Northfields

When is it the Right Time to Buy Property?

As house prices fluctuate up and down, with the market ever changing, it can be difficult to decide when to buy a property.  Peter Bolton King, of the National Association of Estate Agents (NAEA), a professional regulatory body of which Northfields is a member, shares his thoughts in this video:

Click the linik to see what properties are availabe for sale right now in West London to help you decide if now is the time to move. 

If you have decided to move, register your details now with Northfields to make sure that you don't miss out on any new instructions.  Click here to register.

Ask the Agent: When is the Lease on my Property Considered Short?

First of all, it is important to understand what a lease on a property is.  A lease is a term during which you have the right to occupy a property (usually a flat).  That term can be set at 99, 125 or even 999 years. For more information on the difference between a leasehold and a freehold property click the following link to read an article explaining the difference in the various property titles. 

So if a lease is usually 99-999 years long when is a lease considered too short? 

Generally speaking, a lease of 60- 70 years or less is considered short and it will affect the price of your property.

Extending your Lease

Provided that you have owned your property for at least two years, you have a right to extend your lease for an additional 90 years at a peppercorn (zero) ground rent.

How Much will a Lease Extension Cost?

The calculations are complex and, to ensure you get a fair deal, it makes sense to use the services of an experienced surveyor. The surveyor will base the calculation on the value of your flat, the level of your rent, and how long the lease has to run. In effect you pay:

1. Compensation to the Landlord for loss of rent payable for the remaining term of the existing lease.

2. Compensation to the Landlord for deferring the return of the flat to him by 90 years.

3. Half of what is known as “marriage value”. This is the amount by which the value of the new lease exceeds the combined value of your and the Landlord’s current interests. Marriage value is only payable where the existing lease has less than 80 years to run.

Most surveyors will give you a high and low price; the final price is likely to be somewhere in between.

How the Process Works

Using a conveyancing solicitor, you serve a notice to the Landlord specifying the price you propose to pay for your new lease. The price must be realistic or your notice will be invalid. You must give the Landlord two months to serve a counter-notice saying whether they admit your right to a new lease and, if so, on what terms. Your Landlord can ask you to prove your ownership of the flat and pay a 10% deposit of the sum you’ve proposed for the new lease.

The Landlord must serve a counter-notice by the date you specified stating whether your entitlement to a new lease is admitted and, if so, setting out any counter-proposals for the price of the new lease. If the counter-notice denies entitlement to a new lease it must explain why. The Landlord must then commence proceedings in a county court within two months for a declaration that you are not entitled to a new lease. If the Landlord fails to serve a counter-notice you are entitled to apply to a county court for an order declaring entitlement to a new lease on the terms proposed.

In most cases the price and terms are agreed between lease-holder and Landlord. If you can’t agree, two months after the counter-notice has been served, you can apply to the Leasehold Valuation Tribunal (LVT) to determine these matters for you.

Once terms have been agreed or determined by the LVT, you follow a relatively straightforward conveyancing process with the new lease being granted to you by the Landlord and being registered at the Land Registry.

How long will the process take?

If it is necessary to have terms determined by the LVT the process will take approximately 10 – 12 months.

What happens when the Freeholder (Landlord) offers an extension on different terms?

You are under no obligation to accept and it’s seldom to your advantage to do so. A commercially minded Freeholder is likely to try and maximise his/her return. Tip: The advice of a qualified surveyor is invaluable.

How is the premium for the lease extension calculated?

Although the law sets out a methodology that both parties must follow, there’s considerable scope for variation, and it is quite usual for the respective sides to come up with widely varying figures. A surveyor acting for the Freeholder is likely to use valuation tolerances in the interests of his/her client. Where a lease term falls beneath 80 years, the basis of valuation includes a “marriage value” which will increase the level of premium payable, sometimes by a significant amount. Tip: Ensure you have the expertise of an experienced solicitor early on in the process.

What happens if the parties can’t agree a figure?

