Northfields

How to Choose a Good Estate Agent

Your property is one of the biggest investments you have.  Whether you are selling or letting your property, you want to protect that investment by choosing the right agent.  How do you go about doing it?

Recommendations

Ask your neighbours and friends if they have had any experience with local agents.  Word of mouth is a very valuable tool for establishing an agent's reputation.  86% of our business comes from personal recommendation.

For Sale or For Let Boards

Estate agents with a lot of For Sale or For Let boards in your area may be an indication that the agent is successful, but don't make a decision based on that alone. Keep in mind that the agents with the most boards may have attracted so many sellers or landlords due to overly inflated valuations and you need an agent who will be honest with you about what price your property can realistically achieve. 

Have a look at the agents website or property portals

Use www.findaproperty.com or www.rightmove.co.uk or the agent's own website (our website is www.northfields.co.uk) to check which estate agents are most active in your neighbourhood or street. Which estate agents are selling properties similar to yours? How well do they present their properties? Do the properties featured have pictures, floorplans, and well written details?

Check the local press

Do they advertise in the local press and in local magazines?

Mystery shop the agent

Pop into the agent's office pretending to be a buyer. What kind of service do you receive?  Is the registration process thorough?  What properties are offered to you?  Does the agent know the area and market?  Do you feel confident that the agent will be looking after your property?

Northfields regularly employs professional mystery shoppers to audit our service to ensure that we are continually offering top notch service and to ensure that our training is working.

Look for membership in professional bodies

Northfields are bound by the strict rules and high standards demanded by the National Association of Estate Agents (NAEA), the National Approved Letting Scheme (NALS) and the Ombudsman scheme. Just as you would choose an ABTA travel agent, you protect yourself from sharp practice and guarantee expertise by using an estate agent with membership of these organisations.

Look for industry awards

The awards we have won for training and developing our people and for our unmatched lettings service are evidence of our dedication to achieving top quality standards, and to providing our customers with outstanding expertise and service. Click here to see which awards we have won. 

Northfields Estate Agents are delighted to announce that further to their success last year scooping the prestigious Best Independent Estate Agency of the Year at The Negotiator Awards 2008, we have been shortlisted as finalists for another THREE more awards in 2009. Read about our latest award nominations here.

Have a valuation

Invite the agent to your home to value it.  Northfields offers free, no obligation valuations, so you have nothing to lose.  See whether the agent takes the time to look at your home.  Has the agent done their homework and provided you with information regarding properties in your area similar to yours?  Do they seem knowledgeable about the market and the area?  Click here to read our article on the Top 4 Questions to Ask an Estate Agent at a Valuation here.

To request your free valuation, click here or call 0208 840 6666 now.

Up and Coming Areas: Brentford

Why is Brentford an area to watch?

Northfields has experienced a high demand for properties in Brentford.  The increased interest in the are is the result of an extensive regeneration programme which is set to increase the value of homes in the area. The area boasts both more traditional homes giving the area character and new developments which create a modern sense of polish ad luxury.  Among these newer developments is the stunning Ferry Quays apartments which afford waterside views.  Other developments on the River Brent and Grand Union Canal are also popular.  Barratt Homes are currently developing The Great West Quarter, a modern development including 800 residential homes, retail shops, piazzas, a Hotel and art gallery.  This exciting new development is sure to give the area an even bigger boost.

Community Feel

The regeneration project in Brentford has created a vibrant community with a mix of retail and residential areas along the waterside where well known and independent shops cafes and restaurants are all available.  Brentford residents can also take advantage of the local leisure centre, a thriving theatre, the Steam and Musical Museums, as well as enjoy the success of local football club Brentford FC.  Kew Gardens, Syon House and Gunnersbury Park are also nearby.

Local families highly recommend Green Dragon and Strand on the Green Primary Schools

Transport

Brentford is situated on the A4/M4 corridor, home to many blue-chip companies, including Sky and Glaxo Smith Kline.  It also boasts major motorway links to the M4, M25 and M3 and easy access to Heathrow Airport which is just 12 miles away.

