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LANDLORD INVESTOR

WRITTEN BY INDUSTRY EXPERTS COVERING ALL ASPECTS OF BUY-TO-LET

LANDLORD | PROPERTY | INVESTMENT

59TH EDITION | 2020

LANDLORD SURVIVAL GUIDE VII

IN THIS ISSUE... What is the safest and most sustainable type of property in the UK?

Yield: can it make or break a property deal?

The UK's resilient property market!

How to perform your landlord duties during Covid-19

Ensuring high efficiency in buy-tolet property investment

When the going gets tough, the tough get going

It's all about timing Landlords Voice


A warm welcome to the 59 Edition of Landlord Investor Magazine, and the 7th Landlord Survival Guide. TH

Welcome to the 7th edition of LI Magazine Landlord Survival Guide. This will probably be the last edition of the Survival Guide for a while, in magazine form at least. We have some alternative hugely exciting forms of communication we're going to try and our attentions are turning towards the shows again. We'll still be publishing LI Magazine as usual, and picking-up where we left off with the print edition of Property Notify. I hope you've found our communication useful in this rather confusing time. This week's issue has more superb content, which we hope you find helpful. With each issue our audience has grown and the response to our Survival Guide and Online Seminars has cemented our position as a beacon of information for the BTL community. Again I hope its been reassuring to hear a positive voice amongst the stormy seas. Our Online Seminars are still growing and feature some great content. Visit the dedicated section of our website www.landlordinvestmentshow.co.uk/online-seminars to find out more. The service is completely FREE and we'll be updating constantly over the coming weeks. With regard to our shows calendar, we actually have a revised calendar of events which we're fine-tuning. Watch this space as we'll be making an announcement soon. Thanks to everyone for their fantastic support over the past few weeks. It really is appreciated. On that note, enjoy reading this issue of our Landlord Survival Guide. Stay Safe. Keep Well.

IN THIS ISSUE...

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Ensuring high efficiency in buy-to-let property investment

6

Yield: can it make or break a property deal?

8

The UK's resilient property market!

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How to perform your landlord duties during COVID-19

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What is the safest and most sustainable type of property in the UK?

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It's all about timing

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When the going gets tough, the tough get going

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Landlords Voice

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LANDLORD INVESTOR MAGAZINE

Editor Tracey Hanbury

Editorial Contributors Chris Frame Jun Cheong

Ryan Hughes Tom Woollard Paul Mahoney Kam Dovedi Scott Marshall

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Statements and opinions expressed in articles, reviews and other materials herein are those of the authors; the editors and publishers and do not under any circumstances constitute investment or legal advice. While every care has been taken in the compilation of this information and every attempt made to present up-to-date and accurate information, we cannot guarantee that inaccuracies will not occur. LIS Media, Tenants History Limited and our contributors will not be held responsible for any claim, loss, damage or inconvenience caused as a result of any information within these pages or any information accessed through the promoted links.


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LANDLORD INVESTOR 59TH EDITION


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LANDLORD SURVIIVAL GUIDE VII

CHRIS FRAME GETGROUND

Ensuring high efficiency in buy-tolet property investment

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LANDLORD INVESTOR 59TH EDITION


LANDLORD SURVIIVAL GUIDE VII

The recent global pandemic has reminded many of us that we value stability, and now more than ever it is advantageous to focus on the assets that are most likely to weather uncertain times.

Property has of course historically proven to be stable, delivering asset growth and producing income via rental payments.

means of dividends or via owner loan repayments, and benefit from lower capital gains tax on the sale of shares upon exiting the investment.

The UK has long had a thriving property market, with residences to buy and to rent consistently in high demand. It’s also home to one of the largest global financial centres, and prides itself on conducting businessparticularly property transactionswith high levels of transparency and simplicity. These elements all make purchasing Buy-to-Let property in the UK an appealing proposition to local and overseas investors alike, all of whom are looking to do this as quickly, securely and efficiently as possible.

