Our new eBook and a landlords hat-trick

We have just competed the last part of a hat-trick for prospective landlords, particularly those near our office in Bromley in South-East London.

A little while ago we made public on You Tube our new video offering advice to people looking to become landlords and to let out one or more properties, below.

We followed this up with a blog post on the same subject, here.

Now, we have the hat-trick for new landlords completed with our new eBook, entitled So you want to be a Bromley landlord?

If you would like to receive a copy of this unique eBook and future similarly helpful emails, just email us at sam@edwardashdale.co.uk to receive it.

We won't be publishing our eBook anywhere else, though we will invite people to subscribe via email on our Facebook, Twitter and website.

We hope you enjoy it and if you have any questions or would like us to cover any additional points in this or any future communication, just let us know. We are, as always, here to help.

Best of all, why not drop by and ask us any questions you have in person? Our address is:

Edward Ashdale Estate Agents

58 Beckenham Lane

Bromley

BR2 0DQ

Or call: 0208 466 8445.

Facebook: www.facebook.com/Edward-Ashdale-Estate-Agents-204819466328261/?fref=ts

Twitter, @edwardashdale https://twitter.com/edwardashdale?lang=en-gb

Website: www.edwardashdale.com

You can view our earlier posts in our Index here. 

Topical tips for Landlords 1 – New energy regulation is coming

The Energy Act 2011 gave the government powers to set a minimum energy efficiency standard for the private rented sector to help meet carbon reduction targets and address fuel poverty.

Therefore, a Minimum Energy Performance Standard for the private rented sector is being introduced. The Private Rented Sector Energy Efficiency Regulations (Domestic) sets out:

• Tenant's energy efficiency improvements
• Minimum energy efficiency standards

Minimum energy efficiency  standard regulations will require eligible properties in the sector to be improved to a specified minimum standard. These regulations must be in force by April 2018.

Landlords will face a penalty charge of up to a maximum of £5000 for non-compliance.

Until recently, Lewisham Council, in partnership with Osborne Energy, set up an offer to help improve the energy efficiency of rental properties with up to £7200 grant funding by property. Funding was available to landlords with rental property in Lewisham, Bexley, or Bromley.

Whether or not further offers are made available from these or other sources, landlords clearly need to be investing in this area going forward.

Website: www.osborneenergy.co.uk

You can view our earlier posts in our Index here. 

A Baptism of Fire for my first letting agreement

By Liam Embleton, Negotiator at Edward Ashdale

"I’ve recently started working as a Negotiator for Edward Ashdale. My first role in the lettings industry.

"After an initial period of training I was out conducting viewings, a process of filtering the good applicants from the bad. My first successful let was a three bedroom ground floor flat in Shortlands and it didn’t go as smoothly as I expected it to. Apparently, not even the Lettings Manager had experienced anything like it before. Problems occurred through the process of moving tenants on the planned date.

"On Friday 18^th September, I had organised two very good applicants, Pawel and Lukasz, an early afternoon appointment to show them around the property. They both work for a large company in the local area and were looking to rent a flat in the Bromley area. Pawel and Lukas showed immediate interest as this flat was exactly what they were looking for. The flat was empty at this time as the Landlord had vacated. We had in fact managed the property two years ago, so the Landlord was no stranger to us and the process. The property was available to be moved into as soon as possible, which was ideal for Pawel and Lukasz as they needed to be out of their current property within two weeks. They requested permission from the owner to redecorate in the same colours as they planned to remain long term. 

"Everything was agreed and a reservation deposit was paid by the tenants. I confirmed with the Landlord the property was now let on the terms agreed and proceeded to carry out the referencing process. The landlord confirmed he was happy to take on these tenants and was looking forward to them occupying the property in two weeks. The proposed tenants were excited and the date for occupation was set with a date of Friday 2^nd October which was perfect for all as they needed to be out of their current property that they were renting by that date. 

"During the week coming up to Friday 2^nd, I had no contact with the landlord despite my attempts to make contact. I couldn’t get hold of him: he was not responding to any of my calls or e-mails. I had to apologise to Pawel and Lukasz, explaining that despite having signed contracts returned from the Landlord-client, he had not authorized the references we had obtained, despite them being rendered ‘good’ and ‘acceptable for the tenancy’. They were not able to collect the keys on the Friday 2^nd, as we had no response from the landlord.

