AN ESSENTIAL MONTHLY PROPERTY GUIDE FOR ANYONE MOVING OUT OF LONDON – FROM TIMES LOCAL NEWSPAPERS
P EEK U FRPIC
TO
Ju n e Ed i t i on
Make that dream move become a reality You’ve done all the research into where you’d like to live outside the capital and found the perfect property. Eileen Leahy explains how you can now ensure that your move is as simple and stress-free as possible…
What’s in a name? According to a recent study by Lloyds Bank the 'Waitrose effect' can help add over £36,000 to a property price. It also found that living near any national supermarket may boost a home's value by around £22,000. Time to shop around?
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uying a home, especially if it’s the first time you are doing so can be enormously stressful and quite a minefield. Wading through all that paperwork and industry jargon, sourcing a good solicitor, ensuring your survey picks up everything you need it to so you don’t have any nasty surprises a few years down the line such as damp and area development issues – these are all par for the course. And it can be a very daunting experience – some people are put off moving because of the pressure it can cause. Luckily there is plenty of help out there and a good place to start is with some of the specialist industry organisations who can provide you with lots of practical, useful and – most importantly – free information on every aspect of navigating your way through the house selling and buying market. The HomeOwners Alliance (HOA) is one such organisation. It can provide the prospective buyer with sound step-by-step guides, handy tips and pointers on what to look out for when you make your way along that precarious chain.
HOT PROPERTY NEWS
Brexit needs builders Paula Higgins, chief executive, of the HomeOwners Alliance, offers some of her key advice: “Getting your finances in order should always be your first step when buying a home. When you’re applying for
‘MAKE SURE YOU TAKE CONTROL OF THE SITUATION AND STAY ON TOP OF THE PROCESS’ a mortgage you’ll need to be able to prove you can manage the repayments so as soon as you decide to start saving for a house, cut back on any unnecessary outgoings and make sure you’re managing any regular payments properly.” Once you have done this she suggests
that you need to work out how much you are able to spend on a property. “Don’t forget the variety of one-off and ongoing hidden costs of buying a home. These can put an extra 15% on the cost of your home – more if you are doing serious building or redecoration work.” Another pitfall to be wary of is the problems that can arise from third parties. “In an ideal world each part of the process would work like clockwork but as we all know, we don’t live in an ideal world,” continues Ms Higgins. “So make sure you take control of the situation and stay on top of the process. Choose your solicitor and your mortgage broker carefully.” See page 2 for more on moving home successfully >>
The British Property Federation has warned that government efforts to address the housing crisis will falter if strict post-Brexit immigration controls result in fewer construction workers coming to the UK. CEO Melanie Leech said: "Talent is a critical issue to sort and, in our sector, it's construction skills.”
Investors turn spotlight onto student housing Knight Frank estimates the UK purposebuilt undergraduate accommodation market to be worth £46bn with new developments this year expected to total a record £4.7bn.
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Your step-by-step guide for a stress-free move MORTGAGE: Decide what sort of mortgage you want. While you can’t get a mortgage before you buy, you can get a mortgage in principle, which will put you in a stronger position. A mortgage broker can be particularly helpful if you would like advice on mortgages, to scan the full range of mortgages in the market or if you have special circumstances such as being self-employed. It’s worth looking at the steps you can take to improve your credit rating to help your mortgage application. You will also need funds to pay stamp duty which can add up to 7% of the property. Find out more about the fee-free mortgage broker service at www.hoa.org.uk DECIDE WHERE YOU WANT TO LIVE AND WHY: This is a very important decision – get it wrong and you will either be unhappy with where you live, or face the costs of moving again. You must do your research thoroughly. Visit different areas, spend a little time there checking out the facilities and commuter connections, download apps from estate agents specific to your chosen area, look at the employment figures and cost of living for each area courtesy of the local council’s website. You need to visit as many properties as possible, and make sure they are no hidden surprises. Get estate agents on your side by meeting them face to face and also making them aware you are serious about buying from the start. Give them specific details on property viewings and keep in regular contact.
MAKE AN OFFER AND GET IT ACCEPTED: Make sure you are in the strongest possible position as a buyer by ensuring your finances are in order before making that offer. It’s also important to avoid being in a chain. This is because the ability to sell or buy a home depends on other people you don’t know being able to sell theirs. If you’re not part of a chain you’ll be in a far stronger position. Firsttime buyers obviously have this advantage. • Decide how much you want to pay, including for fixtures and fittings. • Make the offer to the estate agent, to help seal the deal. • You might be asked to pay a small holding deposit of £500 or £1,000 to show you are serious. It will be repaid if the sale falls through. • Hopefully your offer will be swiftly accepted by the seller.
• Consider whether or not to get Home Buyer’s Protection Insurance. If you have your finances in place, you go back to your mortgage company with the agreed offer and complete the process. If you don’t have your finances sorted then you need to do so as quickly as possible before the buyer loses patience. You will need to get the lender to make you a formal mortgage offer before you can exchange contracts. If you’re buying with a mortgage, it is also a good time to consider whether to take out life insurance. HIRE A SOLICITOR OR CONVEYANCER: Once you have agreed an offer on your house, you need to get a solicitor or conveyancer to handle the legal work to transfer ownership of the property to you. With HomeOwners Alliance conveyancing you can compare quotes to find the cheapest, nearest and best rated conveyancers from their panel of 150 conveyancers. Your mortgage company might require you to go with one who is on their panel, which might make the decision for you.
Don’t necessarily go with one suggested by the estate agent. The solicitor or conveyancer will do the searches, such as with the local authority and Environment Agency, to ensure there are no major problems with the property. If you are feeling confident, it is sometimes possible to save money by doing the conveyancing yourself. DECIDE IF YOU WANT A SURVEY: Your mortgage lender will require a valuation by a surveyor, to ensure that the property is good enough to lend against. This is not a proper survey, and will only look very superficially at the property. You can usually either get the valuation
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London buyers outpriced in city
upgraded to a full survey, or you can commission a separate one. This should tell you everything you need to know about the property and alert you to any potential problems you will face once you move in. Unless you are very experienced with property, it is usually worth getting this done.
conveyancer is satisfied with the searches, a formal mortgage offer has been received and arrangements made for the 10% deposit. You need to ensure you have buildings insurance for the property from the date of exchange, as you are responsible for it from then on.