Additional benefits include limited personal liability (as the company is a separate legal entity) and the ability to easily buy and sell with other investors. It’s also valuable when it comes to estate and inheritance planning, as company owners can more easily distribute shares in the property to their beneficiaries and manage inheritance tax (IHT) with greater flexibility.

One of the best ways to do this is to purchase a Buy-to-Let property via a UK limited company, which offers a whole host of benefits in comparison to purchasing in one’s personal name. An investment in Buy-to-Let property operates as a business, and because companies are built for business it’s natural that significant advantages arise from purchasing Buy-to-Let property through a company structure. The most outstanding of these benefits is improved tax efficiency. When a property is purchased via a company, the owner or owners of the company can deduct mortgage interest from their UK tax bill. With personal ownership, owners only receive a basic rate credit. Owners can also easily and more efficiently take rental income from the company by

LANDLORD INVESTOR 59TH EDITION

While many investors are aware of these advantages, it has typically been prohibitively time-consuming

and costly for investors (particularly those overseas) to set up a company via which to buy and sell property. New solutions are emerging, however, and one of these is GetGround (www. getground.co.uk), a technology platform designed specifically to set up and run UK limited companies to purchase UK Buy-to-Let properties. The use of companies for Buy-toLet property is growing fast. More than 30,000 properties have been purchased via this structure in the last 12 months, an increase of 20% on the previous year. Like so many other industries, property is being revolutionised and transformed via technology, opening up new and exciting opportunities for investors.

The UK is home to one of the largest global financial centres, and prides itself on conducting businessparticularly property transactionswith high levels of transparency and simplicity.

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LANDLORD SURVIIVAL GUIDE VII

JUN CHEONG PROPERTY PORTFOLIO INVESTOR

Yield: can it make or break a property deal?

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LANDLORD INVESTOR 59TH EDITION


LANDLORD SURVIIVAL GUIDE VII

Yield is the annual rental income divided by the property market value times by a 100. A property valued at £100k, with a rental income of £10k, has a 10% yield.

Every property investor wants to know about the yield, but how does yield really help an investor decide on a deal. Yield can definitely break a deal, but not necessarily make a deal. To explain this, some assumption has to be made. Majority of investors optimally leverage with a mortgage of 75% LTV and aim for positive cash-flow. For those who are not are either not optimally leveraged, or running a negative cash-flow asset and speculating on capital growth. Deciphering yield By just knowing the yield (rental income) without the costs (mortgage interest, ground rent, service charges, estate agent fees, repairs/ maintenance, estimated voids) it is impossible to work out the cash-flow. The costs do vary slightly based on the location and type of property (particularly leasehold or freehold), but in general, 2.0-2.5% of the yield is required for the mortgage interest, and another 3.0-3.5% is needed to cover other costs. Totaling of 5-6% costs. These figures are created with some generalised assumptions and will need to be tailored for the location and type of properties you are investing in. Therefore, to keep a property of £200k in a good condition, will incur a cost of about £10k to £12k a year (5-6%). Yield breaking a deal

cost). For this reason, for my property portfolio, deals with yields below 6% will categorically not be considered. Yield enables you, as a property investor to rule out deals very promptly and effectively. Just to give you a general idea, my property portfolio yields ranges from 7 to 11% on single buy-to-lets, optimally leverage with positive cashflow.

6% yield deals provided to me are rejected on further analysis based on my investment criteria model on capital growth and cash-flow forecast, location, population size, salary-toproperty price ratio, type of property, walkscore, crime statistics, sizes of the living/bedrooms and so on.

Hence, yield only helps to qualify the deal for consideration, not to help make the decision to acquire the deal. Over 90% of the above

Therefore, yield is only as good as a quick screening tool on property deals, and the magic number appears to be a minimum of 6%.

Screening tool

Yield enables you, as a property investor to rule out deals very promptly and effectively. Just to give you a general idea, my property portfolio yields ranges from 7 to 11% on single buy-to-lets, optimally leverage with positive cashflow.

From the example above, a yield of between 5-6% will enable you to break even on cash-flow (yield equals LANDLORD INVESTOR 59TH EDITION

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LANDLORD SURVIIVAL GUIDE VII

RYAN HUGHES HEAD OF SALES, YIELDIT

The UK's resilient property market!