"When I finally got contact from the landlord three days after the agreed move in date, he said that his wife had changed her mind on the proposed tenants and that he now no longer agreed with them moving in. Pawel and Lukasz was not happy with this late decision, not to mention the grief they were having from their existing Landlord. They were telling me they were about to be homeless because new tenants were pressing to move in their own property. 

"My manager in the office became involved and tried to learn from the owner what the delay was or if there were any concerns. Luckily, later on that day the landlord phoned again and told us he had had a further discussion with his wife and agreed to the tenants moving in.

The new date for occupation was Saturday 10^th October, which was going to be a definite! I had to politely speak to Pawel and Lukasz and explain to them the reasons why we had to change the date.

"During that week I made sure everything was prepared, including organizing the inventory and gas safety testing. I could not believe it when we received a telephone call from the gas engineer advising there was no seal on the oven door and no chain on the gas cooking appliance, so he had to fail the gas check. I immediately conveyed this to the Landlord, who refused to accept the gas check had failed and assured me there was nothing wrong with the appliance. We obtained quotes for supplying and fitting a new gas cooker and oven appliance, but the Landlord refused. This ran into a few days, with the tenant continuously chasing to find out what was going on and the Landlord reluctant to do anything. He wanted a second opinion and the same result was found. This meant the tenants were not allowed to move in the next day until the landlord had replaced the cooker, which ultimately delayed the move in date once again by another three days. This caused big problems for Pawel and Lukasz and there was nothing I could do but apologise for the inconvenience of being delayed once again. The Landlord finally conceded after reading the gas engineer’s reports, but decided he wanted to arrange the new appliance, which he did through a local store who were offering an installation deal too, ensuring it met current regulations.

"Finally, on Tuesday 13^thOctober, we finally got Pawel and Lukasz happily moved into the property with all the problems solved. Yet the story didn’t finish there. The Landlord contacted my Manager, saying he had been talking to his wife and after everything that had happened, had decided not to let the property to the tenants. They were going to sell the property instead! 

"The Landlord had signed and returned his contracts. 

"All of the associated tenancy obligations were complete.

"The tenants had signed the Tenancy Agreement and here we were with a Landlord saying we needed to tell them to move out. I was quite amazed, but I was assured the Landlord could not get the tenants out. It was a horrible feeling for me, after all my efforts. Fearing having to tell the tenants and a possible legal battle, the Landlord telephoned later in the day and apologized, saying it was his wife and that he himself was quite happy to proceed!

"I’ve been told to expect many more unusual experiences, which I suppose is part of the job when you are dealing with people that have different agendas."

You can view our earlier posts in our Index here.

Rising Prices and Signs of the Times – thank you, The Bromley Times

Signs of the times

As a south London estate agent with branches in Bromley and Lambeth, when property issues make the front page of the media, we take notice. On 23^rd July, The Bromley Times went front page with the story "Rising Prices', sub-title "High cost of buying a home in the borough – see inside."

The article, by Sarah Linney, says that the average price of a home in Bromley and Bexley is now over £300,000 (£304,000 in Bexley, £436,000 in Bromley). Both are under the London average - £500,000.

The ratio between wages and wage rises and property price growth isn't helpful to home purchasers. More helpful are very low interest rates and, as the article mentions, the loss of the prospect of a 'mansion tax' after the general election. So, as ever, the picture on London property is reasonably complex.

Even more so if you listen to the radio. Recently, as respected a body as the BBC in a radio programme referred to additional, and very hard to trace, demand for property in the UK coming from overseas criminal sources engaged in money laundering.

On a happier note, Sarah added that Bexley is the most popular place to live in the country. Bromley is a distinctly sought-after location as well.

Unfortunately, the resulting price pressure cooker contributes to a rise in homelessness among young people and increases in property rental prices provide fresh difficulties for anyone needing somewhere to live.There are some interesting developments, one being in Greenwich, as reported on by homesandproperty.co.uk – see www.homesandproperty.co.uk/property-news/rentals/family-rental-homes-london-uks-first-private-housing-scheme-family-renters-greenwich.