The parties can involve an Leasehold Valuation Tribunal. These are relatively low-cost hearings whose primary purpose is to determine the appropriate level of premium that should be paid. Tip: Put forward a realistic price at the outset; unrealistic figures are routinely set aside at tribunal.

What costs are involved in going to Tribunal?

The Leaseholder bears the Freeholder’s reasonable legal and valuation costs as well as his/her own. This includes professional fees (e.g. solicitors and surveyors) and other expenses paid because of the transaction. It does not include costs which are paid because of an appearance before the LVT. If the costs are believed to be unreasonable an LVT can be asked to make a determination. Tip: seeking independent advice from solicitors and surveyors is likely to save money.

My lease still has more than 60 years to go – why would I want a new lease?

Your lease loses value as it gets shorter. Many building societies and banks won’t give mortgages on flats with leases of less than 70 years. You may have difficulty selling your flat or realising its full value without a new lease. Tip:  leaving the lease to drop lower often means more expense in the long term.

I rent out my flat but have never occupied it. Can I still get a new lease?

Yes, although there used to be a three year residence requirement to qualify for a new lease that has now been abolished and replaced by a two year ownership requirement.

I am in the process of buying a flat and want a new lease. Will I have to wait until I’ve owned the flat for 2 years before I can get a new lease?

No, provided your vendor has owned the flat for at least two years he/she can serve a notice claiming a new lease and then assign the benefit of the notice to you at the same time as you complete the
purchase of the flat.

My mother was planning to extend the lease of her flat but never got round to it. As executor of her estate can I apply for a new lease?

Yes, if she owned the flat for at least two years you can apply for a new lease provided you do so within two years of probate being granted.

Where do I go for advice on lease extensions?

At Northfields we work very closely with experienced local solicitors and surveyors who specialise in lease extensions. We’d be happy to recommend someone to you. If you would like further property advice in relation to selling or letting we’d be delighted to help.  Call us on 0208 840 6666 or contact us at sales@northfields.co.uk

Five to View: Properties for Sale in Hanwell W7

Hanwell is an upcoming area and Northfields have had particular success with selling properties in W7.  Want to see why Hanwell is so hot?  Ready this article on up and coming areas in West London for an idea of what makes Hanwell desirable.  Whatever type of property you are after Northfields has the property in Hanwell for you.

1.  One with a Long Lease

 
A beautifully decorated two bedroom first floor conversion flat with the added bonuses of no onward chain and a lease in excess of 100+ years. 

The Property for sale:  2 bedroom conversion

Where:  Cambridge Road, Hanwell W7

The Price:  £225,000

Click on the link to see more photos, floorplans and information on this property for sale in W7 or to book your viewing online.

2.  One with a Brand New Lease

 
A one double bedroom first floor conversion flat coming to the market with a new lease being issued.  It is difficult to decide which is the most exciting feature on this flat: the shiny wood floors, the gorgeous eat-in kitchen, the bay window in the reception area, the storage in the loft?  Book a viewing and decide for yourself.

The Property for sale:  1 bedroom conversion flat

Where:  Oaklands Road, Hanwell W7

The Price:  £235,000

Click on the link to see more photos, floorplans and information on this flat for sale in Han wellor to book your viewing online.

3.  One in a Popular School Catchment Area

 
An Edwardian family home  with an enviable location: the shops and amenities of both Northfield Avenue and Boston Manor Road ( Piccadilly Line Tube stations) are nearby, it is within the Oaklands School Catchment area and the home is moments away from the open spaces of Elthorne Park.  Did we mention the gorgeous eat-in kitchen that leads to a South facing garden?

The Property for sale:  3 bedroom family house

Where:  Elthorne Avenue, Hanwell W7

The Price:  £439,950

Click on the link to see more photos, floorplans and information on this house for sale in W7 or to book your viewing online.

4.  One with an Outstanding Open Plan Kitchen

 
One of the highlights of this three bedroom terrace house is a spectacular 22' extended open plan kitchen/diner leading onto a large West facing garden with boasts a spacious office and storage area, providing yet more space.

