Month: November 2022

The process of buying a house is summarized in these 8 steps. This process may seem daunting, but our team is here to help.

1 Get a Mortgage in Principle (MIP)

The first step in the process of buying a house is to get pre-approved for a mortgage. This means that you will need to meet with a lender or mortgage adviser and provide them with information about your financial situation. They will then tell you how much money you can borrow for a house. Having a mortgage in principle in place shows estate agents and sellers that you are serious about buying, and in a position to do it.

Depending on the lender this may or may not involve a credit check at this point. Some lenders carry out hard credit checks which appear on your credit file. Some lenders use a soft check that will not affect your credit score. The MIP will last between 30 and 90 days. Mortgage advisers can be searched for on unbiased.co.uk which lists and rates mortgage advisers local to you.

2 Start house hunting and find a property you like – the best part of the process of buying a house

Once you have been pre-approved for a mortgage, you can start looking for a house! This is usually the most exciting part of the process. You will work with estate agents to find houses that fit your budget and meet your needs. Once you have found a house that you want to purchase, you will need to make an offer. The seller will then either accept or reject your offer. If they accept, you will move on to the next step in the process. If they reject, you can either make a new offer or move on to another property. Have a look at our current properties for sale.

3 Complete your full mortgage application.

When your offer on the property has been accepted by the seller, the next step in the process of buying a house is to complete your full mortgage application. Mortgage lenders usually have a maximum loan-to-value (LTV ) offer. This is the maximum mortgage loan you can take out as a percentage of the property value.

4 Consider arranging a building survey

This can be arranged at the same time as completion of your full mortgage application. This is important because it will help you identify any potential problems with the property before you purchase it. RICS is an independent professional body originally established in the UK by Royal Charter that can be used to find a qualified surveyor. Building surveys have three levels:

A level 1 survey is a condition report

For typical properties and newer builds in a good condition. This inspects a building’s condition and will identify any legal issues and urgent defects. The typical cost is between £400-£950.

A level 2 survey is a HomeBuyer Report.

For typical properties in a fair condition. In addition to the information provided with a level 1 report, this will include detail on any repairs and maintenance required and a market valuation. This type is suitable for standard properties in a reasonable condition. The typical cost is between £450-£1,000.

A level 3 survey is a Full Building Survey

For older buildings, unusual buildings, and renovation projects. This is an in-depth survey that will include detail on how to repair, renovate and maintain the property. The cost can typically be between £600-£1,500.

5 Instruct a conveyancer

When you have completed the mortgage application, you will then need to instruct a solicitor or a licensed conveyancer to carry out all of the legal work involved. Conveyancing is the transfer of the legal title of property from one owner or owners to another. Moneysupermarket have a useful search tool to help you compare local conveyancers.

6 Wait – this can feel like the hardest part in the process of buying a house

Once you have instructed the solicitor you will then need to wait. It can take around 2-3 months for the legal searches and documents to be completed. Stay in regular contact with your conveyancer to keep the purchase moving along.

7 Exchange contracts

When the solicitors have completed the conveyancing legal work, you will exchange contracts with the seller which means you sign for the transfer of the legal title and set a completion date. You will sign all the paperwork and officially become the owner of the house!

Completion date

On the completion date, your mortgage lender will send the money you want to borrow to your solicitor who will arrange for it to be transferred to the seller. We will call you to confirm the legal process is complete, you can pick up the keys and move in!

Author Bio:

Freeman and Gray Estate Agents are a professional and luxury estate agent. We have a wide range of properties for sale across Kent. If you are ready to start on the process of buying a house, we can help you to get the best possible price for your property. Contact us ( https://www.freemanandgray.com/contact-us ) today to find out more about our services and how we can help you to get the most value for your property.