ARRANGE A DEPOSIT: Before you can exchange contracts you need to arrange a deposit of 10% of the sale price of the property, and give it to your solicitor or conveyancer. You should either have the 10% deposit from the one you have arranged for the whole property, or might be able to raise it from the sale of your existing home.
IN THE STRONGEST POSITION AS A BUYER BY ENSURING YOUR FINANCES ARE IN ORDER’
EXCHANGE CONTRACTS: When you exchange contracts with the seller you become legally committed to buying the property – and they are legally committed to selling it to you. If you pull out after this without due reason, your 10% deposit can be forfeited. You should only exchange contracts after you have received the surveyors’ report, and any necessary action has been taken. Before you exchange contracts, you need to agree a completion date with the seller, about four weeks after the exchange. You can only exchange contracts after the solicitor/
‘MAKE SURE YOU ARE
FINAL ARRANGEMENTS AND NEGOTIATIONS: You need to negotiate any final things that have not yet been agreed, such as buying the sellers’ fridge from them. Make arrangements for the supply of electricity, gas, water and telephone service, and that the seller has got readings made. Often, it is easiest to change the account name for the existing suppliers to the property, rather than change suppliers, which you can do at a later date. The solicitor/conveyancer will inform the Land Registry that they are in the process of transferring ownership of your property. They should be liaising with the mortgage company to ensure the money will be ready for completion. You need to ensure that your deposit is also ready, and normally you will pay that to your solicitor/conveyancer before completion.
COMPLETE THE SALE: Completion is when you pay for the property and take ownership of it, and takes place at a certain time of day – often at noon. On the day of completion, the money is transferred and the deeds of the property are transferred between each side’s conveyancer. TAKE POSSESSION OF YOUR NEW HOME: The seller has to leave the property by the time of completion, and you should then be able to collect the keys, normally from the estate agent. You are now free to move in, or if you are doing any building work beforehand, the workmen can now start. You will need to make normal administrative arrangements for getting permission for parking of delivery vans etc. PAY STAMP DUTY AND SETTLE UP WITH THE SOLICITOR OR CONVEYANCER: After completion, your solicitor or conveyancer will send you an account, covering all their costs and disbursements, as well as the purchase price of the house and stamp duty. See how much stamp duty you will pay and when this is due. Your solicitor or conveyancer will normally pay the stamp duty for you, and ensure that the change of ownership is registered with the Land Registry. There may be a small refund due to you if the surveyor has overestimated the costs. For more practical information visit HomeOwners Alliance website www.hoa.org.uk
If further proof were needed that it’s time to make that move out of the capital, consider this recent research that was unveiled at the beginning of June. Average house prices in London have soared to 14 times the average earnings of a full-time worker in the capital. A study carried out by the GMB union showed that workers on average earnings in London are priced out of the housing market. Current average house prices in the capital are between 9.7 and 25 times average earnings, said the union. Its analysis found that the average house price in March 2017 was £471,742, which is 14 times the average full-time earnings of £33,776. House prices are rising at a much faster pace than earnings,
with the house price to earnings ratio now 8.2 on average across the whole of England. Average house prices in London increased by 1.5% in the year to March 2017. The situation is most extreme in the City of Westminster, where average house prices are 25 times average earnings, 21.8 times in Camden, 19.9 times in Hammersmith and Fulham, 18.4 times in Haringey and 17.8 times in Hackney. Warren Kenny, GMB London region secretary, said: "The analysis shows that the aspirations of working people on average earnings and below to own their own homes is no longer achievable. “There can be no excuses for not providing housing to people that they can afford to live in on average wages."
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Eileen Leahy eileen@timesoftunbridgewells.co.uk Design and Production Manager
Lee Smith lsmith8@markerstudy.com Commercial Director
Nick Moore nmoore@markerstudy.com Contact sales: 01892 774781
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Mapping out your next move to country or coast
KENT FACTS Employment
If you’re seriously thinking about swapping a busy urban life in the capital for a more relaxing one in the countryside then take a look at our informative guide to the best stations for commuting to London According to the most recent Census figures those living and working in London face the longest commute out of anyone else in the country – a rather startling average of 74.2 minutes per day. So if you’re reading this while journeying on the Tube or while travelling on an overland train or bus to or from your job in the city, then chances are you are one of those people clocking up an awful lot of time to get from one part of the capital to another
Kent has an employment rate close to the national average with 74% of people in work
– usually with a good measure of transport delays, heavy traffic and most probably a lack of seating to boot. How about changing all that by swapping your daily congestion and chaotic travel routines for just one journey that takes you in and out of the capital in far less time and gives you the chance to get stuck into a good book, catch up on emails or watch that DVD boxset you’ve been trying to catch up on – all before you get to your desk.
Income
YOUR GUIDE TO SOME OF THE KEY KENT COMMUTER TOWNS
People living in the west of Kent have higher earnings than in the east. The highest earners live in Tonbridge and Malling borough and have average weekly full time earnings of £655.10
Home values in Kent All homes Detached Semi Terraced Flats
AVG VALUES £332,440 £532,612 £323,973 £252,099 £202,240
1 YR +3.65% +3.92% +3.54% +3.4% +4.16%
Living costs The average household weekly grocery shop costs around £63 – which is more than people pay living in inner London. Petrol prices are pretty average, however, at 117p Kent town
Kent commute station to London station
Commute time
TUNBRIDGE WELLS
Tunbridge Wells station to London Charing Cross
57 minutes
5 per hour (peak). First train in: 5.21am; last train home: 12.15am
£4,484
HYTHE
London Terminals (via Folkestone)
56 minutes (peak times)
3 per hour (peak times). First train: 4.41am; last train 00.22
£5,252
1 hr 27
3 per hour (peak). First train: 5.40am; last train home: 00.07
£4,732
WHITSTABLE
Whitstable to London St Pancras or Victoria via Javelin high-speed rail link
Frequency of trains
Annual season ticket
SEVENOAKS
Sevenoaks to London Terminals
26 minutes
6 per hour (peak). First train in: 5.55am; last train home: 11.47pm
£3,380
ASHFORD
Ashford International to London St Pancras
37 minutes
3 per hour (peak). First train in: 5.13am; last train home: 12.12am
£4,668
Source: Southeastern
Life Expectancy The average life expectancy from birth in Kent is slightly higher than overall averages for England, at 84 for women and 80 for men. Research courtesy of USwitch www.uswitch.co.uk and 2011 Census
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AT A GLANCE FACTS
June 2017
Kent’s Top Hot Spots
House prices in Home Counties hotspots have outpaced those in London in the past year.