The Property for sale: 3 bedroom house

Where:  Croft Gardens, Hanwell W7

The Price:  £540,000

Click on the link to see more photos, floorplans and information on this property for sale in Croft Gardens or to book your viewing online.

5.  One with a Garage

 

You couldn't ask for more with this property:  popular road, large amounts of living space, close to Boston Manor (Piccadilly Line) tube station, five bedrooms, off street parking for two cars and a garage.

The Property for sale:  5 bedroom, 2 bathroom, 2 reception room house

Where:  Clitherow Avenue, Hanwell W7

The Price:  £625,000

Click on the link to see more photos, floorplans and information on this house for sale in W7or to book your viewing online.

If you are interested in seeing more properties that Northfields has to offer in Hanwell, click the link.

Northfields has such success selling properties in Hanwell that we are always looking for properties in this area, to find out how much your property in Hanwell is worth, call us on 0208 840 6666 to arrange your free valuation or click here to request your valuation online.

Three Mistakes Home Owners Make when Selling Their Home

When you are selling your home you want to make sure that you get the best price and quickest sale that you can for your property.  However, sometimes in their eagerness to achieve that end, some home owners make a few easy to avoid mistakes.

1.  Sticking Around for the Viewing

Although some estate agents do what is referred to as "unaccompanied viewings" where the estate agent does not attend the viewing themselves and allows the homeowner to show a prospective buyer around the property, Northfields Estates does not recommend this option.  At Northfields, a negotiator will always attend the viewing to show a buyer around.  In fact, the owner's presence at the viewing can actually have a detrimental effect.  How is a prospective buyer to express their true opinion of a property with the homeowner present?  It is difficult for the buyer to say that the location is turning them off or that they are having trouble seeing past the hideous colours that the property has been painted.  Nobody wants to offend the homeowners.  However, it is necessary that your estate agents knows exactly why the buyer does not like the property so that the objection can be overcome. 

If the same objection comes up over and over again from every prospective buyer that views the property then we may encourage the homeowner to make a change.  If the problem is that the current decor is stopping people from making offers then it might be worthwhile for the home seller to paint the property in neutral colours.  If location is constantly brought up as a negative quality in the property then a drop in price might help buyers overcome their objection.

Whatever the issue, we need to know what is preventing prospective buyers from offering for your property and the need to be polite might keep those buyers from revealing the truth of their objections if the homeowner is right there to hear it, warts and all.

2.  Limiting the Estate Agent's Access to the Property

As estate agents we do understand that having to keep your property in a constant state of presentability and then having strangers continually tromping through your property can be inconvenient and tiring.  It can be especially hard if you have a young family, work from home or are very busy.  

Given that having viewings can be stressful, it is best to get the property under offer as quickly as possible.  The best way to do that, is to try and give your estate agent as much access to the property as possible.  Giving your estate agent a copy of the keys and allowing viewings while you are out or at work is one way to ensure that they can get viewings booked and over with quickly.  We find that getting a prospective buyer out to view your property as soon as they register generally yields the best results - striking when the iron is hot.  In fact, at Nothfields most of our offers come from people who have registered within the last two weeks.

Of course it isn't always possible to book a viewing immediately, so another way that Northfields suggests to minimise disruption for our home sellers, while at the same time creating excitement about a property is to hold a "block viewing".  For a block viewing, a date and time range is set and as many viewings as possible are booked within that set time-frame.  This means that you don't have the inconvenience of having to prepare for each of those viewings separately.  Block viewings also increase the chances that several prospective buyers might compete for your property. 

As inconvenient as viewings may be,  they are a necessary to get your home sold as quickly as possible.  Those home owner's who make the most of their viewings by trying to give the estate agent the most convenient and quick viewings will find that they won't need to grin and bear it for quite as long.

3.  Assuming the Estate Agents Sets the Price

Although an estate agent will give you an indication of what your property might be worth at the valuation, the figures that the estate agent gives you are based on what they believe people will be willing to pay for your property in the current market.  While some agents will do you a dis-service and tell you an inflated figure that is what they think you want to hear, a good agent will be honest and base their valuation of your property on what price they feel the property will realistically fetch in the current climate.   The best agents will give you "comparables", properties that are similar to yours that have either recently sold or are currently on the market.  