If you have the money, or are considering taking out a home improvements loan, what will give you the best return on investment? Here we detail some top suggestions for maximizing your return on investment by making the right choice on what to upgrade and repair. Financial rewards could come from both improving the appearance of your home or making it more energy efficient to save on the cost of your energy bills. If you are thinking about selling a home or buying a house as a development, you will probably be most interested in how you can best use your money or a home improvement loan to give you the maximum increase in the value of your property.

Be sure to contact us to find out which home improvements will add the most value to your property if you are planning to sell. With a little bit of planning and effort, you can ensure that you get the absolute best return on investment when your home is sold, allowing you to pay off any loan taken out for improvements and making you some additional money.

Zopa have completed market research that shows that the average home improvement would increase the value of a home by 9% or nearly £24,000 (£23,837). In 2021, Barbour ABI reported that the South East were the ‘powerhouse of home improvement activity’ with 59% of home improvement applications being extensions, 13% loftworks, 12% being gardens buildings and work and 7% new or alterations to garages.

1. Using your Home Improvement Loan for a Loft or Basement conversion

Loft conversions can be a really great way to add space and an extra bedroom to the property. Making this an ensuite can have a real impact. You will need to investigate if planning permission is required but this can be easily applied for by contacting your Local Planning Authority. Check first to see if planning is needed by visiting Permitted Development Rights. A loft conversion can give you the one of the best values for your money with around a 70% return on investment.

2. Extensions

Like loft conversions, extensions can add more space to your home but tend to involve a bit more work and mess. Extensions can be single or double story and can involve making rooms bigger or adding additional rooms to the property. As with loft conversions, you will need to check with your Local Planning Authority, but you can expect a return on investment of around anywhere between 50-70%.

3. Bathrooms and Kitchens as Home Improvements

Zopa’s market research showed that a bathroom or kitchen refurbishment can add around a 50% return on investment respectively. They also make your home more attractive to buyers by providing a clean and modern look. Aim to keep any colours neutral as buyers prefer to see a blank canvas. The British Institute of Kitchen, Bedroom & Bathroom Installation (BiKBBI) is a government sanctioned and not-for-profit registered organisation dedicated to improving standards within the installation industry. They work with professional installers, retailers and manufacturers. BiKBBI registered businesses are fully insured, police checked, Gas and electric compliant, asbestos aware and work to an approved Code of Conduct.

Modernizing a bathroom can add value without requiring a complete refit. A coat of paint, change of tiles, coordinated accessories and fresh towels can make a really effective impact. If you can’t fit in a separate shower enclosure, changing a shower curtain to a glass screen gives a modern feel. A power shower and a bath are definite key features buyers will be looking for. There are many solutions for fitting a bath into your bathroom and, with a bit of research, you can find a variety of shapes and sizes. Underfloor heating adds a luxurious feel and can also make some more space allowing you to save the space where the radiator would be.

4. The Exterior and Gardens

Research shows that home improvements on the exterior and garden can tend to give around a 14% return on investment and a £1,900 profit. Get windows cleaned, paint the outside walls, pressure wash the pathways, clear weeds and plant some colourful flowers and greenery. A well cared for garden can give a great first impression to potential buyers and give your home that much sought-after kerb appeal.

5. Conservatory

A conservatory can give a very high return on investment. Research has previously shown this home improvement can be up to 108%. Today conservatories can be used all year round so the addition will give additional space to either be used as a dining room or office. Quite frequently conservatories do not require planning permission.

6. Redecorating

Decorating your home can provide around a 62% return on investment. A room can very quickly be modernized by a replaster and a coat of paint. Rejuvenating flooring such as your carpets can bring about a very effective refresh of a tired looking interior. Return on investment typically tends to be around 50%. It might be that the carpets could just benefit from a clean. Opt for carpet in the bedrooms to keep these cozy but keep them out of the bathroom. Solid wood floors and natural stone can add a very luxurious feel to kitchen and bathroom areas.

