than for agricultural purposes. Whilst the land remained owned by your purchaser, this covenant could be enforced as a contractual obligation. However, once your purchaser sells it on to another party, that contractual link is broken. andrew granger & co autumn winter 2017

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Rural

Rugby Road, Swinford A paddock available for let, by informal tender, in a village location. The land extends to approximately 0.58 acres (0.23 ha) and has good access. Loughborough Office I 01509 243 720 £500 per annum

SSTC

Mountsorrel Lane, Sileby An opportunity to acquire paddock land extending to approximately 6.2 acres (2.5 hectares) or thereabouts within easy reach of Loughborough and Leicester. Offered For Sale by Private Treaty. Loughborough Office I 01509 243 720 Sold STC through the Loughborough Office

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Snows Lane, Keyham A substantial 5 bedroomed Grade II Listed former farmhouse and barn conversion believed to date back to circa 1550, with cobbled courtyard garden, situated within the highly desirable east Leicestershire village of Keyham. Market Harborough Office I 01858 431315 Guide Price ÂŁ600,000

Main Street, Middleton A charming former forge believed to date back to 1868, which was converted in 1982 into a deceptively spacious two bedroomed house. The property is situated in the popular and highly sought after south Leicestershire village of Middleton, which is nearby to the thriving town of Market Harborough. Market Harborough Office I 01858 431315 Guide Price ÂŁ325,000

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Residential Sales

Westcotes Drive, Leicester A unique opportunity to purchase a substantial period family home within the established and sought after residential area of Westcotes within close proximity to the City Centre. The property was originally constructed in 1926 and stands on a generous plot with delightful mature gardens to the rear with accommodation benefitting from many period features including original leaded and stained glass windows and comprising entrance vestibule, delightful reception hallway with original oak flooring, cloaks/wc off, enclosed rear loggia, sitting room, dining room, breakfast room and kitchen. First floor, substantial landing, master bedroom with ensuite bathroom, three bedrooms and family bathroom. Outside: mature front gardens with ample car standing and garaging, private mature gardens to the rear. EPC E. Leicester Office I 0116 242 9922 Guide price ÂŁ625,000

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Professional Services

Contact our Professional Services Team 0116 242 9933

Inheritance Tax Valuations Geoff Milnes at Andrew Granger & Co on the importance of ensuring properties are correctly valued for the purpose of getting Probate returns correct and minimising the tax burden of the Estate

A death in the family is never pleasant, and those left behind often have a great deal to do in terms of making arrangements and then, when things have calmed down, sorting out the Will, making sure that the beneficiaries are properly dealt with and the Taxman is kept as far away as possible! There is often a temptation for Executors of Wills, and their advisors, to keep costs to a minimum, thereby ensuring the maximum amount possible is left for distribution to the beneficiaries. This is especially so when it comes to the valuation of houses. Very often there is the advice to ‘get a couple of estate agents round to give a valuation’ and then use those reports as a basis for filling in the Probate Forms. Beware!! Estate Agents provide ‘marketing appraisals’, not valuations, and will be more interested in getting the house to sell than satisfying the legal requirements of the Probate Courts and the Taxman. Her Majesty’s Revenue and Customs is getting wise to this, and in 2010 launched over 9000 investigations into property valuations of deceased estates. £70 million was raised as a result!! If the ‘valuation’ is incorrect and produced without ‘reasonable care’ the estate and its beneficiaries could be fined up to 100% of the additional tax liability as well as 38

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having to pay the tax itself – an expensive mistake, which could leave the executors open to challenge by the beneficiaries. ‘Reasonable care’ in obtaining the valuation will, say HMRC, include seeking professional advice from a qualified independent valuer, making the valuer aware of any particular features of the property ( development potential, existing tenancies, third party possessory rights, etc.), and questioning anything unusual about the valuation. The HMRC states on its website that they ‘strongly recommend that you use a professional valuer because they will make sure the valuation is as accurate as possible. You will have to pay their fees, but you may be able to claim them back from the estate later’. In addition, a number of Valuers who are allied to Estate Agents will discount the cost of the Inheritance Tax Valuation from any eventual sales commission if you use their estate agency services. The message from HMRC is clear – use a professionally qualified Valuer to give the correct valuation, and avoid any horrors that might be waiting in the form of fines and larger tax bills.