What difference does this make to Edward Ashdale Estate Agents? In one way, none. Our values mean that we seek to put the right people in the right properties, whether bought or rented. We also ensure that vendors and landlords and buyers and tenants experience, as smooth and stress free an experience as possible. Whether prices are up or down, or if the sales market is more active than the rental sector, our service has to be the same.

However, there is food for thought for us. Things are changing and we need to be changing with them. Our advice to people needs to be able to consider the latest trends. We ourselves need to engage with people in new ways, including via social media, to improve customer experience. We are doing those things. These are all signs of the times.

You can view our earlier posts in our Index here.

Your moving people are moving... a bit

We're a 21st century estate agents with traditional values, not a removals company. That said, we are employing some removals skills of our own at the moment as our Bromley office is moving to larger premises.This is a great development, as we've been doing very well and growing mainly on the basis of being recommended to new people by happy clients.

 
Our move is a little one, in fact, not requiring the services of a fleet of vehicles or indeed any vehicles, as our new home in Bromley is a few feet away from the current office! It has been interesting working on sorting out billing for utilities and packing and inventory and fitting out for ourselves, but we're nearly there and the new office should open in September. A cake or two is likely to be involved. 

What has also been involved are the pictures created by local children from Valley Primary School, as part of our My Dream Home art competition. Having those pictures in the windows is so much better than plain whitewash or adverts. We'll be sad when they are retired, to be replaced by homes for sale or for let. In the meantime, mothers and children are drawn to our windows and we're delighted to have the display up.

Once we've "moved", come and say hello. If you pass by before then, take a look at the pictures, and we're still nearby if you want to say that "hello".

Location! Location! Location! and the headlines

In a recent post we talked about the areas of Bromley and Tulse Hill and the expectations of estate agents in each location. They are certainly very different areas, and two of the things they obviously have in common are being in London Boroughs - Bromley is one itself - and each having an Edward Ashdale office.

Don't believe an area is a wash-out till you speak with us

One of the things that has happened in Bromley recently is focused on Orpington. Orpington got into the national press when journalists picked up on the high number of charity shops in the high street there (12) and the relatively high proportion to the shops in general this represented.  The arguments and facts about the rumoured death of the high street are complex, and this local blog for one took a step back and talked about some of the positives in Orpington.

Certainly, seeing a Daily Telegraph headline of "Austerity Street" citing Orpington provides one of those rare rub-your-eyes-and-look-again-moments. Yet you can see where they're coming from. A loss of independent retail shops in favour of, for instance, charity shops isn't perhaps ideal.Yet Orpington is a long way off having tumbleweed rolling down the high street past ranks of boarded up shops. There is a lot to praise in Orpington and the initiative "Orpington1st" appears to be gearing itself  up ready to showcase it.

From an estate agents point of view, we see currently that pretty much all types of property, rented or for purchase, are gaining higher values and rental charges in the current market. In what is something of a scrum to compete for a good quality, good value home in a suitable location a superficial view of an area is unhelpful. So while we reflected on the different sights and behaviours in Bromley and Tulse Hill, our local knowledge reaches beyond the headlines. Thus, we can say to people who ask us about moving to Orpington - "No, that austerity street label is unfair. It's not all gloom and doom and austerity. There's a lot of plusses too."

What are they? Here are just a few examples. 

Orpington has a 7 screen cinema pencilled in for the town centre and a redevelopment of the old library by Bromley Museum due to revive that asset in what are the lovely Priory Gardens. We can point out that the transport links for central London and the South East are great - just as they are in Tulse Hill. We can mention one of the country's few grammar schools in Newstead Wood, that is always very high in national educational league tables, and there other top local schools, primary and senior, in and around Orpington. We can talk about The Walnuts Leisure Centre. We can mention a recently award-winning bakery and an award-winning tea room, and the latest excellent Cray Festival. We can mention the Nugent shopping centre, the Foodbank that was set up in Orpington and that now serves Bromley; we can mention how green a place it is and that there are numerous sporting facilities including the Bromley Tennis Centre. We could talk about the great number of local social, faith, and community groups and charities. Then there are the new hardware store, the new guitar makers and the new American diner all in "Austerity Street".

If asked, we could talk about Tulse Hill in a similar way.  People need to read beyond the headlines. That is an area in which a good estate agent (like us!) can help people gain valuable insights that make for better decisions on where to make the location of their future homes.