7. Lighting as a Quick and Economical Home Improvement

Lighting is an excellent way to make an impact quickly and cheaply. It can transform a dull room into a welcoming open space and provide the right ambiance at the right time. Rooms with little or no daylight can appear quite dull. Open windows and blinds and flood your home with light as having the right lighting could make or break your sale. Velux roof windows and sun tunnels are another way to add light if the room does not have enough windows or it is not easily possible to add more. Consider adding some mirrors too as these not only reflect light but make spaces look bigger. Although changes in lighting will not make a high increase in value, they will improve how quickly offers are made on your property by making the rooms of your home lighter and more spacious.

Other Home Improvements

These could encourage a faster sale and could give some return on investment with a higher price selling.

• Arrange roofing and guttering repairs to fix any damage as this can put buyers off;
• Ensure your central heating is up to date. This will also be detailed on an Energy Performance Certificate where the Main Heating section will give an energy efficiency rating for your boiler and radiators;
• Add useful space under the stairs with cabinets or by designing small working areas;
• Build in additional off road parking by landscaping the front drive. If this requires having the kerb dropped, you will need to apply to the local council first;
• Add some large opening doors, such as bi-folds or sliding doors to your back garden to bring the outdoor space inside;
• Build a garden room or office.

A home improvement loan is a great way to increase the value of your home and, with a little bit of planning, you can ensure that you get the best return on investment when you come to sell.

Author Bio:

Freeman and Gray Estate Agents are a professional and luxury estate agent. We have a wide range of properties for sale across Kent. If you are looking to sell your home, we can help you to get the best possible price for your property. Contact us https://www.freemanandgray.com/contact-us today to find out more about our services and how we can help you to get the most value for your property.

How to avoid bad tenants:
The 14 questions every landlord should ask

Getting the wrong tenant can be a costly and time-consuming experience.

First impressions can so easily be wrong – especially when a tenant is on best behaviour.

Simple questions can ensure that you and those renting your property are on the same page – as even small misunderstandings can result in big problems down the line.

With over seventy years of experience in property, we at Freeman & Gray feel that we have learnt a few things that could make a big difference when trying to find an ideal tenant for your property.

Please feel free to contact us at any time to discuss this guide further or to learn about how our range of letting services can also help you to let your property.

Here are 14 questions to help you make the right decision

1. Why are you moving?

This is a great opening question to ask tenants. It can also tell you a lot about him or her, so listen closely. You want to look for legitimate reasons such as changing jobs or wanting more room. Beware of red flags, such as being evicted or getting into arguments with their landlord or neighbour.

If a tenant has not rented in the past it will be your choice as to whether you want to proceed or not, but remember every tenant has to start somewhere.

2. When are you looking to move?

The sooner you will have it rented the sooner you have revenue coming in on the property.

But if a prospective tenant is in a hurry to move, you’ll need to ask why. There could be a genuine reason behind this, so it’s worth asking the question but do question anyone who wants to move in exceptionally quickly.

3. How many people are in the group?

Just because a pair of tenants come to view the property it doesn’t mean that they will be the only ones living there – they may squeeze more in.

You will want to look for a maximum of two people per bedroom. The fewer people the less wear and tear there will be on your property.

More importantly, legally, insurance conditions may limit the number of people that can rent and live in the property.

4. What is your income?

In conversation we shy away from talking about our salaries, but when letting a property it’s important.

The tenant needs to confirm they are able to pay rent every month. A copy of a bank statement should confirm whether he or she can afford the property as well as monthly living costs. A proper reference will confirm details.

It’s also worth finding out whether your prospective tenant has a permanent job, is on a contract or a probation period. Realistically, you’re looking for someone who has a permanent and steady job. But do not be too worried about full-time permanent as many companies do not offer this and prefer renewable contracts.

5. Do you have a month’s rent and deposit in advance?

If you are in any doubt that the tenants are unable to hand this over by the move-in date, the likelihood is that this could be the same with the rent in the future. So beware.