Even with good research based on comparables, sometimes the price of a property needs to be adjusted after it goes on the market.  A good agent will ask everyone who views your property what they think the property is worth.  The feedback from actual people searching for your type of property is the best Litmus test of the market available.  So when your estate agent gives you that feedback from the viewings and recommends a price reduction,  remember that your property is only worth what other people are willing to pay for it.  As estate agents we want to get you the best price possible for your home, but at Northfields we also feel it is vital to be honest and realistic about what that price may be.

Want to know what your property might be worth in the current market?  Call Northfields today to arrange for your free valuation now on 0208 840 6666 or click the link to request your free property valuation online.

Flipsides of the Same Coin: Properties to Let with Open Plan or Separate Kitchens

Some tenants love an open plan kitchen.  With the kitchen over-looking the reception room, many people feel that it allows them to cook and entertain while still being part of the party and many parents love that it allows them to see their kids while making dinner.  While many tenants love the open plan concept there are others who hate the fact that their dirty dishes can be seen from their living space or dislike that food smells can so easily waft to the environs of the sofa.  Whether you need 4 bedrooms, 3, 2 or just the 1.  Northfields has a property for you.  Check out this selection of properties that are flip-sides of the open plan/separate kitchen coin.

4 Bedrooms

Open Plan

 
A stunning four bedroom house arranged over three floors and offering modern, spacious accommodation, including a huge dining area and open plan kitchen which leads to a well kept garden.

The Property for let:  4 bedroom house

Where:  Seaford Road, Ealing W13

The Price:  £1,850 pcm

Click on the link for more info on this four bedroom house for let including more photos and information or to book your viewing online.

Separate Kitchen

 
This four double bedroom house features a large separate kitchen/breakfast room.  The garden, parking for three cars and the short walk to the tube at North Acton and East Acton stations make this property a winning choice.

The Property for let:  4 bedroom house

Where:  Western Avenue, Acton W3

The Price:  £2,500 pcm

Click on the link for more info on this 4 bedroom house for let in Acton including more photos and information or to book your viewing online.

3 Bedrooms

Open Plan

 
This stunning three bedroom house features a gorgeous open plan kitchen overlooking the family room at the rear of the property.  For those times when you want the option of a separate reception area (so your great aunt can't see the dirty dishes), there is also a front reception room.

The Property for let:  3 bedroom family house

Where:  Oaklands Road, Hanwell W7

The Price:  £1,600 pcm

Click on the link for more info on this 3 bedroom property to let including more photos and information or to book your viewing online.

Separate Kitchen

 
A spacious and bright three bedroom flat with a separate kitchen and reception room and close to Hammersmith and Barons Court Tube Stations (Piccadilly and District Line).

The Property for let:  3 bedroom flat

Where:  Lillie Road, SW6

The Price:  £1,500 pcm

Click on the link for more info on this 3 bedroom flat for let including more photos and information or to book your viewing online.

2 Bedrooms

Open Plan

 
A two double bedroom ground floor church conversion apartment with an open plan kitchen looking over the lounge area.  This character property will wow you with its wood floors throughout as well as the newly refurbished bathroom with shower.  The allocated parking gives you convenience.

The Property for let:  2 bedroom apartment

Where:  St Aidans, Ealing W13

The Price:  £1,250 pcm

Click on the link for more info on this two bedroom flat for let in Ealing including more photos and information or to book your viewing online.

Separate Kitchen

 
This two bedroom property gives you a separate kitchen with new units and appliances to enjoy, not to mention a bathroom with bath and overhead shower, beautiful communal gardens and a convenient Ealing Broadway location.

The Property for let:  2 bedroom apartment

Where:  Craven Avenue, Ealing W5

The Price:  £1,100 pcm

Click on the link for more info on this 2 bedroom apartment in Ealing including more photos and information or to book your viewing online.