43%
of Londoners looking to buy in the countryside come from South London with just over 10% from the north of the capital, 30% hail from central London.
The average exchange price paid by a London buyer in southern Home Counties is
£1,432,773
The Garden of England as Kent is affectionately known is brimming with beautiful villages, cool coastlines and smart, sociable towns. Here are a few places which are proving popular right now…
34%
Faversham: This is one of Kent’s prettiest and most historic towns. Dating back to pre-Roman times, it has over 500 listed buildings and enjoys a favourable scenic location as it’s situated between the beautiful Kent Downs and nearby coast.
of Londoners buying property in the country market purchased a house with 5 bedrooms.
Commute: Faversham station to London Victoria, 1 hour 13 minutes. Frequency of trains: 5 per hour (peak). First train in: 5.19am; last train home: 23.54pm. Annual season ticket: £4,732. Location: Just a few minutes’ drive from the M2, Faversham is very well connected to both the capital and the coast. It’s only 48 miles east of London, 18 miles north-east of Maidstone and 13 miles from Ashford.
Just over 52% of London’s country buyers were in the 40 to 50 age bracket.
12.5% of people aged 30-34 moved from London to southern Home Counties.
All information courtesy of Knight Frank.
FAVERSHAM
Why pick Faversham? Packed full of interesting independent shops along its pretty streets and boasting a bustling social scene, Faversham is ideal for anyone who enjoys shopping and going out but it’s also got plenty of history to immerse yourself in too. The Fleur de Lis Museum, the Shrine of St Jude and Chart Gunpowder Mills are just a few of its attractions. It’s also home to the famous Shepherd Neame brewery and the Greta Sailing Barge. In addition to all this, Faversham boasts an exceptional variety of walks and nature reserves to explore. The town also hosts many events including nautical, transport and hop festivals throughout the year. All pictures courtesy of Visit Kent.
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June 2017 Sandwich: Brimming with medieval appeal, Sandwich is a gorgeous historical gem of a town. But it’s not just its aesthetic appeal that gets people yearning to live here. Its pleasant coastal location is a big draw obviously and it also offers lots of activities including golf and walks. There are also lots of pleasant leafy villages to explore nearby including Eastry, Ash, Worth and Woodnesborough. Commute: You can travel directly from Sandwich into London St Pancras in around 1 hour 46 minutes courtesy of the High Speed rail link or journey into London Charing Cross. This takes around 2 hours. Frequency of trains: 4 per hour (peak). First train: 05.05; last train home: 00.06am. Annual season ticket: £5,280. Location: Situated in a tranquil spot on the east Kent coast, Sandwich is one of the original ‘Cinque Ports’ and is within easy reach of nearby Canterbury, Deal
HYTHE
and Thanet. It’s also not far from a variety of Channel ports including Dover. Why pick Sandwich? There are plenty of things to see and experience in and around Sandwich. As well as good schools, nature reserves and impressive amenities it has the bonus of being somewhere with a rich cultural heritage, making it perfect for history lovers. The Guildhall museum is probably the first thing to tick off your list thanks to its impressive collection of historical items which document Sandwich’s journey from Roman and Medieval times to the Second World War. Richborough Roman Fort and White Mill Rural Heritage Centre are also noteworthy places of historical interest. The social side of Sandwich is also appealing with lots of great cafés, pubs and shops, and it’s a golf lover’s paradise thanks to the number of courses dotted around including Royal Cinque Ports and the championship one at Royal St George’s.
Hythe: History looms large in Hythe too. Its roots can be traced back to the 10th Century with the dominant St Leonard’s Church providing lots of interesting relics including a spooky skull-packed bone ossuary. Like many of Kent’s smaller towns it has great character not only because of its heritage but also courtesy of its vibrant and thriving independent retail scene. Its long high street is peppered with historic buildings, cool specialist shops, antique emporiums and cosy inns. Commute: You can travel from Hythe into London Liverpool Street via Folkestone in around 1 hour 19 minutes (56 minutes peak). Frequency of trains: 3 per hour (peak). First train: 04.41; last train home: 00.22. Annual season ticket: £5,252 (from Folkestone to London). Location: Hythe is perched on the south-east part of the Kentish coast in between Folkestone and Romney
Tenterden: Known as the ‘Jewel of The Weald’, this picture perfect town reflects all that’s charming about living in the Kentish countryside thanks to its pretty historic town centre, stunning surrounding countryside and independent spirit. Commute: The nearest station to Tenterden is Headcorn which is 9 miles away and boasts fast and direct links into London Bridge, Waterloo East, Charing Cross and Cannon Street in 1 hour 7 minutes. Frequency of trains: 2 per hour. First train: 05.17; last train home: 00.45am. Annual season ticket: £4,884. You can also commute from Ashford, which is a 20-minute drive away and has both regular and High Speed rail links. Location: Tenterden is situated on the A28 between Hastings and Ashford and is less than an hour by car from the M25. Ashford International, which boasts Eurostar links, is a 20-minute drive away while the
SANDWICH Marsh. It’s surrounded by a selection of pretty coastal towns such as Sandgate and Dymchurch but not too far from the M20 so you can easily reach the capital or a number of Channel ports too. Why pick Hythe? If you’re looking to move to the coast but don’t have the budget for somewhere like Brighton then this is a good alternative. A good stretch of beach, plenty of pubs and restaurants and a brilliant variety of recreational facilities offering everything from fresh-water and sea angling to windsurfing and tennis, Hythe has something for everyone. Nearby Romney Marsh lies west of Hythe and can be accessed via the Romney Hythe and Dymchurch Railway – deemed to be the world’s smallest. If you’re a seafood lover then there’s no shortage of pubs and restaurants serving up crustacean delights, all reasonably priced. Good schools, a scenic location and affordable prop erty prices all add to the attractive mix.