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RESIDENTIAL PROPERTY EXPERTISE

Our team of friendly Conveyancers have expertise in dealing with a full range of residential property transactions including:

• Sales & Purchases • Transfer of Equity • Re-mortgages • Buy to Let Properties • New Build Property • First Time Buyers

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COMMERCIAL PROPERTY EXPERTISE

Our experienced Commercial Property department can deliver a high quality service across the whole range of Commercial property issues, including:

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• Sale & Purchase of Commercial Property • Commercial Leases • Plot Sales – Residential & Commercial • Land for Development/Redevelopment • Agricultural Land MOSS SOLICITORS

80–81 Woodgate, Loughborough, Leicestershire LE11 2XE Tel: 01509 217 770 Also by Appointment: Whitwick Business Centre, Stenson Road, Coalville LE67 4JP


Lettings News

Jade Mosey

Jill Griffiths

Jade Mosey and Jill Griffiths of our Leicester and Market Harborough Lettings team look at furnishing your rental property and expectations on rental income. Furnished or unfurnished? Once a buyer has successfully bought a buy-to-let property or made the necessary adjustments needed to rent the property out, one of the first questions they will be faced with is whether to leave the property unfurnished or provide renters with furniture that’s already in place. It’s a decision that can be affected by both the landlord’s personal circumstances and the demand from tenants. The decision needs to be the right one so that the landlord can minimise the likelihood of void periods, where their property will be empty and therefore making them no money. There are benefits to furnished and unfurnished properties. But first off, the landlord should think about their target renter and if they would want furniture. For example, students will nearly always require furnished properties, while older tenants will generally want to supply their own sofas, beds and wardrobes themselves. Once you’ve pictured your target buyer, you can weigh up the pros and cons of furnished and unfurnished options. Furnished property Furnished means that the landlord provides everything for the property apart from the tenant’s personal possessions. It could be part-furnished or fully furnished. There’s no definition for what is included in a furnished property but it should include a bed, wardrobe, sofa and a table and chairs. Pros: –  Saves the tenant money –   Higher rental price –   Access to short-term letters –   Broad appeal Unfurnished property White goods and soft furnishings such as carpets, flooring and curtains are also expected to be included in unfurnished properties. Pros: –   Tenants are more likely to stay for longer periods –   Save money as you don’t have to pay for furniture –   If you decide to sell the property in the future, there will be lower removal costs –   Fewer concerns about wear and tear –   Not responsible for insuring tenant’s furniture

Are you charging your tenants the right amount? With average rental costs slowly rising again after a nationwide dip at the start of the year, you may be considering whether it’s time to raise the rent on your rental property. Landlords have several legitimate reasons for doing this; for example if the local economy has improved bringing with it new jobs, amenities or services such as improved transport links. Similarly, if you have invested in the property itself, you may feel that it’s now worth more in terms of rent per calendar month. 40

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However, it is always worth checking that the rent you expect from your property is in line with the market rates in your area. Otherwise, pricing your property out of the market could leave it empty for an unnecessarily long time. Average monthly rental costs in Leicestershire According to data from Home.co.uk, the average monthly rental cost for a house in Leicestershire is £879. Considering that the average earnings in Leicestershire were £26,624 in 2015 (according to the Leicester Mercury), on average a person would have £903 left after tax each month if they were to rent a property in the county. Why it may be advantageous not to put your rent up There is currently more choice in the lettings market than in recent years after buy to let became extremely popular. This means that there’s a wide variety of rental properties in most areas of Leicestershire, which include new builds as well as older homes. In order for properties to remain attractive, and to prevent spending months on the market as empty properties, keeping your rent at the same level whilst others are putting theirs up could give you the competitive advantage. If you already have a tenant who pays on time and doesn’t cause you any problems, consider how they might feel about a rent increase. Could it tempt them to look elsewhere, or even to take the leap to buying before they had planned? Or could it push them out of your property because they won’t be able to afford to live there anymore? Renting a property in Leicestershire Andrew Granger & Co is a member of the Association of Residential Letting Agents (ARLA) and has been for almost 20 years. We know the Leicestershire lettings market inside and out, so will be able to give you a realistic idea of what rent is currently fair and reasonable for your property, based on its location, its condition and of course, the market rates for properties in your area. To speak to one of our lettings team about rental prices for properties across any area of Leicestershire or London, get in touch today. Alternatively, you can view the properties that we have to let on our website, which will help give you an idea of current market rates for a range of properties.