1 Bedroom

Open Plan

 

This 2nd floor one bedroom apartment features a stunning open plan kitchen which looks out onto the reception room.  The private balcony and off street parking add to this flat's appeal.
 
The Property for let:  1 bedroom apartment

Where:  Tallow Road, Brentford TW8

The Price:  £1,225 pcm

Click on the link for more info on this 1 bedroom apartment to let in Brentford including more photos and information or to book your viewing online.

Separate Kitchen

 
A one bedroom house with off street parking, private garden, situated within walking distance to Northfields Tube Station (Piccadilly line).  And let's not forget the spacious reception room and separate kitchen.

The Property for let:  1 bedroom house

Where:  Jefferson Close, Ealing W13

The Price:  £950 pcm

Click on the link for more info on this 1 bedroom house with garden in Ealing including more photos and information or to book your viewing online.

To see more properties for let ranging from open plan wonders to stunners with separate kitchens, click here to see everything Northfields has on offer.  Whatever your taste or needs Northfields' award winning lettings team has a property that you need to view today, so call to register your details to make sure that you don't miss out on your perfect property 0208 567 6660.

Ask the Agent: What is the Base Rate and What Does it Mean for Me?

Answer: The Bank of England Base Rate is the rate of interest used to manage the economy, hence it is likely to change from one month to the next. The changes in the Base Rate affect other interest rates - everything from mortgage rates to the interest earned on savings accounts.

You can visit the Bank of England website by clicking here to see what the base rate is at any time.

The Bank of England regulates the economy by changing the base rate to control inflation.  Each month the Bank announces whether or not it will change the base rate and to what figure.

When the Bank of England changes the base rate it is attempting to influence the overall level of expenditure in the economy. When the amount of money spent grows more quickly than the volume of output produced, inflation is the result. Changes to the base rate and therefore interest rates are used to control inflation.

The Bank of England sets a base interest rate at which it lends money to financial institutions (banks and building societies etc). This base rate then affects the whole range of interest rates set by commercial banks, building societies and other institutions for their own savers and borrowers. It also tends to affect other things which may affect your personal finances such as bonds and shares and the exchange rate.

A reduction in the base rate may cause interest rates to be lowered by banks making your savings earn less interest, but borrowing becomes more attractive as repayments are lower.  This situation stimulates spending. The opposite occurs when interest rates are increased.

Lower interest rates can boost house prices. Higher house prices enable existing home owners to extend their mortgages in order to finance more spending.

Higher share prices are also often a result of lower interest rates and results in a raise in a households’ wealth and again can encourage spending.

Changes in interest rates can also affect the exchange rate, but the results are less predictable.  In theory, an unexpected rise in the rate of interest in the UK when compared to other countries would give investors a higher return on their investments in the UK when compared to investments in other currencies which would make investing in pounds sterling more lucrative. Theoretically, increased investment should raise the value of sterling, reduce the price of imports, and reduce demand for UK goods and services abroad. 

How does the Base Rate affect interest rates?

The Bank of England is the banker for the Government and all UK banks.   The Bank of England predicts (fairly accurately) the pattern of money as it flows between the Government's accounts on one hand and the commercial banks on the other, and acts on a daily basis to smooth out the discrepancies which arise. For example, when more money flows from the banks to the Government than vice versa, the banks' holdings of liquid assets are run down and the money market finds itself short of funds. When more money flows the other way, the market can be in cash surplus.

In reality the banking system ends each day on a shortage of cash so, The Bank of England supplies the cash which the banking system as a whole needs to achieve balance by the end of each settlement day. Because the Bank is the final provider of cash to the system it can choose the interest rate at which it will provide these funds each day. In this way, the base rate affects the interest rate for each bank or building society in the UK and eventually that influence is passed onto the entire economy.  When the Bank changes the base rate at which it will deal with banks, the commercial banks change their own base rates from which deposit and lending rates are calculated.

If you want to see if the current interest rates might make re-evaluating your mortgage a good idea, click here to read more about getting a mortgage health check to ensure that you are getting the best deal or call 0208 840 6666 and Northfields Estates would be happy to refer you to an independent mortgage broker.