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LANDLORD INVESTOR 59TH EDITION


LANDLORD SURVIIVAL GUIDE VII

It’s been a long few months by anybody’s estimation, and certainly for those of us working from home or with young children, but we recognise the necessity to stay indoors in order to protect ourselves, our loved ones and others.

It’s been a long few months by anybody’s estimation, and certainly for those of us working from home or with young children, but we recognise the necessity to stay indoors in order to protect ourselves, our loved ones and others. There has been, of course, legitimate concern that essentially locking down the country may cause longterm damage to the economy and the market, however, the recent statements by the prime minister and chancellor should hopefully enable businesses back to work and start things moving again. Paused property

demand for PRS dropping, it’s merely been paused, and with the recent announcement that estate agents can open, and property sales can recommence, the market may soon be open again. If anything, there’s data supporting the idea that lockdown has even increased demand in the market whilst supply has been in an enforced state of delay. Those who had previously simply been considering moving home have now been provided with the motivation they were looking for. That appears to have been lent further support with the news that almost 400,000 home sales worth a total

of £82bn have been put on hold as a result of the housing market lockdown This, it is understood, will translate into a fairly swift recovery and then into growth later in the year as the fundamentals of the market remain broadly the same. The demand for rental property simply isn’t going to decrease regardless of economic circumstances and, if anything, economic shock is likely to increase whilst supply fails to increase in line. This will more than likely mean that quite aside from £82 billion of property completing fairly quickly, it may pale insignificantly compared to the business that is completed afterwards.

One thing that has become increasingly apparent is that there has not been any significant collapse or even drop in property demand over this period, which is extraordinary given the circumstances. Despite some initially dire predictions it seems like the property market as a whole has found itself somewhat incubated from the damage that other industries have been seeing. This appears especially true for Buy to Let and for the Private Rented Sector (PRS) as demand continues to increase whilst supply fails to grow.

One thing that has become increasingly apparent is that there has not been any significant collapse or even drop in property demand over this period, which is extraordinary given the circumstances.

With that in mind, whilst the UK stays in any sort of lockdown there’s a real sense that, rather than any type of

LANDLORD INVESTOR 59TH EDITION

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LANDLORD SURVIIVAL GUIDE VII

TOM WOOLLARD CO-FOUNDER AND CEO, BUNK

How to perform your landlord duties during COVID-19

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LANDLORD INVESTOR 59TH EDITION


LANDLORD SURVIIVAL GUIDE VII

What are landlords’ duties during Covid-19? This is a question we’ve been asked a lot and with the extension of the UK lockdown period, more and more landlords are being presented with uncertainty over contracts ending, maintenance requests and mandatory safety checks. But what can actually be done during these times to ensure you and your tenants’ safety?

Maintenance Repairs Despite current hardships, you legally need to make sure your property is kept safe and habitable. If you are vulnerable or at risk, arrange for someone to complete maintenance on your behalf and adhere to the current government advice: •

Non-urgent repairs should be dealt pragmatically and are best assessed on a case-by-case basis. Advise your tenants that it will be harder to organise repairs and see if the issue can be resolved later, if possible. Urgent repairs such as the failure of white goods or heating and hazardous structural or security issues, advise all involved parties to adhere to the government guidelines on health and safety; https://www.gov.uk/coronavirus. Ask tenants to allow access into their home without direct physical contact and to stay clear of where the repair is being carried out.

distancing measures, you need to demonstrate that you have taken all reasonable steps to fulfil your duties. Proof supplied can include copies of correspondence with tenants and tradespeople, as well as evidence showing that it is safe to delay the inspections. Tenancy End Check-Outs Where possible, perform an endof-tenancy inventory several days after the move-out to lower the risk of infection. Alternatively, arrange a video call with your tenant to come to an agreement about any deposit deductions. For the deposit scheme you must include any evidence of deductions confirmed in writing by both parties. New Tenancies and Right to Rent The most convenient way to let a new property is digitally (check out www.rentbunk.com). To perform an inventory check safely, provide your new tenant with the resources to