Channel Tunnel at Cheriton is 30 minutes away. You can be at either Gatwick or Manston airport in 1 hour 15 minutes and there is plenty of fabulous countryside to explore nearby. Why pick Tenterden? If you want to escape to the countryside then this ‘Cinque Port’ town is the perfect place to do it as it has all the typical trappings of a relaxed place to live – plenty of green spaces, great restaurants, traditional pubs and a good variety of both practical and lifestyle shops. The town centre is well served for all your daily requirements but if you fancy getting away from it all then you can easily do so as the peaceful countryside is just a few minutes’ drive away. Keen collectors will also love this town as it’s full of quirky vintage and antique shops. There is also a popular weekly food market and plenty of great schools, clubs and leisure facilities. Tenterden is a lively town hosting annual folk, food and drink festivals.
TENTERDEN
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THE VIEW FROM AN ESTATE AGENT: The Kent Commuter speaks to Trevor Rose, Partner at Proctors estate agents in Petts Wood and Orpington about the benefits of swapping city life for a country one When it comes to buying a property in Kent what do you think those living in London are looking for? Transport is a big priority for buyers, with good links into London. Easy access for commuting to the mainline stations such as London Victoria is high on the list and we are regularly asked about this from people looking to move out of London. Petts Wood for example is in Kent and yet is just a 20-25 minute commute to London Bridge with access to the DLR. This is important for our buyers who work in the city, and in particular those who work in the financial sector.
June 2017 What other priorities are high on the list? Another request is for an area that has a strong family community with good schools. We often find that it is the young professionals looking to start a family or young families that are the ones looking to move out of London so schools and community is going to be high on their list when searching for a property. Although not a big priority, crime rates often come up in conversation with buyers, which is not surprising if they are looking for a safe family environment. Do you find it is mainly young families who are moving out of the capital or is it a broader mix of people? About 80% is made up of young professionals, those looking to start a family as well as young families, aged between 25-40. There are always some buyers looking to retire and downsize with a bungalow in mind and aiming to be closer to family who have already taken the plunge.
Which areas do you deem to be the current hotspots for buying a property in Kent? Petts Wood and Orpington are strong areas for Londoners looking to move to Kent, offering excellent transportation into London, good schools as well as National Trust escapism into the green, peaceful countryside. It is very much a buyers’ market in these areas so buyers have an opportunity to get good value for their money, although as we have witnessed in the past this could easily change. Do you find those moving from the capital tend to keep hold of their property in London or completely sell up to finance buying down here? Wind back a year ago and most buyers were holding onto their properties for buy-to-let opportunities. However, since then the government has made it expensive to buy a second property, adding a high stamp duty charge and therefore increasing the costs. It is definitely a bigger financial commitment so people are now selling their London homes to
invest in Kent. This of course, has a knock-on effect with the property chain making them longer. What would you list as the three main reasons for buying a property in Kent to be? Transport, schools and community. Is the current housing market in a good position when it comes to good deals on mortgages and interest rates? Absolutely, there are good products available and rates are competitive. The higher the deposit the better the rate, however it’s best to shop around to find a good deal. And finally, any last advice? Post-Brexit we saw the property industry switch from a predominant sellers’ market to a buyers’ one. The latter have more power at the moment so property prices need to be competitive and realistic. The good thing in Kent is that demand is strong and we are getting lots of viewings on properties.
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Talking Heads We ask two local headteachers Julie Lodrick, of Kent College in Pembury, and Francie Healy, of Bethany School in Goudhurst about single sex and co-education, and what they believe are the benefits of each style of schooling… SINGLE SEX SCHOOLS Julie Lodrick, Kent College, Pembury “In Kent, we are fortunate to have a long tradition of excellent single-sex education in both the independent and maintained sectors. To some of our overseas boarding families, it is more unusual. However, once they understand the rationale behind schools where girls and boys have the freedom to grow up in an environment where they can be
themselves, they see the benefits that a single-sex education can bring. Across the sector, academic results speak for themselves where girls’ schools continue to dominate the top positions. At Kent College, we also know how important it is for our girls to develop the ‘soft skills’ required for success in the world of work and we prepare them with ‘employability’ skills that meet these needs. Increasingly, employers are looking for confident young people with strong communication and leadership skills. Without the presence of the opposite gender and the pressure to impress, they are more likely to take risks and will make the most of new opportunities and develop talents. Having had the space and time to develop at their own pace, our girls emerge from school ready, well-prepared and confident to engage with society. They go on to eminent careers and make a real difference to the world around them.”
MIXED SEX SCHOOLS Francie Healy, Bethany School, Goudhurst “Boys and girls can think very differently, we all know they grow and mature at dissimilar rates. In classrooms, where boys and girls learn together, we find that not only does a co-educational environment add diversity, but that differing opinions and ways of thinking complement each other wonderfully well. Pupils learn from their teachers, they also learn from each other; the fundamental differences between boys and girls means they benefit from a richer and more diverse educational experience and thus are better placed to progress seamlessly in co-educational post school environments, be that in university or the workplace. Everything we do here at Bethany School revolves around ‘Education for life in a changing world’, and we reflect modern life. Families are co-educational,
society is co-educational and our education provision reflects this. Bethany prides itself on teaching each child as an individual. The best teachers teach children, by getting to know each child as an individual we can then tailor our teaching accordingly so that every child maximises his or her potential. We also believe that having boys and girls working together in school is the best way to prepare for men and women developing positive, collaborative and professional relationships in the future.”
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CITY FOCUS: CANTERBURY
THE LOWDOWN ON
CANTERBURY www.visitkent.co.uk
‘Canterbury’s past is as rich as it comes’
160,000 total resident population
●●●●●●●●●●●●● ●●●●●●●●●●●●● ●●●●●●●●●●●● The Conservative Party hold a strong majority in the area with 30 councillors out of the total 38.