Brentford is nestled between Chiwick, Richmond, Kew, and Ealing making road and public access to these areas extremely easy.

Rail links include Brentford (National Rail, Zone 4), Boston Manor (Piccadilly Line, Zone 4) and Gunnersbury Station (District Line and National Rail, Zone 3). 

Interested in renting or buying in this area?  Call us on 0208 840 6666.

Why Use an Estate Agent? Why Not Sell or Let Privately?

Estate Agency is not among the most loved of professions generally.  Had Shakespeare been writing in the modern day he may in fact have penned 'First let's kill all the estate agents' instead of 'First let's kill all the lawyers'. and the line would surely have won a few laughs. 

While certainly by selling or letting your home privately you will save some money on estate agency fees there are many other factors to consider using an estate agent.

A database full of potential buyers
Estate agents have buyers and tenants registered with records detailing exactly what the buyer or prospective tenant is searching for.  When you instruct an estate agent you get access to this goldmine of contacts and can potentially have viewings on your property immediately; thereby making it more likely that achieve a quick sale or let.

Marketing expertise and power
As a private individual you are unlikely to have the marketing reach that an established estate agent does.  Northfields Estates invests heavily in marketing, using a wide range of marketing tools to ensure that your property gets the maximum exposure to achieve the best price.  Here are some of the methods that Northfields Estates employs:

 - On the Internet, via our own website www.northfields.co.uk and major property portals like www.findaproperty.com, www.rightmove.co.uk, www.propertylive.co.uk, www.zoomf.com, just to name a few

- the most up-to-date agents will be using social networking sites like Facebook and Twitter as well as blogging to market properties

- 'For sale' board at your property

- adverts in the windows of the local branch 

- Adverts in newspapers and magazines

- regular e-mail marketing to registered applicants

- fliers via post 

In short, estate agents have the capacity to make sure your property is seen by the right buyers, wherever they might be.

Managing and conducting viewings
Your estate agent acts as the liaison between the potential buyers or tenant and you to arrange viewings of your property. The majority will also be present at the viewing to 'sell' your home to the interested parties, as well as being on hand to answer questions that may arise.

After a viewing has taken place, the estate agent should contact you with an update of how the viewing went and give you any useful feedback. Should your property remain on the market for longer than you hoped you will need to know what is stopping people from making an offer.  Do they hate the colour of the rooms and you should repaint?  Is the price too high?  You are unlikely to receive honest and constructive feedback about what the potential buyer or tenant thinks of your property if you yourself conduct the viewings.

Advice and guidance
Should any difficulties or problems arise throughout the selling process, your estate agent will provide you with advice for the best course of action and guidance to overcome any obstacles that may be blocking a quick sale of your property. 

Managing the sales process
A good estate agent will regularly check up and down the property chain, and with the solicitors, to make sure everything is running smoothly for the sale of your property - this process is called sales progression.  At Northfields Estates we have a dedicated and experienced sales progressor whose sole focus is ensuring that your sale proceeds to a successful completion, taking away many of the stresses and strains of the task for you.

Negotiating with the buyer
One particular advantage of using an estate agent is that you don't have to negotiate directly with the buyers, which may cause embarrassment and awkwardness for the more faint-hearted and may weaken your bargaining position. Some argue that the emotional contact with sellers that selling privately can entail might means you miss out on the best price for your property. 

On top of that there is the practical concern that you may not want to participate in fraught negotiations with a buyer or tenant during the middle of your Sunday dinner nor do you want the constantly ringing phone to wake up your fractious toddler.   Your estate agent will be well equipped to manage the negotiation on your behalf and to answer queries for you.

Added Security

Another plus of using estate agents is the added security. A good agent will check that your potential buyers or tenants are who they say they are and are able to pay for the purchase or rent.

Peter Bolton King, chief executive of the National Association of Estate Agents, was quoted as saying: 'The average person on the street has no way of checking someone's identity and their story.'

The Bottom Line

It is also worth noting that sellers and landlords will often recoup the costs of using an agent because the agents are experts at negotiating and will achieve a better price for your property.     