Tenants may be able to get a budgeting loan from your local Jobcentre Plus or help from your local council if they need help covering the upfront costs associated with renting.

The deposit should be protected in a tenancy deposit protection scheme.

6. How long do you want to rent the property for?

It is usual to begin with a six-month or 12-month lease. If a tenant asks for anything less, walk away.

You don’t want to go through all of the hard work now, just to go through the entire renting process again a few months down the line.

7. Are you happy to rent the property as it is or are there improvements you would like?

Having a tenant to move into a property and then suddenly demand a new bed, curtains or dishwasher can get things off to a bad start.

The best thing to do is ask if the tenant is happy with everything and, if not, to let you know beforehand.

8. Do you have references?

It is highly recommend to back up any conversations you’ve had with a prospective tenant with references.

Obviously, if you require checks and he or she will not consent to them, this will eliminate them from your new tenant pool immediately.

You’ll need the following:

1. Work reference: References from an employer will help verify income and stable employment.
2. Landlord reference: You will want references from a former landlord because their current landlord may not tell you the whole truth because they may just be trying to get the tenant off of their hands. It is often prudent to obtain this information on your own to prevent forgery.
3. Utility bills: This is a good way to confirm a previous address.
4. Credit check: Running a credit check will enable you to see if they’ve had problems paying bills in the past. It’s not a legal requirement and you’ll need written permission from the tenant.
5. Bank Statement: This should confirm the tenant’s ability to pay as it would be best to set up a standing order for rent. It can be used as a utility also but preferably as a separate document.
6. I.D: A copy of valid passport or driving license.
7. National Insurance number.
8. You may also want to ask a tenant to prove he or she has the right to stay in the UK and the right to rent.

If the prospective tenant hesitates or makes excuses as to why they cannot provide references, they could have something to hide.

9. Do you have a rental guarantor?

This is always helpful to have as an added security blanket if you think someone may struggle.

In the unlikely event that anything does go amiss with a rental payment then you have a back-up to ensure you are not left out of pocket.

10. Do you have any pets? Do you smoke?

This seems like obvious questions to ask, but many people forget.

If you have a ‘no pet’ or ‘no smoking’ policy, a yes to this question will quite quickly rule out a tenancy.

However, if you are open to allowing pets in your property you may want some more information about what type of animal they have.

11. Can you tell me what your lifestyle is like?

This does not only relate to a party lifestyle. You could also ask whether they work night shifts or if they play musical instruments, which could determine their suitability to your property and its area.

12. Do you know what you are responsible for?

Many tenants renting for the first time will have no idea what they are responsible for as a tenant.

It is best to confirm all arrangements with regards to utility bills and maintenance for your property before going forward with a tenant.

Confirm which bills they would have to pay, confirm who repairs any appliances at the property if they breakdown and who would expected to maintain the gardens.

If the property is a leasehold it would also be good practice to inform the tenant of any restrictions found in the lease such as relating to satellite dishes and use of communal areas.

13. Have you ever been evicted?

While the prospective tenant may not tell the truth, it is still worth asking. A direct question will give the tenant an opportunity to explain the situation. Anyone can fall on hard times and an eviction may have been a one-off circumstance.

14. Finally, any questions?

This simple question could unearth a reason that this property might not suit this tenant – which they may otherwise not realise until they move in.

If a potential set of tenants do not suit your property you need to walk away as having person living in your property when it doesn’t suit can be very costly, stressful and time consuming.

The Essential Seller’s Guide
How to sell your house if you have pets

The essential guide on how to sell your home if you have pets.

Yes, they are our loyal companions. And yes, they do offer us comfort and wellbeing when no one else can. But what if I told you that owning a pet can also severely impact the chances of selling your home?

Not everyone is so keen on our four-legged friends, and when it comes to selling a house,

you can’t afford to put anyone off with a few missed stray hairs on the carpet, or an unexpected little puddle in the kitchen.