Letting property in Leicestershire ? Our residential lettings department provides letting and management services for over 1,000 landlords in Market Harborough, Leicester and Loughborough. For expert advice in letting in the Leicestershire area, call our lettings department at one of our offices today: Leicester: 0116 242 9929 Market Harborough: 01858 439 080 Loughborough: 01509 235 534


Lettings

Back Lane, Shearsby A beautiful 3 bedroomed period country cottage of immense charm and character overlooking the green to the front and countryside to the rear, within the picturesque south Leicestershire village of Shearsby. St Benets Cottage offers well-proportioned accommodation which includes an entrance hall, spacious open plan living kitchen with log burner, a sitting room with feature fireplace, side entrance hall with cloakroom/w.c. and utility store off leading through to a spectacular oak framed garden room with high vaulted ceiling and ceramic tiling. The gardens are beautifully landscaped with the rear garden having a stone paved patio, timber garden shed and views over fields to the rear. Unfurnished, EPC - D. Market Harborough Office I 01858 439080 ÂŁ1,300 PCM

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LET AGREED

Drybrook Farmhouse, Whitwick A substantial stone built FOUR BEDROOM detached farmhouse occupying a seclude rural setting adjoining open fields and including oil fired central heating. Entrance hall, Sitting room, Study, Dining room and Kitchen. Landing, four good sized Bedrooms and Bathroom. car parking for a number of vehicles and gardens to all sides of the property. No pets, non smokers. EPC Rating: ‘E’. Loughborough Office I 01509 235 534 Let Agreed

North Lodge Cottage, Ragdale ***LOCATED ADJACENT TO RAGDALE HALL & ADJOINING OPEN FARMLAND*** An attractively styled and well appointed THREE BEDROOM semi detached house of brick and slate construction which provides newly decorated and tastefully presented accommodation with oil fired central heating and upvc double glazing and occupies a delightful rural setting between Loughborough and Melton Mowbray. Entrance lobby, front Lounge, Breakfast Kitchen with oven, hob and dish washer, understairs Utility area and downstairs Bathroom having white suite. Landing and three good sized Bedrooms. Driveway providing car parking and enclosed rear garden. Excellent road links to the A46 Fosseway/Western Bypass, M1 Motorway and both Leicester and Nottingham City Centres. No pets, non smokers. EPC Rating: TBC

LET AGREED

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Loughborough Office I 01509 235 534 Let Agreed


Lettings

LET AGREED

Swift House, Market Harborough

Park House, Park Drive, Market Harborough

A Modern Well Presented 2 Bedroom Mews House Situated In The Grounds Of Park House, Close To Town Centre, Kitchen Diner, Lounge With Access To Garden, 2 Double Bedrooms, Shower Room, 2 Allocated Parking Spaces, Private Garden, Unfurnished, EPC - C. Rent To Inc Water Rates Market Harborough Office I 01858 439080 Available Now - £675 PCM

A 1 Bedroom Ground Floor Apartment With Open Plan Kitchen Living Area, Kitchen To Include All Appliances, Bathroom With Shower Over Bath, Underground Parking, Communal Gardens, EPC E, Unfurnished. Market Harborough Office I Let Agreed

01858 439080

* Admin Fees 1st App £234 2nd App £60 Guarantor £60 All prices Inclusive of VAT

LET AGREED

Folley Road, Kibworth

Holmleigh Gardens, Thurnby

A Modern 5 Bedroom Detached Property Situated In The Popular Village Of Kibworth Beauchamp Comprising 5 Bedrooms, Master EnSuite, 4 Further Doubles, 2 Family Bathrooms, Downstairs Cloakroom, Lounge, Study, Dining Room, Large Kitchen, Utility, Double Garage, Gardens.