The Best Parks to Live Near in West London

With summer approaching many of us will be looking to spend as much time as possible in green and hopefully, sunny spaces.  Here are some of the hot spot parks to live near or visit in London.  Below each park's description is a satellite map to allow you to explore the park virtually.

Walpole Park - Ealing

The park at the centre of Ealing is home to the Ealing Summer Festival which runs from July 3rd - August 3rd, 2010.  The festival is comprised of several distinct festivals with the jazz, comedy and blues festivals being the most popular.  People travel from all over London to enjoy the festivities, but those who live near by can enjoy the free music and excellent comedy and simply stroll home.

Through the rest of the year there are many attractions to amuse at Walpole Park including two duck ponds and a playground to delight the little ones, Pitshanger Manor Museum and Art Gallery to explore and a cafe to satisfy your need for ice cream or coffee as the weather might demand.  Ealing Broadway shopping centre is close by should the need for a spot of shopping overtake you.

Lammas Park - Ealing

Lammas Park is just over the road from Walpole Park and provides several tennis courts as well as another playground and wonderful wide open spaces perfect for playing football or walking the dog.  There is also a bowling green for those so inclined.

Virtually explore both Lammas Park and Walpole Park:

View Larger Map

Pitshanger Park - Ealing

Pitshanger Park is the site of Party in the Park which occurs at the end of June every year.  Party in the Park is a like a summer fete but on a slightly grander scale.  Northfields has been a proud sponsor or Party in the Park in the past.

Pitshanger is well known for its very villagey feel and the green space of Pitshanger Park shares this feeling, making it the perfect place to walk the dog or play football with the kids.

Take a closer look at Pitshanger Park:

View Larger Map

Hanwell Bunny Park - Hanwell

The Bunny Park in Hanwell is a favourite of families with children. There is a selection of animals to see including goats, a donkey, peacocks, emu, monkeys, birds, snakes and bunnies.  There are also interesting walks suitable for pushchairs & small kids, a nice playground, toilets, a maze with a watchtower in the centre and a small cafe.

Get a closer look at the Hanwell Bunny Park area:

View Larger Map

Wendell Park - Shepherd's Bush

Wendell Park itself is a small but beautiful piece of green space surrounded by the bustle of West London. Bordered by busy roads and residences, the area is an oasis of calm in the city. For generations the park has been one of the primary places of recreation, rest and relaxation for the people who live around it.  Wendell Park is situated just North of Stamford Brook Avenue and the Goldhawk Road, East of Emlyn Road and West of the Askew Road.

If while you are enjoying the green spaces of Wendell Park the sudden need for a luxury shopping experience overwhelms you, you can de-camp to the nearby Westfield Shopping Centre,

Get a closer look at the Wendell Park area:

View Larger Map

Ravenscourt Park - Hammersmith

Ravenscourt Park has lots of winding pathways to explore with a small lake complete with an island, ducks, swans and geese.  Should the kids fall foul of fowl there are 3 separate kids play areas, all with different activities including a zip wire, tyre swings and great climbing frames. Plus there is a huge paddling pool and a sandpit.  There are dog-free, dog-specific and general areas. Basketball court, football pitch, tennis courts, and even a beautifully kept bowling green entertain the sporting sorts.  For those who prefer quiet there is a walled scented garden with shaded benches.  Added to that there is a garden centre and cafe.  The park is easily accessible to Ravenscourt Park tube station.

Zoom in on the map below to see Ravenscourt Park:

View Larger Map

Search for Properties to buy near any of these parks by clicking here or to make it even easier call on 0208 840 6666 and tell us what park you are looking to live near.

Search for properties to rent near any of these parks by clicking here or call 0208 567 6660 and tell us what park you are particularly looking to live near.

Ask the Agent: What is Damp and What Can I Do About It?

If a survey has revealed that the property you are about to buy has damp, what does that mean and what do you do about it?

What is damp?