complete it themselves. Landlords are currently enjoying our digital inventory service which is beneficial to the tenant as it will be in their favour to accurately reflect the state of the property. Temporarily, you’re allowed to inspect the right to rent documents electronically. Scans and photos of the documents must be inspected while on a video call with the tenant showcasing their original documents. Going Digital During these times you can look at alternative ways of letting and managing your properties. Bunk is offering free consultations to landlords interested in learning about new low-cost solutions which give you full control over your properties. Bunk utilises the latest technology to overcome the challenges of the market and has completed tenancies from advertising to move-in in less than 3 days during the peak of COVID-19 with no human contact.

Gas Safety Certificate, EPC and EICR Although you are still legally required to perform the inspections of gas, electricity and energy performance, there is some leniency to support you under the current legislation. Where it is not possible to arrange the necessary checks within social

LANDLORD INVESTOR 59TH EDITION

Bunk is the all-in-one renting platform for Landlords and Tenants. Backed by the likes of Nationwide, Bunk offers a hassle-free, low-cost service that could help you save thousands in agency fees. Every landlord is assigned a personal account manager who can help you with all of the above. To learn more visit rentbunk.com.

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LANDLORD SURVIIVAL GUIDE VII

PAUL MAHONEY MANAGING DIRECTOR NOVA FINANCIAL GROUP

What is the safest and most sustainable type of property in the UK?

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LANDLORD INVESTOR 59TH EDITION


LANDLORD SURVIIVAL GUIDE VII

A very common question at the moment due to uncertainty created by COVID-19, previously Brexit and the potential economic fallout of both.

I’m often quoted as saying that property investment is much more about “time in” the market rather than “timing” the market and I’m a very strong believer of that. This is because, if you are buying desirable properties in good locations, there is never really a bad time to buy when taking a mid to long term view, so long as you are very confident in the rent-ability of your property. The key fundamentals for having confidence in demand regardless of the economic cycle are; •

A large tenant pool and strong tenant demand

A broad range of industries and employment

Facilities

Amenities

Infrastructure and new infrastructure spending

We want to be ticking as many of the boxes as we can so far as what potential tenants and future buyers want and need when it comes to renting and buying properties. If we can have confidence in these points, then we are much safer. At the end of the day, the two main risks with leveraged property investment is having a tenant and being able to service your mortgage. Therefore, if your property is always easily rentable, at the right rent and sufficient to service a higher interest rate than is currently available, then you are safe. We therefore want to invest in locations with as much depth as possible in all the above-mentioned fundamentals. Generally you’ll find that the focal point for depth is the centre of and surrounding areas of major cities and the further you go

LANDLORD INVESTOR 59TH EDITION

from these focal points there becomes slightly less and less reasons for people to want or need to live there and therefore they are thinner markets that can struggle a lot more in bad economic times. The opposite of what we want is to be investing in a location that is driven by one industry or even one company because if that industry or your company struggles or leaves, so too does your demand whereas if you’re investing in a diversified location and one industry or company struggles others will fill the gap. Some examples of good areas that offer great investment opportunities, at decent prices and a diversified range of industries are the central and close surrounding areas of Birmingham, Manchester, and Liverpool. I would not necessarily just buy any property in these areas but in the right areas and at the right price, they offer a great investment potential regardless of the direction of the overall market. Perhaps some areas will drop in value over the coming 102-18 months due to job loss and longer term economic fallout which deflates demand but we always look for locations that offer driving factors external to the overall market.

For example, Digbeth is an area that we use as an example location of how micro-climates within the UK property market can do well regardless of the overall market direction. Digbeth has been a somewhat under-loved area of Central Birmingham and is circa 2030% cheaper than other locations. it’s somewhat comparable to Shoreditch and Stratford in London 5-10 years ago. It has three major factors that will contribute to it’s growth. Smithfield Market which previously cut Digbeth off to the city centre has been demolition and is being developed by Lend Lease, a £1.5B mixed used scheme which opens up the whole area to easy commutability to the rest of the city. Curzon Street Station, the new HS2 station just a few hundred metres away, improving commutability to London and the Northern cities. Lastly, The Commonwealth Games in 2022 and we saw what the Olympics did to underloved areas of London. Combine these factors and we believe that regardless of the economy and the general property market direction, Digbeth will do well. If you would like qualified, frank and honest advice about a mid to long term property investment strategy, contact Nova Financial Group on 0203 8000 600, www.nova.finanical or info@nova.financial

At the end of the day, the two main risks with leveraged property investment is having a tenant and being able to service your mortgage.