A well presented terraced bungalow in the highly regarded village of Thurnby. The accommodation includes fitted kitchen, large lounge with doors to the enclosed garden, cloakroom, three double bedrooms, shower room (no bath), garage, driveway and gardens. The property is offered unfurnished, EPC D

Market Harborough Office I Let Agreed

01858 439080

Leicester Office I 0116 242 9929 Available Now - £850 PCM

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“furniture of distinction”


Lettings

LET AGREED

Windsor Avenue, Groby

Southfork, Redmile

A thoughtfully enlarged modern four bedroom detached house which A tastefully restored and deceptively spacious three/four bedroom barn provides deceptively spacious accommodation with gas fired central heating conversion providing well appointed and newly decorated accommodation and double glazing and occupies a secluded Cul-de-sac setting within this with many internal characteristics and enjoying open aspect views over conveniently placed village location between Loughborough & Leicester. In adjoining farmland. Hallway with cloakroom/store off, Bathroom having white brief the property may be detailed as follows: Entrance lobby, Lounge, Almost suite, Study/Bedroom, large Living/Dining Kitchen with double oven, hob, new Kitchen with appliances, separate dining/family room. Landing, master dish washer and American style fridge/freezer, Utility room. Landing, master Bedroom with en suite Bathroom, three further Bedrooms and newly fitted Bedroom with en suite shower room and two further bedrooms with exposed Shower room. Low maintenance gardens and integral garage. EPC Rating: ‘D’. brickwork. Driveway providing car parking, gardens behind post and rail No Pets, No Smokers fencing and additional land available if required for ponies etc. * Admin Fees EPC Rating: To be confirmed 1st App £234 Loughborough Office I 01509 235 534 Available Now - £825 PCM 2nd App £60 Loughborough Office I 01509 235 534 Let Agreed Guarantor £60 All prices Inclusive of VAT

LET AGREED

Vicarage Close, Blackfordby

The Atrium, Leicester

A genuinely spacious and individually styled modern four bedroom, three reception room detached family house with gas fired central heating and upvc double glazing and occupies a secluded cul de sac setting on the edge of this conveniently placed village location having easy access to Ashby and the A42/ M42. No pets, non smokers. Energy Rating: TBC.

A well proportioned two bedroom third floor apartment located within the Cultural Quarter of Leicester city centre. The spacious accommodation is approached via a communal entrance with entry system and stairs/lift rising to the third floor where the apartment can be located with accommodation including: Entrance hall, large open plan living/dining/kitchen, master bedroom with en-suite, second bedroom, bathroom, electric heating. Outside: Secure parking for one vehicle, EPC D.

Loughborough Office I 01509 235 534 Available Now / Six month rent only - £845 PCM

Leicester Office I 0116 242 9929 Let Agreed

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Contact our Commercial Department 0116 242 9938 ANDREW GRANGER & CO COMMERCIAL

Starting Up a New Business – What to Look For Size matters but so does location, condition and your lease. Kevin Skipworth, Head of Commercial Property at Andrew Granger & Co looks at the key questions to ask when looking for your new business premises 75 new companies an hour were registered in the UK in 2016 or around 650,000 for the year and over 3,700 of these were in Leicester. Many of these startups needed new premises for their new venture but what should an aspiring entrepreneur look for when deciding to take this significant step? What? What type of property best suits your business? It could be serviced offices, a shop on the high street, a rural workshop or a converted chapel. The important point is that it must be appropriate for the functions that are to be carried out on the premises. Does it need to be on the ground floor? Upper floor accommodation is generally cheaper but it does have its drawbacks when it comes to loading and disabled access. If you are renting, the rates per sq. ft. per annum (imperial measurements still prevail in the commercial property market!) can range from £4.00 - £5.00 for workshop space to £30-40 for reasonable secondary retail space. Where? Location, location, location! The three main considerations when deciding to acquire property. Choosing the right location is the key for many businesses, especially those within the retail sector. It is great if you have a destination business where your customer comes looking for you. However, there are not many retailers who have such a benefit. Most rely on footfall and vehicular traffic but, inevitably, the busier the position, the higher the rent. The same-sized shop could cost you £5,000 per year in a quiet location with no other traders around, £10,000 in the centre of Oadby and £25,000 on Market Harborough High Street. Getting that balance right can be a tricky business, especially in the early days of the venture. If you choose a rural office location, consideration must be given to access for your staff and customers. It is great to have a beautiful setting in the rolling countryside, but there is no point if people cannot get to you or even find you! In urban areas, you also need to consider the demographics of the local population. Are they the sort of people who are likely to want your products or services? Age, ethnicity and spending power are all considerations. People are usually reluctant to walk too far to shop or utilise other services and are likely to take the car. It is vital that there is ample parking on site or in the immediate vicinity. Similarly, it is important to ensure that any commercial delivery vehicles can access the premises comfortably and load or unload at the property. Some organisations also benefit from being close to complimentary, or even competing, businesses. The motor trade is a perfect example of this as evidenced by Abbey Lane in Leicester and the Belton Road industrial area in Loughborough. It is also imperative that you ensure that the premises you have chosen have the 46