However, given that there are not a great deal of mandatory codes of practice in estate agency, it is understandable why some people think the worst of estate agents.  To protect yourself from sharp practice choose an estate agent that voluntarily belongs to professional bodies.  Northfields Estates are bound by the strict rules and high standards demanded by the National Association of Estate Agents (NAEA), the National Approved Letting Scheme (NALS) and the Ombudsman scheme. Just as you would choose an ABTA travel agent, you protect yourself and guarantee expertise by using an estate agent with membership of these organisations.

Call Northfields today to find out what your property is worth and how we can help you achieve that price, call 0208 840 6666or register online here for your free valuation.

Top Reason for Moving House - Lack of Space

The Co-operative Bank released a survey recently siting that with growing signs of consumer confidence in the housing market, over half of people (54%) are becoming more optimistic about the housing market recently, and a third of people (29%) stating that this optimism has started since the month of August.

John Hughes, Director of Retail Banking for The Co-operative Bank comments: “With much speculation about green shoots of recovery in the housing market, the findings do indicate that consumer optimism is starting to return, although there clearly still remains some way to go.”

The tactics being used to sell a property at the moment are wide ranging.  Just under half of people are repainting the house (49%) with other popular methods including throwing in extras such as furniture (11%) and looking at selling via additional routes such as a private sale (10%).

The more amusing part of the recent research carried out by the survey shows the extent to which some sellers are willing to go to make sure that their home sells in the current climate, including sending away pets for viewings (10%), adopting feng shui layout techniques (5%), and borrowing a more expensive car to park in front of the property for viewings (2%). It is a shame that the survey did not include any figures on how successful these less conventional techniques have been.

The research also shows a range of reasons for people wanting to move house at the moment. More than a quarter of people are looking for more space (27%), and one in five either just need a change (21%) or are finding that the next rung up on the ladder is much cheaper at the moment (20%).

Other reasons sited by the respondents in the survey when asked "Why are you looking to move at the moment? " were as follows:  
1. Need more space 27%
2. Ready for a change 21%
3. Properties that are the next step up on the ladder are now significantly cheaper 20%
4. Starting / Expanding a family 17%
5. The market looks like it is starting to pick up 13%
6. Renting feels like throwing money away 12%
7. For a job / to improve my career prospects 9%
8. Looking to downsize 8%
9. To move nearer good schools 7%
10. Struggling to afford where I live now 7%

What is your reason for wanting to move?  Call us on 0208 840 6666to register and tell us why.  Or register online here.

Repairs to Rental Property: Who is Responsible for What

Unless the tenancy has a fixed term of more than seven years, the landlord is responsible under the Landlord and Tenant Act 1985.

The landlord is responsible for repairs to:

- the structure and exterior of the dwelling

- basins, sinks, baths and other sanitary installations in the dwelling and

- heating and hot water installations

- the remaining repairing provisions of this Act apply to tenancies but not to licences

The landlord is not usually responsible for:

- damage caused by the tenant

- rebuilding the property in cases of damage by fire, flood or other accident

- anything which the tenant has a right to take away unless, in some circumstances, the damage was caused as a result of the landlord’s failure to carry out his or her repairing obligations.

Other responsibilities

Gas Safety

The landlord is required by the Gas Safety (Installation and Use) Regulations 1998 to ensure that all gas appliances are maintained in good order and that an annual safety check is carried out by a registered engineer 

The tenant is responsible for maintaining gas appliances which he or she is entitled to take with him or her at the end of the letting.

Electrical Safety

The landlord should ensure that the electrical installation (fixed wiring, etc) and any electrical appliances supplied (cookers, kettles, toasters, washing machines, immersion heaters, etc) are safe to use.  The Landlord and Tenant Act 1985 requires the landlord to ensure the electrical installation is safe when the tenancy begins and that it is maintained in a safe condition throughout that tenancy. One way of ensuring safety is to undertake a regular formal inspection of the installation, looking for any obvious signs of damage such as damaged cables, sockets showing scorch marks, etc. At Northfields Estates we undertake regular property inspections as part of our Property Management service to make this easier for landlords. 