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LANDLORD SURVIIVAL GUIDE VII

KAM DOVEDI PREMIER PROPERTY EDUCATION

It's all about timing

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LANDLORD INVESTOR 59TH EDITION


LANDLORD SURVIIVAL GUIDE VII

The opportunity you have right now to start and scale in property will not come around for another 10 years…

The opportunity you have right now to start and scale in property will not come around for another 10 years…

Now is the time to get in, build these relationships, and move forward in property.

I hope you and your family have been keeping safe during this time and thank you to those who have been helping to keep people safe and healthy.

One of my biggest tips for you right now is don’t wait. Get informed now and start now.

In the Premier Property Community, we've already been expecting this economic change, we predict what is about to happen in advance (sounds too good to be true, but if you know us, you know how we do this) This way, we are prepared and ready to profit from the opportunities that are now in the UK Property Market. Of course, there’s no financial, legal or tax advice in this article, just my perspective as a property investor and developer who has been active in the property market for the last 29 years. At the moment, we have the lowest Bank of England Base rate since the Bank was set up in 1694. Finance is very cost effective right now. Banks are still lending (yes they are – please check with a whole of market mortgage broker), and deals are still going through. Estate agents are currently sitting in three camps, and we know this because 88% of our deals at Premier Property come through estate agents, and we have continued on being active in property (following government guidelines) since lockdown was announced on 23rd March. The first camp of estate agents have unfortunately given up, and gone out of business. The second camp are trying to keep up with the changes but are struggling. The third camp consists of agents who are proactive, and are actually growing right now, and that’s the type of agents you want to be getting in with right now. LANDLORD INVESTOR 59TH EDITION

During Lockdown, more millionaires and billionaires will be created than at any other time in the economic cycle, and people will look back at this moment we have right now as a missed opportunity. They will kick themselves, because they would have Lost 10 years, £100,000s if not millions of pounds, and all that time to enjoy their life with the people they care about.

So now's the time to get in. For those of you that don't know me, I've been investing for over 29 years now. This will be my third recession I will be going through. Most people interested in property know that I've implemented and still do implement a variety of property investing strategies successfully, such as: buy to lets, HMOs, Permitted Developments, New Builds, Commercial Conversions, Title Splits & Serviced Accommodation. Yes, there is a Significant Multi-Million Pound Property Portfolio, but it wasn't always like that (that's a story for another day). So my key takeaway message for you in today’s article is, don’t wait, get informed and start now.

That's a fact. At the same time, during the coming months, more people will lose their jobs, income and properties than at any other time in the economic cycle. That's also a fact. As Warren Buffet says, when others are greedy be fearful and when others are fearful be greedy.

Our aim at Premier Property is to help you to move forward in property. Due to the lockdown, we have been giving away valuable property resources you can use right now as gifts, for free, completely on us. If you would like access to these, please email hello@premierproperty.co.uk with the subject Landlord.

One of my biggest tips for you right now is don’t wait. Get informed now and start now.

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LANDLORD SURVIIVAL GUIDE VII

SCOTT MARSHALL MANAGING DIRECTOR, ROMA FINANCE

When the going gets tough, the tough get going

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LANDLORD INVESTOR 59TH EDITION


LANDLORD SURVIIVAL GUIDE VII

It is safe to say this year has not been quite what anyone anticipated. The expectations at the beginning of 2020 seemed to be higher than any New Year before it...