PROPERTY: The majority of sales in Canterbury during the last year were terraced properties, selling for an average price of £295,827. Flats sold for an average of £207,284. Semi-detached properties averaged at £304,883. Canterbury had a total average price of £296,963. Overall sold prices in Canterbury over the last year were 7% up on the previous year and 22% up on the 2014 level of £244,071. Information sourced from Office for National Statistics, democracy.canterbury.gov.uk, Right Move.
Lonely Planet’s Guide to Britain.
This world-famous cathedral city was one of medieval Europe’s great places of pilgrimages. Today, with its many international visitors and four universities, it has a distinctly cosmopolitan feel and is less than an hour from London. There’s something easy-going about this intimate city – crowds mill around the entrance to the cathedral and in the busy high street. It’s lively and fun, but it is also remarkably easy to stray from the beaten track into a quiet oasis where you’ll hear nothing but the gentle splash of oars on the River Stour. Perfect for those who want that countryside escape without having to sacrifice the excitement of the city, here are our favourite reasons why Canterbury is so special:
PROPERTIES Cathedral cities, with centuries of history, make for some truly diverse homes. From a 15th-century cottage to a Georgian town house, Canterbury city centre has many period buildings and a number of new flats. And just outside of the city wall, St Dunstan’s and the favourite roads to the south are made up of the period and modern family homes.
ENTERTAINMENT Canterbury isn’t just a showpiece for the past – it’s bustling and busy. The vibrant city centre, has been transformed in the past decade, with a splendid new shopping centre, together with a range of boutique shops and cafés along the King’s Mile. There is also a wide range of modern bars and restaurants that beautifully complement the historical surroundings. Canterbury is well known for its cultural offerings, with the wonderful new Marlowe Theatre situated in the heart of the city, together with the established Gulbenkian
Theatre located on the University Campus. In the centre is the Cathedral, museums and fine art galleries, alongside specialist shops, larger stores, and the twice weekly street market.
TOWN HERITAGE Canterbury tops the charts for English cathedral cities and is one of southern England’s top attractions. Many consider the World Heritage–listed Cathedral to be one of Europe’s finest. And its narrow medieval alleyways, riverside gardens and ancient city walls are always a joy to explore.
SCHOOLS Canterbury offers a fantastic selection of highly reputed schools, both private and state. Kings Canterbury, set within the city walls, is a
well-established private school which regularly features in the Tatler Good Schools Guide. Kent College and St Edmund’s are two other favoured private schools situated beyond the city walls while, for the state sector, the Simon Langton Girls and Boys schools are popular grammar options.
TRANSPORT LINKS Canterbury is served by two mainline railways, Canterbury West, which provides the ‘Javelin’ service arriving at London St Pancras in just 53 minutes. Canterbury East, meanwhile, takes passengers into London Victoria in just over an hour and a half. Another big selling point for Canterbury is its proximity to the coast - it’s within half an hour of the channel tunnel terminal, which takes you to France in just 35 minutes.
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THE LOWDOWN ON
CHISLEHURST
TOWN FOCUS: CHISLEHURST
9,592
total resident population ●●●●●●●●●●●●●●● ●●●●●●●●●●●●●●● ●●●●●●●●●●●●●●● ●●●●●●●●●●●●●●● The Conservative Party hold a strong majority in the area with 51 councillors out of the total 60.
AREA: Chislehurst and St Paul’s Cray Commons extend to a total area of 180 acres. To the east lies Scadbury Nature Reserve, owned by Bromley Council, and to the west lies Hawkwood Estate, including Tongs Farm and Petts Wood, both owned by the National Trust. Chislehurst and Walden Recreation Grounds boast another 37 acres of playground, open space and woodland all of which is actively protected and maintained by the FOCRG, a voluntary organisation.
PROPERTY: Most of the sales in Chislehurst over the past year were flats which on average sold for £358,568. Terraced properties had an average sold price of £466,759. Detached properties averaged at £940,730. Chislehurst had an overall average price of £568,271. In the past year house prices in Chislehurst were similar to the year before and 13% up on 2014 when they averaged at £501,631. Information sourced from Office for National Statistics, cds.bromley.gov.uk, www.visitchislehurst.org.uk, Right Move.
Look on a map for Chislehurst and you’ll find it suspended amid woodlands, lanes and commons in the great buzz of South London. The beautifully quaint town can be found sitting happily on the borders of Kent, enjoying the best of both worlds – it is a charming area where the capital sits on your doorstep whilst your back door opens onto the Garden of England and the wonderful Kentish countryside. Like an archetypal English village (think duck ponds, a small common and a cricket club) there are so many reasons to fall in love with Chislehurst, and here are a few to tempt you:
PROPERTIES There is a wide range of high-quality homes available, from charismatic cottages to modern apartments and period conversions. The village’s small offering of Arts and Crafts houses are highly sought after, but the area is mostly well known for its stunning array of smart detached family homes.
ENTERTAINMENT Chislehurst also boasts a great selection of shops lining the High Street and the Royal Parade, some excellent restaurants and pubs, and is only a 25-minute train ride to London Bridge. The commons are the focal point for the active local community, who enjoy taking part in the traditional May Day celebrations, summer fairs and even outdoor film screenings. A highlight is Chislehurst Rocks, a free family friendly music festival held at Chislehurst’s recreational ground featuring bands, stalls and a bouncy castle, every June. Dotted with high-street favourites, cosy pubs and wonderful independent restaurants, there is plenty to satisfy any foodie. One of the best is Ramblers Rest, which has been serving traditional ales since the 17th century and has live music every weekend. For hearty Italian pasta dishes, head to Due Amici, or take your pick of The Bickley’s extensive wine list.
TOWN HERITAGE In the late 19th century local residents banded together to save Chislehurst Common and St Paul’s Cray Common from the suburbanisation of south-east London that had swallowed neighbouring villages and hamlets. Their efforts can still be felt in Chislehurst, a surpris-
ing village haven, protected from the outside world by an almost complete ring of green space. Residents are proud of their ponds, parks and open spaces, and there is still a strong sense of community spirit. It’s also home to the popular attraction of the Chislehurst Caves, miles of mystery and history lying just beneath your feet.