Don't believe all you read. Unless we write it.

 

Schools in focus 5 - Highfield Infants' School, BR2

A foundation school for mixed gender children aged 5 – 7 years, Highfield Infants' School has 270 pupils in three year groups, at the heart of the Shortlands community. It is ciurrently rated as Outstanding by Ofsted (2011).

They have a well-equipped and furnished classrooms, a networked information and communications technology (ICT) suite, interactive whiteboards, a children’s reference library and a multi-purpose hall. The children enjoy a range of outdoor facilities too, including an attractive and well-maintained pond and wildlife area, a garden specially designed for its appeal to the spectrum of senses and plenty of mature trees. 

Children who attend Highfield Infants' School have a guaranteed place at Highfield Junior School where they continue their education from Year 3 to Year 6.  Ofsted page/reports here.
 
Admission is via the Bromley Local Authority.

Head Teacher – Mrs Ann Golding

Highfield Infants’ School
Highfield Drive
Shortlands,
Bromley
Kent BR2 0RX

Tel: 020 8464 7804
E-mail: general.office@highfield-info.bromley.sch.uk
Website here

Information last updated October 2012 

Schools in focus 3 - St Mark's Church of England Primary School

St Mark’s school is a Voluntary Aided Co-educational Church of England Primary School for children aged 5 – 11 years. It is a two form entry school with 406 pupils in 7 year groups. It was founded in 1871 by Christian people who wanted to serve the local community here in South Bromley. They maintain close links with St Mark’s Church and are administered jointly by the Diocese of Rochester, The Parish of St Mark, the Local Education Authority (LEA), Parents and Staff. As a Church Aided School, however, the majority of the Governing Body are Foundation Governors who represent the Church. They have a slightly different admission procedure to most other schools where they try to admit children of all local parents who wish a church school education
The School benefits from a new reception block which opened in 2003, as well as a Music Room, a Food Technology Room, a Media Suite and an information and Communication Technology Suite. There are also two halls – the Performing Arts Studio and The Gymnasium.

The School is situated close to Bromley South mainline station and numerous bus routes.
Head Teacher: Mrs K Owbridge B.A.(Hons) QTS, NPQH

St Mark’s Church of England (Aided) _____Tel: 020 8460 0524
Primary School _______________________E-mail: admin@st-marks.bromley.sch.uk
Aylesbury Road _______________________Website: http://www.st-marks.bromley.sch.uk/
Bromley. BR2 0QR

Schools in focus 2 - Valley Primary School, Bromley

Valley Primary School is a popular two form entry school which has recently benefitted from a £1.75 million refurb and new build programme. The facilities are excellent and include two libraries, two computer suites, a sports hall, and a drama/music studio. It benefits from a 12-acre site including a conservation area and extensive playing fields.
The School is situated in Shortlands, close to the centre of Bromley and is easily reached by British Rail (Shortlands Station) or by bus (227 or 358).
Head Teacher: Mrs S.F.Head

Valley Primary School ___________Tel: 020 8460 1121
Beckenham Lane _______________E-mail: admin@vally.bromley.sch.uk
Bromley ______________________Website: http://www.valley.bromley.sch.uk/
Kent BR2 0DA

Schools in focus 1 - Highfield Junior School, Beckenham

Highfield Junior School is a mixed, Foundation Junior School catering for pupils between the ages of 7 and 11 years. Pupils are admitted at the beginning of the academic year in which they will reach their 8th birthday. Highfield is one of the most sought after schools in the South East.
The school is situated in South Hill Road, in a pleasant residential area less than a mile from the centre of Bromley. There are currently 381 children on roll accommodated in twelve classrooms. There is also a maths room, PSHE room, a library, a conference room, a music room and a computer room installed with thirty-two new computers. The school has a large hall, tuition rooms, a cooking area and a medical room. The spacious school grounds contain three hard playgrounds, an adventure trail, willow sculptures, shaded areas and a large playing field with pavillion on site.
A daily Breakfast and After School Club is run for both infant and junior children during term-time. Acting Head Teacher: Mrs Karen Bigg

Highfield Junior School __________Tel: 020 8460 2597
South Hill Road ________________E-mail: admin@highfield-jun.bromley.sch.uk
Shortlands, Bromley
Kent. BR2 0RL