Damp is generally defined as unwanted water or at least, moisture, in quantities that are unsightly or could cause deterioration to the building or furnishings. There are several types of damp:  penetrating damp, rising damp, damp caused by plumbing defects and damp caused by condensation. 

Penetrating Damp

Penetrating damp occurs as a result of problems with the fabric of the building that can allow water to leak into the walls or floors. 

Penetrating damp can also make your house smell musty, and can also cause health problems, especially among asthmatics or people with other respiratory ailments.  Damp can also contribute to a feeling of cold in the home and therefore could cause you to crank up the heat, making your utility bills more expensive.

What causes penetrating damp?

The damp could stem from problems on the interior or the exterior of the property or both.

• cracks and unsealed joints
• cracked and damaged rendering
• brickwork in need of pointing
• missing or damaged roof tiles or slates
• missing flashings and badly fitted windows - Flashing is the lead strip that is meant to provide protection when a structure abuts to or joins directly onto an existing structure. Snow and melted water can get behind lead 'flashings' and create a temporary leak when the flashing has become worn or damaged, or if it was not installed correctly.  A good example of this would be a lean-to conservatory or on an extension. 
• Faulty rainwater gutters or missing down pipes - Rainwater that is meant to flow out of the pipes and into the drains or a water butt, instead collects at a certain place on an external wall causing damp, usually indicated by a "tide mark" or stain, or the formation of green mould.  The water could also leak into windows, doors and cracks in the walls.  When water runs down walls, it could freeze within the walls, expand and cause cracks, leading to a vicious circle of allowing more damp into your home.
• Continuously running overflow from tanks and toilet cisterns - When this problem is not fixed, this can result in the overflowing water soaking your external house walls and causing water penetration, and ultimately dampness. 
• Un-swept and blocked chimneys with inadequate or broken chimney pots and cowls  - Chimneys could allow rain water to enter and eventually seep through the chimney breast internally and produce damp.  
• Cavity wall tie failure - this allows water penetration through both inadequate mortar joints (pointing) and also allows water to travel across the corroded wall tie through the internal skin of the brickwork.

To stop penetrating damp, the source of the moisture needs to be tackled and this usually involves repair work to your house of some kind.

Rising Damp

Rising damp is water from the ground that enters a structure by capillary action. Water that enters or affects a building through any other route can move about in various ways but is not rising damp. Rising damp can be cured by the installation of a chemical damp proof course.

What can I do about rising damp in my house?

Rising damp comes from water slowly rising UPWARDS into the building fabric from the ground or from any other source such as walkways and deck access and paths that run around your house, but are directly next to the walls

This is important to note the difference. Also one strange fact is that in most houses, damp will rise in what's called "capillary action" and will usually rise about 4 or 5 feet and then stop. So if you have damp in UPSTAIRS rooms its probably penetrating damp and NOT rising damp.

The main cause of rising damp in houses is the lack of an adequate damp proof course.  The damp proof course may be missing altogether or may have failed or have been bridged or bypassed in some way. The damp does not rise quickly and does not normally reach higher than 1 metre up the wall. It leaves characteristic tide marks and sometimes salt deposits on this edge. The marks will look the same for long periods and are not normally affected by changes in climatic conditions.

This damp is usually seen on external and party walls above the skirting boards.

Plumbing defects

This type of damp can be caused by:

• serious leaks or small leaks over a period of time from pipes or pipe joints.
• burst or fractured pipes following a freeze and thaw.
• unsealed gaps between wash hand basins, sinks and baths and showers and walls.
• corroded and faulty tanks and cylinders, including worn out valve washers producing continuous overflow.
• automatic washer connections and faulty drain and waste pipes under sinks.
• leaking radiator valves and central heating pipe work.
• broken and cracked toilets and soil pipe connections behind a WC

Plumbing defects are typically solved by:

• investigating and repairing leaking pipe work.
• sealing joints correctly between baths, sinks and walls.
• replacing valve washers to tanks and cylinders.