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appropriate planning permission for the proposed use. This can be checked at the Local Planning Authority, the District or Borough Council or by seeking advice from Andrew Granger & Co. How? Buy or rent? This is a difficult one to answer with too many pros and cons to be raised here. Most start-ups will not have the wherewithal to purchase commercial premises even if they wanted to. Most high street banks will only lend up to 60% of the purchase price of the property. This means that, for a building costing, say, £250,000, the purchaser will need to find at least £100,000 of his/her own money. This will be out of reach for the majority. Buying also gives less flexibility for a changing or expanding business. We now move on to the minefield that is the commercial lease! Too many businesses do not think about obtaining professional advice when they are presented with a new lease. However, it can contain provisions that can destroy a new venture or, at the very least, cause financial hardship. The length of the lease is key as the new venture needs the security of a longer lease but the flexibility to move away if the business needs to expand or fails. This can be done with the inclusion of break clauses in longer leases which allows the tenant to terminate the lease by giving, usually, not less than 6 months’ notice. Responsibility for repairs is a key element. There have been many who have signed a lease without advice who have agreed to be responsible for all repairs only to be told by the Landlord two years down the line that they must replace the roof! A full repairing lease means exactly what it says. Tenants often wrongly assume that the Landlord is responsible for all external parts but get a nasty shock when they discover otherwise. Again, get the right advice at the outset. One option is to agree a schedule of condition at the outset which records the state of the property at the start of the lease with a clause stating that the tenant does not have to hand the property back in any better condition than that recorded by the schedule. Most leases will incorporate rent reviews which allow for discussion in respect of what should be a fair market rent with the opportunity to use the services of an arbitrator or independent expert in the event that no agreement can be reached. However, many tenants do not realise their rights and often just accept the proposal put forward by the Landlord. I have been told many stories of small business owners who have simply closed down because of a new rent proposed by the Landlord rather than taking advice in respect of a rent review. There are many difficult decisions to make in respect of what can be a life-changing venture and a little extra expense incurred at the outset in obtaining advice from a property professional can save a lot of pain and heartache further down the line.


Commercial

The Manor, Main Street, Tur Langton An excellent opportunity to rent rural office space in the well situated but secluded location at The Manor, Tur Langton. It comprises a range of converted outbuildings and storage units which are now occupied by a variety of tenants. Many of the units are arranged around an attractive courtyard and there is ample car parking available. Units vary considerably in size and it is advisable to contact the agent to ascertain what accommodation is available and the asking rents. Leicester Office I 0116 242 9938 Rent on application

Rolleston Barns, Billesdon

Tugby Orchards, Leicester/Rutland border

This is an excellent opportunity to rent newly-converted business units in an attractive, rural location in East Leicestershire. The units, which will be available from August, 2017, range from 70 sq. m. (750 sq. ft.) and will be suitable for a range of business uses. The site lies alongside the B6047 Melton Mowbray to Market Harborough road close to its junction with the A47. There is ample parking and excellent views across the surrounding countryside. Pre-lets are available and accommodation can be customised to suit individual needs.

Prestigious rural offices located on the edge of Tugby village. With excellent parking in an idyllic rural setting with excellent links via the A47. Situated 11 miles east of Leicester and 7 miles west of Uppingham. Benefitting from air conditioning, broadband and category 5 cabling. Leicester Office I 0116 242 9938 Rent on application

Leicester Office I 0116 242 9938 From ÂŁ8.50 per sq. ft.

andrew granger & co autumn winter 2017

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A day in the Life... For each edition of Inside Property, we go behind the scenes with a key member of staff at Andrew Granger & Co.