If the landlord provides any electrical appliances as part of the tenancy the Electrical Equipment (Safety) Regulations 1994 require him or her to ensure the appliances are safe when first supplied. Each time the property is re-let, it will be classed as supplying to that tenant for the first time.  The landlord therefore needs to maintain the electrical equipment he or she supplies, taking reasonably practicable precautions to ensure the appliances are safe. A combination of formal visual inspection and combined inspection and testing should help achieve this.

Fire safety of furniture and furnishings

The landlord must ensure that any furniture and furnishings he or she supplies meets the fire resistance requirements in the Furniture and Furnishings (Fire) (Safety) Regulations 1988, unless he or she is letting on a temporary basis while, for example, working away from home. The regulations apply if the let is for a longer period or for a series of lets, where the property is regarded primarily as a source of income rather than a home.

The regulations set levels of fire resistance for domestic upholstered furniture. All new and second-hand furniture provided in accommodation that is let for the first time, or replacement furniture in existing let accommodation, must meet the fire resistance requirements unless it was made before 1950. Most furniture will have a manufacturer’s label on it saying if it meets the requirements.

What are the tenant’s responsibilities?

Under common law, a tenant must use the property in a responsible way. He or she must take proper care of it. For example, he or she should turn off the water if there is a risk of burst pipes when he or she is going away and unblock the sink when it is clogged up by waste. He or she should not damage the property and should make sure that any guests do not damage the property. If they do, he or she may be responsible for the damage.

Apart from his or her duty to take care of the property, the tenant generally only has to do repairs if the terms of his or her tenancy agreement say that he or she must. He or she cannot, under the terms of the tenancy agreement, be made to do repairs for which the landlord is by law responsible.

What happens if there is no written tenancy agreement?

A verbal agreement is subject to the law on repairs just like a written agreement, and the same provisions will apply. It is a good idea, though, to get any agreement set out in writing.  This is one of the many reasons using an estate agent for to arrange for letting your property can be beneficial and worth that little bit of extra money.

As a tenant, who do you contact to get repairs done?

It depends.  If you let the property through an estate agent it does not necessary mean that the estate agent will carry out repairs.   The property might be a 'straight let' which means that you contact the landlord directly to ask them to carry out repairs.

However, if the property is managed it means that you would call the estate agent to organise repairs.  In the case of Northfields Estates, we have a dedicated and experienced Property Management team to handle any problems that may arise. 

Be sure to clarify what arrangement your landlord has made for repairs before signing your tenancy agreement.  We find that many tenants prefer properties that are fully managed as it is so much more convenient for them. 

Overwhelmed by the Required Repairs and Legislation?

For many landlords the sheer amount of responsibility and ever-changing legislation can be overwhelming.  If you find yourself reading through these responsibilities and feeling that sinking feeling, why not allow the professionals to handle it.  Call our property management team on 0208 567 6660 or e-mail propertymanagement@northfields.co.uk for more information on our services.

This post does not give an authoritative interpretation of the law; only the courts can do that. Nor does it cover every case. If you are in doubt about your legal rights or obligations you should ask for information from a Citizens Advice Bureau or see a solicitor. .

Why use a Property Management Service?

Managing a property can be stressful

Do you have what it takes to run a rental property? If this is your first foray into property management, you could find yourself in over your head. Collecting rent may sound easy, but in reality, it can be tough. If you are not familiar with rent collection, you can quickly find that your tenants are taking advantage of your inexperience.

Managing a Property is time consuming

In addition to rent collection, day-to-day maintenance of a rental property can be tiring. If you are not operating your property as a full-time job, you may not have the time to address tenant concerns and repairs in a timely manner. This may make hiring a property management company an excellent choice.

You may not be near enough to your property to look after it properly

Where is your rental property located? If you have purchased a rental property near your home or place of business, you'll be able to keep an eye on the property. However, if your rental property is far away, you'll be loath to travel to it to deal with the inevitable problems that arise. If you're unable to inspect the property on a regular basis and handle any issues that may arise, finding a local property management company could be the answer.  The majority of our overseas landlords take advantage of our property management service. 