Condensation Dampness

Condensation is caused when moisture produced by everyday activities such as cooking and bathing meets a cold surface and condenses forming water droplets. Mould growth will quickly appear and spread all over the cold surface such as a wall or window frame. The amount of moisture deposited is dependant on how warm the air is, how much moisture the air is carrying and how cold the surface is.

The signs of common condensation are:

• misting of window panes.
• water droplets on window panes.
• pools of water on window sills
• damp patches on walls around windows.
• black or green mould growth in corners of rooms that are crescent shaped.
• mould growth around windows and isolated areas on walls (cold spots/cold bridging).
• mould inside cupboards and behind furniture.

Condensation control is a complex issue and is a balance between:

• adequate affordable heating
• improved insulation
• the reduction of moisture production
• controlled ventilation

If a survey has suggested that the property you have made an offer on has a damp problem, then it is best to seek the advice of a professional to assess the job and advise on the costs involved in solving the issue.  At this point you could choose to pull out of the sale or alternatively, you could ask that the sale price be re-negotiated to reflect the cost of repairs.  If you decide to undertake repairing the damp it is best to employ a professional builder or specialist.

If you need the advice of a damp specialist, Northfields can refer you to our preferred contractor so that you don't have to take a risk with the phone directory.  Call 0208 840 6666 and we would be happy to provide you with the contact details of our damp specialist.

Ask the Agent: What is a Covenant in Regards to Property?

Answer:  A covenant is essentially a promise to do, or not do, something on or to a property. A restrictive covenant is as it sounds; you are restricted from doing something. You can also get positive or affirmative covenants which tend to require you to do something, for example, to build a fence.

Why Are Covenants Used?

Covenants are often used by property developers so that they ensure that their estates look a certain way for as long as possible. For example, you may have a restrictive covenant on your property prohibiting TV satellites from being attached to the building.  Developers are not the only people who can use a covenant, anyone selling land can impose restrictions on its future use.

What can a Covenant Cover?

A land owner can put whatever restrictive covenants they want on the land they are selling to you, but they have to be reasonable and capable of being adhered to.

The majority of covenants tend to be imposed by house builders; the most common are:

• Not to cause a nuisance to your neighbours
• Only to keep domestic pets or no pets at all
• Not to run a business - if your business is inconspicuous and doesn't cause disruption and there will not be a stream of customers blocking up the parking spaces then you should be okay. If in doubt, speak to your Conveyancer or the developer themselves and get their response in writing.
• Not to make any external alterations without the consent of the developer - this is the one that people most often violoate. Sometimes this covenant is worded to say that you can't do it at all, even if you ask for consent, so be very careful and check the wording. If the clause requires consent then even if you just want to change a window or the fascia boards - you have to ask for permission.

These are just a few common examples. It is up to you and your conveyancing solicitor to make sure that you read the covenants and abide by them. Once you have signed the transfer you are confirming that you have read and understood everything in it, leaving you no chance to say that you were unaware of the covenants in place.

Is There Any Way Around a Covenant?

One way is to apply to the developer (or the person that imposed the covenant) for covenant consent. This can sometimes prove a problem if the original developer is no longer in existence and your conveyancer needs to track down their successor in title. It can also be expensive as the developer has the right to charge a reasonable fee for their administration costs and to compensate them for the fact that you have breached their covenant in the first place.

If you are very lucky the original developer will have gone out of business and have no successor in title which makes the covenant null and void. This means that you don't have to worry about the covenant unless the transfer has been worded to allow your neighbours to enforce it (known as mutually enforceable covenant); your conveyancer will be able to advise you if this is the case.

Another option is to ask the original developer to enter into a deed of variation removing the covenant completely. This is expensive, time-consuming and only appropriate where the covenant is worded to completely prohibit the action taking place (that is, where there is no mention of getting consent first).

A Good Conveyancing Solicitor

The best thing to do is to rely on the expert advice of a conveyancing solicitor.  If you need help finding a reliable expert in this area, call Northfields Estates on 0208 840 6666 and we would be happy to refer you to a solicitor who is an expert in this area.

Ask the Agent: I've completed on my property when can I pick up the keys?