Perhaps this was the desire to finish the decade on a high or the need to look forward following the General Election and the start of the ‘Boris Bounce’; either way, the current global circumstances have been unprecedented. It is also true that the pandemic has created an array of uncertainty, stalling whole industries. It has become a time of survival and building relationships to find new ways to do business. In the finance industry, many lenders are not currently accepting new business largely due to challenges with funding lines and redemptions. Furthermore, valuers have been unable to inspect properties, solicitors have encountered problems executing legal documents and there were additional challenges with land registry. This has left property professionals wondering about how to secure funds for their investment projects. At Roma Finance we have used this period to get to the forefront of technology and can now offer AVM and Desktop Valuation bridging products to enable landlords and property professionals to continue to grow their portfolios and take on new projects. We also have the ability to lend thanks to new technology allowing us to use photos taken by the customer as an alternative to a physical valuation.

that investors may want the security of a solid exit strategy when taking on a refurbishment project. There are only a handful of lenders on the market that offer a bridge-to-term product. These solutions offer borrowers 3 big advantages. Firstly, the knowledge they will not be stuck on an expensive bridging loan, secondly, these products remove the risk of different surveyors acting for different lenders having different opinions of value and thirdly, the switch from bridge to term can be done within days. What now? Now that the property market is open with estate agents, valuers and

builders’ merchants being allowed to work, I expect that the auction houses will also get busier, the property market will start to regenerate and most probably it will become a buyer’s market creating great opportunities for borrowers. Many lenders have shut their doors, possibly forever, but in a countercyclical market, that’s when the real deals are done and it’s this environment that will allow customers to create wealth. Contact us for more information about how Roma can support you on 0161 817 7481 or email enquiries@romafinance.co.uk

In the finance industry, many lenders are not currently accepting new business largely due to challenges with funding lines and redemptions.

That is the short-term funding sorted.... what about the longer-term plan...? Buy-to-let lenders are returning to the market providing more choice and peace of mind. It is certainly understandable,

LANDLORD INVESTOR 59TH EDITION

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LANDLORD SURVIIVAL GUIDE VII

Landlords Voice A huge thank you to everyone who responded to our call to action over the past few weeks. Choosing what to publish was really hard, but we hoped you found it helpful. Today we've decided to feature a single letter we received. Brutally honest in tone, it deals with some uncomfortable subjects. We we'd like to thank the writer, who wished to remain anonymous.

I am a BTL landlord with a portfolio of properties in central London. I have been in the BTL market for almost 10 years now and it is the first time I've encountered problems. Half of my flats were rented out to a service flat company. They ceased to pay rents since the start of the year, before the Covid outbreak, and used this pandemia crisis to send a letter to their landlords ending contracts with the excuse they are going into administration. The contracts were no break-clause TAs and the company has not gone into administration. Their sub-tenants are still in the flats and they received utilities and services from the service flat company. The tenants and the landlord are being put in a very difficult situation now. My lawyer says I can not take over the tenants as the service flat company is still operating and they are the HMO licence holder of my flats. I feel sorry for the tenants as I am not legally allowed to help them out, and at the same time, I have not received any rents for months

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now with no view on a solution in the near term as courts are closed because of Covid. Clearly, some companies are taking advantage of Covid to end contracts illegally. I am wondering how landlords are protected for this kind of situation. It seems the government only protects the tenants with a no-eviction period during Covid, which I totally can appreciate, but what about the landlords? I feel the UK is loosing its´competitive edge in the real estate sector. The investment strategy to follow now is to do your homework and research the flats and areas you might be interested in, and buy more flats as prices will go down and interest rates remain extremely attractive. Like ´stock-piling´ shares, this is a great time to build your portfolio if that is your goal. The big question for me is whether I will continue to invest overseas from now on and leave the UK market, as there is less and less of an investment environment for landlords in this country.

Clearly, some companies are taking advantage of Covid to end contracts illegally.

Anon

LANDLORD INVESTOR 59TH EDITION


N AT I O N A L L I S AWA R D S 2 0 2 0 T H U R S DAY 1 9 T H N OV E M B E R G rosve n o r H o u se H otel , Pa rk L a n e, Lo n d o n W 1 K 7 TN

RETURNING

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FOR THE THIRD

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