SCHOOLS One of the reasons Chislehurst is so popular is its good mix of independent and state schools. Edgebury Primary School and Bullers Wood School For Girls aged 11-19 are among the most popular, Coopers Technology College has academy status, and there are a number of independent schools in Chislehurst too. Ravensbourne College of Design & Communication is a draw for older students and Redhill School, Mead Road and St Nicholas are also all reputable schools in Chislehurst.
TRANSPORT LINKS Chislehurst station is just 30 minutes from Charing Cross Station for commuters and has one of the latest trains back from London (the 00.50), which means you can make a real night of your trip into the city. The nearby station Elmstead Woods is only 25 minutes out and Bickley, a bit farther out, is on the line to St Pancras (47 minutes) or Victoria (33 minutes). The area boasts fantastic road links, sitting just off the A20 dual carriageway to speed you to the M25 in just under 15 minutes. Gatwick airport, the coast and Bluewater shopping centre are all very close.
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The Benefits of Buying a New Build Julia Price, Sales and Marketing Director of Pentland Homes, tells The Kent Commuter why buying new makes both financial and practical sense
‘We find that people moving from London are looking for a better quality of life and value for money that is difficult to achieve with such high property prices in London’
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What in your opinion are the key benefits of selling up in the city or suburbs and moving out to Kent? We find that people moving from London are looking for a better quality of life and value for money that is difficult to achieve with such high property prices in London. They are looking for village, rural or coastal living, with good schools and excellent road and rail links so that they can be in the capital within the hour. Kent is perfectly placed to offer all of this with some of the best schools in the country and the extremely fast and reliable HS1 rail service. At Pentland we are finding our homes particularly popular in Folkestone where HS1 gets you into London within an hour, which combined with 3 bedroom homes starting from £ 299,995 makes this part of the county particularly attractive.
the area, which in turn has created new jobs and homes. This investment in the region is set to continue with the regeneration of Dover well underway. We have two developments that we will be starting here over the next two years, one in Lydden which is imminent and the other in Whitfield just outside of Dover so watch this space and keep an eye out for Pentland Homes.
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Which areas do you consider to be popular for buying a property in Kent? Certainly any areas that have a good mix of property types and availability along with fast connections to London are popular, however we would also suggest that areas marked for regeneration should always be considered as ‘Hot Spots’. The whole South East coast of Kent has been targeted for regeneration for sometime now and areas such as Margate and Folkestone have already received notable investment, which has seen property prices rise and an influx of new business into
‘IT IS TRUE TO SAY THAT WE DO SEE A LOT OF YOUNG FAMILIES MOVING OUT TO KENT WITH SCHOOLING AND QUALITY OF LIFE VERY HIGH ON THEIR AGENDA ’ Do you find it is mainly young families who are moving out of the capital or is it a broader demographic of people? It is true to say that we do see a lot of young families moving out to Kent with schooling and quality of life very high on their agenda but we are also seeing young professionals, couples and young families forward planning for their futures. They have realised that with rental so high in London and property prices in Kent so much more affordable, they can escape the cycle of renting and with the government’s Help to Buy scheme, along with
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‘The market is in a good place at the moment. Last month we had some of the lowest interest rates ever launched‘
a 5% deposit they can achieve property ownership, with, for some, it costing less than their monthly rent. We are also seeing a good number of homeowners rightsizing to the coast. Our Mulberry Place development in New Romney has seen a steady stream of people exploring their options for coastal living, many of whom enjoyed childhood holidays in this unspoilt part of the South East coast.
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Are the majority of your London buyers keeping their original homes on or selling up completely? Most people who already own homes in London are selling up entirely. This can be for a number of reasons. If they are downsizing then some are looking to invest in two properties, one of which may be a holiday home abroad, or they are releasing equity to help their children onto the housing ladder with the ‘Bank of Mum and Dad’ or even the ‘Bank of Grandma and Grandad’, which we are seeing more of. This is an extremely cost effective way of helping your children and at the same time still earning money on your investment. We also have a large number of people who want to retire to the coast, which is definitely a growing trend with people living much longer and healthier lives. An example of this is our very popular gated development of bungalows in Hawkinge, Folkestone, which is strictly for the over 55s offering community living as well as being close to the coast. Sell-
ing up entirely is the preferred route here as our customers can move into a new home that suits their needs today and they have money left over to enjoy their retirement for the foreseeable future.
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What would you list as the three main reasons for buying a property in Kent to be? G reat choice of locations close to rail links but amongst breath taking countryside. Affordability. Some of the best schools in the country.
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What are your opinions on the current state of the property market? It’s in a good place at the moment. Last month we have had some of the lowest interest rates ever launched. This has triggered a price war between the high street lenders. So we are seeing interest rates under 1%. In addition to the low interest rates we have more and more specialist lenders entering the market who are offering mortgages to clients with adverse credit.
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homes portfolio: RESIDENTIAL HOUSES COURT HOUSE RECTORY LANE, SUTTON VALENCE, KENT
PROPERTY
GUIDE PRICE £1,895,000
FOCUS Sutton Valence
A splendid Grade II listed property enjoys wonderful southerly views over picturesque gardens, together with a detached two bedroom cottage and substantial period barn. For sale through Savills 01580 720 161 www.savills.com
AT A GLANCE
PERIOD VILLAGE HOUSE SET IN BEAUTIFUL LANDSCAPED GROUNDS
Main House: ■ Reception hall ■ Drawing room ■ Dining room ■ Family room ■ Kitchen/breakfast room ■ Cloakroom ■ 3 room cellar ■ Principal bedroom suite with dressing room and bathroom
■ Guest bedroom with en
suite bathroom ■ 4 further bedrooms ■ Family bathroom ■ Utility room Court House Cottage: ■ Detached building ■ Sitting room ■ Kitchen ■ 2 bedrooms ■ Bathroom
Gardens and outbuildings: ■ Landscaped south-facing gardens ■ Kitchen garden ■ Spring-fed pond ■ Substantial period barn with mezzanine floors ■ Log store ■ Bin store ■ Greenhouse ■ Tennis court
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AT A GLANCE The Manor House: ■ Reception hall ■ Drawing room ■ Parlour ■ Kitchen/breakfast room ■ Cloakroom ■ 8 bedrooms ■ Bathroom ■ Shower room ■ Cellar Godwin’s Cottage: ■ Hall ■ Sitting room ■ Kitchen ■ Boot room ■ 3 bedrooms ■ Bathroom ■ Outside WC Outbuildings, gardens and grounds: ■ Garaging ■ Outbuilding/ pool house ■ Swimming pool ■ Garden ■ In all about 1.35 acres
PROPERTY
FOCUS West Hoathly & Matfield
HISTORIC GRADE II LISTED HOUSE WITH COSY COTTAGE Believed to date from the sixteenth century and requiring renovation, this manor house is situated in a superb location in a sought after village.