So how can you prevent these telltale signs I hear you ask? Well, read on to learn our top tips for selling a home with pets.

1. Follow your vet’s advice

Regularly inviting potential buyers into the home can be stressful for your pets.

This is especially true for older animals who may not adjust well to constant changes.
With this in mind,it’salways a good idea to consult a vet regarding your plans so that they can advise on any precautionary measures yous hould be taking.

2. Give your pet a holiday

One such measure could be arranging for a friend or family to look after your pets during the sales process.

This now gives you the opportunity to remove all evidence of animals living in your home. Believe it or not, these signs can often bring down the perceived value of the property and could even be the difference between someone offering the asking price or not.

Only do this, however, with someone your pets know and trust. Living temporarily with a new owner and then also having to adapt to your new home won’t be doing any favours for your animal’s stress levels!

3. …or at least a day trip!

Can’t go without those big sad eyes? Well, at least keep your

pets away during the actual viewings. In fact, keep yourself away as well. Viewings work best when you leave the job of selling to the estate agent – trust me, they know what they’re doing.

Instead, make use of this time away from the home. Take your pet on that long walk in the countryside you’ve been promising for the last few months. Got a furry feline that won’t play ball? When did you last take it to the vet for a checkup? Now is the time to be ticking these chores off the list!

If your pet is not allowed to leave the house for whatever reason, then do make sure you stay at home with them. Cordon off a little space in the house (preferably not the main living area) and make sure to warn the estate agent in advance.

Whatever you do, just don’t leave the pets at home on their own! Can you imagine the complications this could cause? Even if your pet is friendly and easygoing, the constant intrusion from strangers could be enough to flick a switch, resulting in an attack or injury. Even the best silver-tongued estate agent would struggle to claw that one back for you!

4. Pet damage limitations

This may seem like an obvious one, but make sure you’ve repaired any pet damage around the home before the viewings start.

Dogs and cats are famed for their destructive nature when it comes to homeware (as I’m sure you’re already aware). Yes, this may mean an initial, unplanned investment but believe me, any money you spend will be recouped by the value added to your property.

Remember, appearances are everything when it comes to selling a home. The first impression a potential buyer has when walking into a property can often mean the difference between them making an offer or not. If the first thing they see is worn carpets, scratched doors and defecated flower beds, then I’m afraid there’s no coming back.

5. Despell that wet dog smell

So, you’ve replaced any worn bits of carpet (or just cleverly positioned a rug), buffered out any scratches on doors and buried any unwanted mess in the garden. Now’s the time to turn your attention to giving your house that all-important fresh scent of spring!

Remember, a bad odour is one of the top things likely to put a buyer off from making an initial offer. This is because an unpleasant smell evokes an emotional response that lingers in a person’s mind. Think about it. We all remember those friend’s houses from our childhood with that wet dog smell! Not addressing this will mean all your hard work and expense up until now has been for nothing. We’d always recommend having your carpets and flooring professionally cleaned before any viewings to ensure your home is smelling amazing!

Certainly then, selling your home as a pet owner requires a little more thought than usual. And yes it’s not always easy to hide all evidence of animals living in the house. However, it’s important to remember that this extra effort will be worth the pay off in the end.

When it comes to selling a home first impressions are everything. And buyers will always appreciate any effort you’ve made to ensure that your home looks and smells as good as it would pet-free.

01634 310339 | info@freemanandgray.com | www.freemanandgray.com

At Freeman & Gray we believe honesty and transparency are incredibly important when helping someone with their largest asset. Our pro-active approach ensures we deliver the results that our customers want by employing effective marketing and negotiation strategies. Our highly experienced and trained staff will offer a professional and personal service to match your needs. Whilst working together with a previous agency we sold over 200 houses locally between August 2019- July 2020. We took the step to set up alone to be able to offer our community the best service possible and build long lasting relationships, whilst helping people save money.

So, what do you get for your money?