Head of Sales Peter Buckingham BSc currently runs the successful Market Harborough Estate Agency office, specialising in the valuation and sale of town and country properties, together with homes of distinction, development opportunities, planning aspects, new homes and commercial property. How does your day in the office start? On Mondays and Fridays, we start the day with a team meeting. On Monday, it is to review what happened over the weekend and to set tasks for the week ahead. On Friday, we need to plan for the weekend, always our most hectic time. I have a fantastically capable team who are full of ideas and determined to keep the standard of service we offer to our clients at the highest level. We deal with a wide variety of property matters aside from conventional house selling. This includes development land valuations and we also have a lot of new homes business. We have close links with our rural, lettings, commercial and survey departments so Monday morning is a good time to set the agenda for the week and ensure that we have aligned our priorities across departments. On other days of the week, I’ll often do valuations first thing. Clients appreciate the opportunity to meet early before their working day starts. I’m in the car a lot to conduct valuations which means that, after 25 years in the Harborough area, I have the best sandwich stops mapped! What do you like most about your job? I love the contact with people: our clients and customers. You meet some great characters, and people are often at an interesting stage in their lives when they engage our services. They are entrusting us to sell possibly their most valuable asset, in which there is usually huge emotional investment too, so it’s important to get to know their expectations at the outset. It’s lovely to be appreciated when you go the extra mile to provide the best service you can. I really enjoy dealing with the wide variety of properties that we take on at Grangers: from Grade I listed buildings, full of character and history, to contemporary homes, offering a wonderful new lifestyle.

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andrew granger & co autumn winter 2017

Whether we are selling a small terrace in the centre of town, or a £2m gem, we still have to deliver the service the client expects from us - and hopefully exceed those expectations. What is the most challenging thing about your job? At the valuation stage, it is critical to get the advice right for the client so that they get the best out of what they are selling. Sometimes, that advice might not be what they are hoping to hear. On the rare occasion, it is difficult to get the advice absolutely right: it can be a fine line between suggesting a client invests to get a property looking ready to sell and ensuring that they don’t over-invest or spend too long to get it on the market. I like to bring in experts from within our business. For example, if there is planning potential in the gardens, it’s great to get some advice from our Planning Team. If there are structural problems with the property, we will liaise with our in-house Surveyors. We also work closely with our Lettings Team as there is often an overlap with “buy to let” being a vital and flourishing part of our business. What keeps you busy out of office hours? We are a close-knit family. My wife, Victoria, works wonders to keep me under control, and our children, Florence and Jamie, are growing up fast but we are lucky to share a common love of all things sporty, rugby, squash, tennis, golf and sailing. Are you an early bird or a night owl? I’m definitely an early bird. I’m the first up in the house and find it a great time to get some dictation done whilst my mind is fresh and the phone is not ringing, and emails are not pinging! My sales team work late on a Tuesday evening. It’s our time to act proactively to find potential purchasers. We use our database of interested customers to attempt to find the perfect match for our fantastic stock of properties. My life is full of deadlines which usually means I’m working right up to the last minute to get the work done. This means a late night sprint to the finish line – much to Tina’s disgust when she finds the report on her desk to type up in the morning!


THE JAGUAR RANGE

Life. It’s not about figures. It’s about feelings. The moments that feed your soul. The occasions that take your breath away. The instances that leave you speechless. These are the moments we live for. That’s why our designers and engineers at Jaguar develop a blend of responsive performance that gets your pulse racing, dramatic design that makes you stop and stare and a sense of theatre that stirs your emotions. Our cars are a manifestation of our passion. Performance that cannot be measured, only felt. That’s why we call it art. Find out more. Sturgess Jaguar 445 Narborough Road, Leicester, LE3 2RE 0116 416 1437 sturgess.leicester.jaguar.co.uk

Official fuel consumption figures for the Jaguar range in mpg (l/100km): Urban 14.8-64.2 (19.1-4.4); Extra Urban 31.4-83.1 (9.0-3.4); Combined 22.2-75.0 (12.7-3.8). CO2 Emissions 297-99 g/km. Official EU Test Figures. For comparison purposes only. Real world figures may differ.

Insideproperty  

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