You may not know the best contractors and suppliers

Our property management team have relationships with dependable, professional contractors, so we can ensure that you are getting the best service for the best price and that your property is in the right hands.

You may not be aware of all of your legal obligations

Legislation is constantly changing and you may not be aware of all your obligations.  Did you know that your property needs a valid gas safety certificate?  Did you realise that you now need an Energy Performance Certificate?  The extra money invested in a property management service is surely worth avoiding fines and aggravation.  The extra fees for a property manager may in fact be less than the fines should you be found to be in violation of your legal obligations as a landlord.

Find out how Northfields can help take the stress out of owning rental property by calling our Property Management team on 0208 567 6660 or by e-mailing propertymanagement@northfields.co.uk.

Ask the Agent: What do the Energy Performance Certificates (EPC) Mean?

All properties put up for sale or let now require Energy Performance Certificates (EPC).  An EPC provides a rating of a property'senergy efficiency, running costs and environmental impact rating (carbon emissions) based on the property'scondition on a given date. In addition, the EPC identifies energy saving improvements that can be undertaken to improve the energy efficiency of the property, reducing the running costs and in-turn reducing the carbon emissions of the property. The EPC assessment results are shown by the use of performance charts similar to those used for domestic appliances such as fridges, freezers, washers etc. A sliding scale of ‘A’ to ‘G’ is used, where ‘A’ can be equated to being the most energy efficient and ‘G’ being less efficient.

Example of an Energy Performance Certificate (EPC) charts.

 

 

These charts are shown on sales property particulars and website adverts for sales properties and are alsoincluded in the full Energy Performance Certificate.  If you are buying a property and want to view the full EPC report and all its recommendations, you can request to see the Home Information Pack which includes the EPC.  For lettings, you may request to see the EPC report which all landlords are required to have available for prospective tenants.

Why would you want to see the EPC?

The report includes recommendations for improvements and suggestions are made about what could be done to the property to reduce running costs, in-turn reducing the carbon emissions and improve the overall rating of a property.

Shortly after Home Information Packs and EPCs were introduced in September 2007, the government found that average four bedroom homes score an 'E' energy rating, according to a survey from the introduction of Energy Performance Certificates (EPCs) and Home Information Packs (HIPs). New information six weeks after the launch of EPCs and HIPs, showed that average four bedroom homes and above could save hundreds of pounds off heating, lighting, and water bills. Most homes 4 bedroom homes were found to receive an 'E' rating in their EPCs on the A-G scale, but this could potentially rise to a 'C' if consumers undertake measures recommended in the certificates, such as loft and cavity wall insulation.

The early findings came from a snapshot survey of energy assessors and EPCs provided since the launch of HIPs, which showed that average 4 bedroom homes were being rated 'E' and could typically save £180 on heating, £60 on lighting and £30 on hot water bills, a year. The top 5 recommendations given by assessors for improving energy efficiency have been: cavity wall insulation, changing to low energy lighting, putting thermostatic valves on radiators, loft insulation, and double glazing.

Typical 'green grants' of £100 to £300 for energy saving improvements like loft insulation are available to many home owners from energy suppliers as part of their legal obligations introduced by the government to improve energy efficiency. Consumers can now access details of green grants and offers by tapping in their postcode on the Energy Saving Trust's website.

If you are selling your property and would like us to arrange foran EPC to be created as part of the Home Information Pack required when selling property or if you are letting a property and would like us to arrange for an EPC to be undertaken for you, please call us on 0208 840 6666.
  
  
 

Ask the Agent: What is the Property Misdescriptions Act?

"5 minute walk from the tube station"  might seem like an innocuous claim to make a on a set of property details.  However, who says it is five minutes?  Kelly Holmes might be able to make it, but what about a mother with a push chair, plus two kids in tow and their dog?  How about an elderly person with a walking stick?  One person's 5 minutes is not necessarily another person's 5 minutes.  In fact, these kinds of very specific assertions could be found to be in violation of the Property Misdescriptions Act (PMA) if stated about a property for sale.     