For sale through Savills 01444 446000 www.savills.com
THE MANOR HOUSE WEST HOATHLY, WEST SUSSEX
O.I.E.O £1,250,000
AT A GLANCE
homes portfolio: RESIDENTIAL HOUSES ■ Drawing room
■ Detached barn
■ Dining room
■ Detached office
■ Family room/library
■ Garaging
■ Kitchen/breakfast room
■ Gardens and grounds of
■ Cloakroom ■ Large cellar ■ Master bedroom with
en suite bathroom
■ 3 further bedrooms ■ Family bathroom ■ Adaptable attic room
HATHERLEIGH THE GREEN, MATFIELD, KENT
O.I.E.O £2,000,000
2.25 acres The Cottage: ■ Sitting room ■ Kitchen/breakfast room ■ Bathroom ■ 2 bedrooms ■ Shower room
GEORGIAN FRONTED HOME IN GORGEOUS COUNTRY SETTING A handsome Grade II listed property, with detached two bedroom cottage, which enjoys a delightful position overlooking the Village Green. For sale through Batcheller Monkhouse 01892 512 020 www.batchellermonkhouse.co.uk
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AT A GLANCE
■ Master Bedroom With en
PROPERTY
FOCUS Sevenoaks & Canterbury
Suite Bathroom, Dressing Area And Private Balcony ■ Further Four Bedrooms ■ Two Bathrooms ■ Formal Living Room ■ Exceptional Entertaining Space ■ Entrance Hallway ■ Open Plan Kitchen
■ Dining Area ■ South-Facing Rear Garden ■ Separate Utility Room ■ Garage ■ Abundance Of Built-In
Storage
■ Neighbouring 175-Acre
Sevenoaks Wildlife Reserve ■ Top Transport Links
LIVE THE HIGH LIFE IN THIS COOL NEW DEVELOPMENT Set within an enclave of one of the area’s most prestigious properties, and expertly designed by Phoenix Interior Design, this property showcases the very best of life at this new Ryewood community. For sale through Berkeley Group 01732 740402 www.ryewood.co.uk
RYEWOOD SEVENOAKS, KENT
£995,000
homes portfolio: NEW HOUSES & LETTINGS
AN EXCEPTIONALLY SMART DETACHED FAMILY RESIDENCE Set in the heart of Canterbury’s historic city centre, this home provides spacious living accommodation in an extremely contemporary style.
AT A GLANCE
For sale through Finn’s 01227 454111 www.finns.co.uk ■Master bedroom with en suite ■ Further four bedrooms ■ Three reception rooms ■ Three bathrooms ■ Spacious modern kitchen ■ A wealth of period features
■ Cellar ■ Wood burning stove ■ Galleried walkway ■ Courtyard area ■ Utility room ■ Enclosed paved terrace
CANTIS HOUSE CANTERBURY, KENT
£3,995 PCM
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John Bullock: Design How to maximise the selling appeal of a typical Victorian family home
John Bullock is an award winning architect working on projects throughout the South East and in London. In the first of an occasional series, he advises a pair of Kent Commuter readers about how to update and transform their inherited Victorian property in Tunbridge Wells to make it more attractive to potential purchasers… Your Question: Dear Kent Commuter, We have recently inherited my parents’ house in central Tunbridge Wells. It’s been a family home for the past 40 years and whilst we have considered taking it on, we are really happy in our own house in Sussex so are thinking of putting it on the market. My parents purchased the house in the 1970s and whilst they enjoyed it they never really did much to it so it’s rather stuck in a time warp. In fact, the house probably hasn’t been touched for maybe 50 or even 60 years. The house is lovely and is a typical Victorian Tunbridge Wells town house, white rendered on the outside and has three floors including a basement which has never been used. There are also five bedrooms, a sitting room and dining room, but all are very dated. We would really like some advice on what could be done to improve the house to make it more attractive to a potential purchaser. We would like to increase its value so when we sell we can use some of the funds to help our children get onto the property ladder. Any advice would be very much appreciated. Yours sincerely, Jennifer and Peter O’Reilly Our answer: Thank you for your letter, there can’t be many Victorian villas in Tunbridge Wells left that haven’t been refurbished and your family home sounds wonderful. The good thing about the Victorian housing stock in Tunbridge Wells is that it was generally very well built with good detailing including plasterwork and joinery so they are high quality houses. These houses are always popular with families in Tunbridge Wells and it will likely be in high demand. We asked leading local property search agent Fiona Penny, who specialises in sourcing the very best properties in the area for her clients, (www.fionapenny.com) for her thoughts, as the majority of them are families. So what do they look for in a new home? Fiona commented: “When prospective purchasers are on a first viewing, they want to get that difficult to define feeling when they cross the threshold and it’s all about the heart.