Professional and friendly local estate agent.

We have a team of local experts who you will be able to depend on every step of the way.

Customer portal with access 24/7

You will be able to access viewings, offers, feedback and sale progression anytime you need to via the customer portal on our website. Viewings and offers can be made 24 hours a day 7 days a week.

Dedicated Sales Progressor to ensure a smooth process from start to finish.

Our pro-active approach to sales progression starts the minute you accept an offer for your home, you can be confident we will be working hard to make your sale run smoothly.

Published on all the major property portals.

We will advertise your property on all the major portals, ensuring you receive maximum exposure to get you sold for the best price possible and to the right buyer.

Professional Photos.

We will always use a professional photographer to take pictures of your home, this is at no extra cost to you. As the saying goes, ‘first impressions count’ and we know just how true this is when potential buyers are looking at your home on Rightmove and Zoopla.

Professional Floorplan.

A professional floorplan will be created, we believe this is just as important as photos when potential buyers are viewing your home online for the first time. After viewing the photo’s this is the next place potential buyers will visit, afterall we need to know if the layout of a property is suited to your needs.

Dedication, Honesty and Transparency.

These are the three main values we have built our business on. When you choose Freeman & Gray you can be certain you will receive exceptional customer service and agents who are dedicated to getting you sold. With 100% transparancy you can see exactly what is going on with your property 24/7 including viewings, feedback, offers and sale progression so you’re kept in the loop at all times.

In the current climate a lot of businesses have needed to change the way they work, and we have adapted certain things to keep everyone safe, we have invested in innovative technology to bring every house that comes onto the market with us a 360° virtual tour, this will help potential buyers to get a real feel for your property before viewing. Any viewings that take place will only do so once buyers have viewed the 360° tour, we have received their affordability documents and can be sure they are proceedable. Viewings can then take place in a Covid secure way, we will keep numbers to a minimum and insist on masks and gloves being worn by staff and anyone wishing to view the property. We will request that property owners open all internal doors and windows and vacate the property while the viewing is taking place. We are also able to offer virtual valuations, however while government guidelines allow, we will be happy to carry these out in person in a Covid secure way. You can rest assured that everybody’s safety is our main concern at this time.

If you’d like some free help or advice please contact us we’ll be more than happy to help!

Looking to put your house on the market? Book your FREE valuation today!

Our aim is to get you sold for the best price possible and to the right buyer. We know when we achieve this you’ll be more likely to leave us a wonderful review and recommend us to friends and family, which will help us grow Freeman & Gray, meaning we can help many more home sellers and buyers. We believe keeping you in the loop at all times is vitally important, you should know exactly what’s going on with your home. You’ll never feel as though you’ve been left in the dark, we will always be in regular contact to discuss how things are going and what we can do to improve your chances of a sale.

If you’d like some free help or advice please contact us we’ll be more than happy to help!

Looking to put your house on the market? Book your FREE valuation today!

After today’s announcement and being placed in Tier 3, we at Freeman & Gray have been thinking of ways to bring a little joy to the children in Medway. With many places now remaining closed until at least 16th December, we realise this means many people’s Christmas plans will be cancelled. With this in mind, we have arranged for Santa 🎅 to visit the streets of Lordswood and Walderslade to bring a smile to as many children as possible!

Santa will be visiting as many Lordswood and Walderslade postcodes as possible! If you’d like Santa to visit your road, head over to our Facebook page- Freeman & Gray and comment your postcode on our post.

Children will need to remain inside and give Santa a wave from the window. Dates and times will be posted on our Facebook page, so please keep an eye out 🎅

We are raising funds for Demelza hospice care for children, we understand it’s been a difficult year but if you can donate a little to this wonderful charity that would be fantastic.

Donate via our link below, it’s a wonderful charity. No amount is too small. 🎅🎅

Demelza Hospice care for Children

HoHoHo – Merry Christmas & A Happy New Year🎄🎅