The Property Misdescription Act 1991 came into force in April 1993 after 33 'prescribed matters' that had the potential to be misdescribed or listed on properties for sale. Amongst these matters are location, address, aspect, proximity to service, accommodation, size or measurements, fixtures and fittings and physical and structural characteristics. The Act makes it an offence to make false or misleading statements in the course of estate agency, in regards to selling property.

The offence is one of strict liability; in other words even if the estate agent did not intend to be false or misleading they are still held liable for the false or misleading statements.

The statement can be made verbally or in writing.  It can also be made by pictures and scale models. For example, if photographs of a property featured in advertising were touched up to cover cracks in the walls, this would be false and misleading.

The extent to which a statement is false must be material but it is possible for a statement to be misleading without actually being false if a reasonable person would draw a false inference from it - the "5 minutes walk from the station" is a good example.  If it really would reasonably take the athleticism of Kelly Holmes to make it to the station in 5 minutes that would be misleading.  Equally a statement may be misleading if it is incomplete.

The Act does not create a duty to volunteer information however. It imposes an obligation to ensure that any details which are given are accurate.  In effect, it is better for an estate agent not to state something that they are unsure of rather than to get it wrong.  For example, if the main property is fully glazed throughout, but the property includes an outside toilet which is not fully glazed it is better to say nothing at all about the double glazing so as not to be misleading.

The Property Misdescriptions Act seems to apply to Estate Agents, how does it affect me?

If you are selling your property:

Well, if you are a seller you may be asked to look over the property details created by the agent to ensure that you feel they are accurate and in no way mis-lead the potential buyer.  It is our normal practice at Northfields Estates to ask all sellers to sign a copy of the details to verify that you have checked them over and then to send them back to us.  By signing these details you as the seller are still not liable under the PMA, however, should a claim be made that the details were false or misleading then the signed details can be produced at court to show 'due diligence', that is, that every effort was made to ensure that the details were correct.

You might also be puzzled as to why your estate agent chooses to state things on the details the way that they have.  For example, if you have always managed to walk from the station to your property within 5 minutes, you may perceive this as perfectly reasonable and a desirable feature to have on your property details.  However, it may be far safer to put a more generic statement like, 'Within walking distance' on the details so as not to cause problems with potential buyers.  It would be very disappointing for you as the seller if a buyer were to pull out of an agreed sale because they found that a detail like this was not as they expected.

As the seller,you should pay special attention to details like the length of the lease, the ground rent and service charges.  Although your estate agent should be checking Land Registry documents for verification of these details, it is good practice to ensure that these very important elements are correct.  A good example of when this is especially important is when you as the seller are having the lease extended to make your property more saleable.  At Northfields Estates we will not put the lease details on property particulars until the extension is complete in case something goes wrong with the process.  In cases like this, the lease terms on Northfields details will simply read, "To be advised by vendor's solicitor'.  Again, you would not want to lose your buyer because they thought the lease extension was entirely complete at the time of their offer.

So as a seller it is worthwhile paying close attention to how your property is being described and ensuring that everything is correct to the best of your knowledge.

If you are buying a property:

The Property Misdescriptions Act was created to protect the buyer's interests.  If you bought a property assuming that you were getting the property as described you may be disappointed at least and stand to lose value on your newly purchased home at worst.  However, keep in mind that all estate agents are not created equal.  Many estate agents are not regulated by professional bodies and many do not give their staff adequate training before letting them compose property details.  It is in your best interest to look for an estate agent, like Northfields Estates, who are members of professional bodiessuch as the NAEA and the Ombudsman.  It is also helpful to know that your estate agent invests time in training their staff.  Northfields has twice won national industry awards specifically for training. 

As a buyer it is also essential that you use a very reliable solicitor who will, as part of their searches, verify many of the details given about the property.  Ensure that the solicitor you choose works on a no sale, no fee basis - should the worst occur and the solicitor finds a false or misleading statement has been made, you can choose to withdraw from the sale without losing money.  If you need help finding a good conveyancing solicitor who works on a no sale, no fee basis, we would be happy to recommend someone for you.  Call us now on 0208 840 6666.