However, on a second viewing, it’s all about the head. Purchasers assess the property for practicality and tot up how much they need to spend to make it work for them as a family. “Firstly, there is one criterion that is always at the top of clients’ wish lists when house hunting and that is an eat-in kitchen/diner. Modern family living is focused around the kitchen and formal dining rooms are rarely used. So if you can create that precious hub of the home by knocking down a wall or extending into the garden, it will maximise your home’s appeal to the family market. If it’s a case of just knocking down a stud wall and redecorating, this is relatively simple and
‘REMOVING AS MANY OF THE INTERNAL WALLS AS POSSIBLE TO CREATE ONE LARGE OPEN-PLAN FAMILY SPACE’ a cost-effective way of greatly increasing the marketability of your family home. “Secondly, parents want to know their children are safe. No one wants a toddler wandering off on to the nearest road so making sure your garden is well fenced will not only appeal to families with small children but dog owners as well. Any water in the vicinity sets off alarm bells to parents with young children. Ensuring swimming pools and ponds cannot be accessed by little ones is highly recommended. Yes, an incoming purchaser could do this but they will put it on the ‘have to spend money on’ list. “Thirdly, the motivation for families moving is mostly that they need more space. All parents will know that children come with a lot of clobber and having a separate playroom or den for older children is often a must-have. You can shut away the plastic fantastic toys that young children accumulate and older children have a bit of privacy and somewhere to play loud music!” So creation of the ubiquitous family kitchen and dining room sounds like it would be beneficial to create or at least obtain planning permission for and could potentially increase the value of your property. These Victorian houses lend themselves well to reconfiguration, they are very solid and easy to work with. The basement is completely under-utilised and it would
be worth considering relocating the kitchen and dining space there and removing as many of the internal walls as possible to create one large open-plan family space, it might be worth leaving the chimney in this space which would act as a defining point to the room where a small snug/tv area could be created to one side of the kitchen and dining area. Liberating the space here would
create a free-flowing family ‘hub’ to the house. Connection with the garden is also an important aspect and currently there is a small light well running the length of the building which needs to be extended and cut away to create an outside ‘sunken’ garden area leading directly from the new family space. This could become a rather nice Mediterranean garden with two sets of French windows linking the inside and outside so in the summer months the space would effectively be doubled, while creating a wonderful outside dining area. Steps from this area would then lead into the rear garden which is fully fenced and secure for young children. To the front of the basement a bedroom with its own en-suite could be created for either an au-pair or elderly relative. The sitting and dining rooms at entry level could then be retained and repurposed to create a ‘grown up’ sitting room for entertaining friends and also a less formal space for children to relax with their friends, play music and be loud! With a house like yours there are many options but
if you are undertaking the project as a speculative one it’s a good idea to try and appeal to the wider part of
the market as possible. Even if you obtained the necessary permissions this would at least offer a potential purchaser the insight and reassurances of what can be achieved. The house sits within the conservation area and is unlisted but planning will be required for the external alterations and the engineering works associated with the new sunken garden. A simple householder application would need to be submitted. This should be a fairly straightforward process and the proposals could, in experience, be acceptable. For more information on planning it’s worth looking at the planning portal’s interactive house: interactive.planningportal.co.uk/detached-house Above and below: John Bullock’s suggested designs for bringing a Victorian property into the 21st century
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Advertising Feature | June 2017
TONBRIDGE CALLING Robert Gordon-James from Martin & Co explains why Tonbridge could be the next commuter hot-spot The team at Martin & Co Tonbridge has, over recent times, seen the town experience significant growth across the rental market, with increased demand from those looking to commute into London. With a range of properties offering modern easy-to-maintain accommodation, private car parking, and easy access to the mainline station, the increase in rental demand in Tonbridge has overtaken that of the other well-established local commuter towns of Tunbridge Wells and Sevenoaks. Tonbridge is popular amongst both investors as well as those looking to rent, due primarily to its mainline station which has, on average, 144 trains travelling into London every day, with the fastest journey being only 33
minutes. Its educational offering is also a key attraction for those looking to rent, with six schools in the town currently having an Outstanding Ofsted rating. Not only that, but property seekers get more for their money than in the capital and have the added benefit of having easy access to the surrounding countryside. Tonbridge’s primary market consists of young couples who are looking to move out of London, but who require access to the City for work purposes. In fact, around 70% of applicants for town centre apartments in the area are currently from within this demographic. A decent sized one bedroom flat in Tonbridge has a rental cost of around £850 PCM, which provides a much greater opportunity for a
young couple to save for a deposit than if they were in closer proximity to the capital when it becomes near-impossible. We’re also seeing a large number of families choosing to rent within the town. This is predominantly on a short-term basis whilst they seek and secure the purchase of a family home having sold their existing London properties – subsequently putting them in a strong position as a buyer with no chain when the time comes. In terms of what’s likely to happen in the near future – we anticipate demand for property continues to rise, particularly for houses in the first and secondtime buyer market. The need for houses has come as a consequence of the dramatic growth in flatted
developments alongside the river (Medway), as well as the relaxing of planning restrictions on empty commercial buildings by the Borough Council, which means the enhanced availability of new apartments available to both buy and rent attracting both investors and first-time buyers. The most recent new development of 180 plus
apartments by Redrow Homes, for example, saw 30% of properties sold to investors, with Martin & Co Tonbridge taking nearly 100% of the lettings instructions. Great schooling, superb rail links and wonderful countryside means people will naturally want to settle in the Tonbridge area, but with a lack of larger affordable homes available, the
question arises as to what happens when these individuals and couples want to start families…? Pictured: New apartments in Sovereign Way, Tonbridge are popular with both investors and applicants looking to rent due to their close proximity to the town centre and ten-minute walk away from the railway station.
PROOF THAT JUST A LITTLE EXTRA CAN GO A LONG WAY… A new community in the St John’s area is proving that good design and sustainable features are very popular with homebuyers. 80 St John’s Road was completed last year transforming the location near Skinners’ School into 12 spacious flats and duplexes. The new homes are light, generously proportioned and many have outside space. Algonquin Homes has used natural, sustainable materials throughout: oak floors, wool carpet in the bedrooms, silver marble in the bathrooms, high-efficiency appliances, water-saving taps and high levels of insulation. As well as parking at the rear, there is a free electric car charging space powered by solar panels, and outdoor and indoor bike racks. Algonquin Homes believes that a little extra thought and time put into a good design will produce
beautiful homes that people want to live in. The investment in high quality finishes and sustainable features are for the benefit of buyers and in turn have given Algonquin Homes the reputation it has today. There are four units left which are now included in the Help To Buy scheme. Algonquin Homes are offering to pay Stamp Duty, legal fees and the first year’s service charge for eligible first time buyers. This provides a fantastic opportunity to move in for a 5% deposit of only £11,500 on a one-bedroom flat. Agents Bracketts are booking viewings for the last one and two bedroom homes. To visit call: 01892 533733.