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April 2009 | Confusion Reigns with the April Showers Graham Douglas of Douglas Gribben takes a look at the property market over the first quarter of 2009 and discovers that, despite conflicting signals, there are sure signs of activity.

April is the month when it is foolhardy to forget one’s umbrella.  But despite the news that mortgage lending is now on the gentle increase, many of us still think that the real showers this April are the banks for grabbing all that money from the public purse, only to resist recycling it as mortgage funds in the public interest.

But is the downturn in the property market all down to the banks, and to the government for that matter?

John Maynard Keynes, the brilliant Edwardian economist argued that in times of impending recession governments should spend money to stimulate their economies – and even spend money they don’t have!  They should also urge the public to spend more.  As our government seems to embrace this view we may soon know if Keynes was right.  If he was, then we may also receive the answer to the question many house owners are anxiously asking: when will the property market turn for the better?

By the same token Keynes may have argued that the public should continue to buy and sell property to keep the sector buoyant, and that it is not solely up to the banks or the government to turn the tide of the property market.  It’s up to each and every one of us to keep moving.  Either we regain confidence, start moving, and begin to see values stabilise and then lift, or we do nothing and watch them continue to fall, thereby adding more losses to the £1.9 trillion we have collectively lost over the past eighteen months.

Of course Keynes had his detractors - most of them anxious to disprove the great man’s theories. Winston Churchill famously said of Keynes, “If you put two economists in a room, you get two opinions, unless one of them is Lord Keynes, in which case you get three opinions."

But to be fair Keynes never saw this current market, although he did experience the Great Depression.  He never had to grapple with financial institutions falling over themselves not to lend money despite the lowest interest rates ever. 

But we who have lived through such historic events are now much more optimistic.  The signs this April are very clear. When the banks have once more slipped into the habit of lending and are urging their customers to borrow – and this is happening - the market will move forward. But canny buyers already know this, which is why property is beginning to move now.  These buyers are aware that if they wait too long they will be too late and, although they might make a small short-term loss, in the middle-to-long term theirs will be a good investment.

The message is clear, sit this one out and the sitting could be costly.  Get on and make the move into that first home, dream home, larger family home, etc. and you may yet, in this month of showers, be home and dry.


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March 2008 | Strong demand for new homes at Jones Robinson open day Jones Robinson today announced its most successful open day ever with buyers continuing to show a strong demand for new homes.

Roman Mews is a select development of 12 one- and two-bedroom apartments and four town houses in Thatcham. Local developer Renaissance designed the properties to have wide appeal: by including fully fitted kitchens, and features such as broadband and satellite connections, Roman Mews is attracting interest from first-time buyers, professionals and investors.

“We knew that the quality of these homes would generate interest from serious buyers,” commented David Jones, director, Jones Robinson. “But sometimes you have to see a property for yourself to realise just how good it is. By holding a Saturday open day we made it easy for people to drop in and view the properties.”

In fact the open day proved to be a huge success. “We sold 40% of the development as a result of the open day. The offer of quality homes and great deals attracted serious buyers,” said David Jones. “Events like this demonstrate that, despite the pessimism in the national media, in West Berkshire at least there are people in the market for quality homes at the right price.”

As well as having a quality finish, the Roman Mews properties offer dedicated parking and eco-friendly features such as low-temperature under-floor heating, heat recovery systems and excellent standards of thermal and sound insulation.

Units are still available. Contact Jones Robinson on 01635 35010 for more information.

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February 2008 | SetApart Launches Serviced Apartments in Newbury SetApart recently announced the availability of new serviced apartments for business and leisure visitors to West Berkshire.

The apartments at Rockingham Gate are within a few minutes walk of Newbury town centre and so are convenient for the town’s amenities and transport links. Newbury is easily accessible by road and car with frequent fast rail links to Reading and London.  

The two and three bedroom accommodation is purpose-built and offers flexible space for singles, sharers and families. Contemporary in style, with wireless broadband and satellite TV, the apartments are equipped to the highest standard for guests who want to enjoy a more flexible, spacious and affordable alternative to hotel accommodation.

“There is increasing demand for serviced apartments in and around Newbury,” said Charles Robinson, director, SetApart. “Our guests can expect to save around 30% against the cost of a hotel stay, and on top of that many regular travellers much prefer to stay somewhere that’s more like home.”

Leading independent estate agent and specialist property management company, Jones Robinson, manage the Rockingham Gate apartments, providing booking, client care, and housekeeping services. Located just a few minutes walk from the apartments, Jones Robinson staff are on hand seven days a week to resolve queries, recommend things to do and see, places to eat, and provide a convenient check-in service. This level of personal client care is unique to SetApart.

To view the apartments, or to make a reservation contact SetApart on 01635 275025. See www.set-apart.com or email charles.robinson@set-apart.com.


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February 2008 | Winners of the Talking Property Prize Draw A few lucky homeowners got a lot more out of our Talking Property exhibition than just excellent free ideas and advice on law, finance and home improvement from local property experts. There were also some fabulous prizes up for grabs at the show. Were you one of the winners?

Mrs C Walters of Newbury wins our special prize: we will be selling her property absolutely free of charge.

Nigel Johnson wins a BeoSound 6 MP3 player, courtesy of Bang & Olufsen.

The winners of OWL wireless energy monitors from sustainability company 2 Save Energy are Mrs Isaacson, Mr K Bridges, Chris Arter, Mr Chidley, Mr R Nugent and Adrian Blant.

The following visitors win PURE DAB radios from home office and garden building specialist Homelodge: Stan Green, Madeleine, Mr Samara, Patricia Top and R Meyer.

A number of additional prizes were available from other exhibitors, including a mixed half case of premium quality wines from kitchen experts Applewood of Newbury, a £1000 voucher towards new flooring from Newbury Flooring Centre, and a case of champagne from local accountants Griffins. Proceeds from a GL Wood Creations raffle are going to the Lions Club Newbury.

Some other Talking Property participants, including Everest and Humphries Stonemasons, organised special offers, or discounts for homeowners that reserved a consultation at the event. Ann Maurice House Doctor™ Network offered a free mini-consultation at the show.

Congratulations to the winners! We would like to thank everyone who came to the exhibition -- thank you!


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February 2008 | State of the Market As expected, the Bank of England cut interest rates in February by 0.25%, offering further relief for homeowners. Although the inflation figure released this month is slightly ahead of the Bank’s target rate, commentators seem to think it could have been worse. With more price rises for fuel and food yet to work through the system, we might see interest rates on hold for a while as the monetary policy committee takes stock of the UK economy. Meanwhile, let’s hope that lenders pass on rate cuts to their borrowers.

Although newspaper headlines have been downbeat of late, and while there clearly has been a price correction over the past few months, things really don’t look so bad for the housing market locally. Within West Berkshire, North Hampshire and South Oxfordshire, there has been a positive start to 2008. The number of buyers that registered with us in January is up by almost 50% across all price ranges compared with November of last year.

In fact, Rightmove, the property website, reports that during January activity on its website was up 20% compared to a year ago. Sellers do have to be realistic about asking prices, but with that proviso there is clearly still demand in the local market. Interestingly, Rightmove’s recommendation for New Year sellers is to “really stand out as the best value and best presented property in your potential buyers’ catchment area.”

Property presentation is important, and with that in mind you might like to read the hints and tips article from the Ann Maurice House Doctor™ Network consultants in this issue of Talking Property.


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February 2008 | Talking Property Exhibition Proves a Big Success We organised Talking Property to give homeowners free advice and ideas on increasing the potential of their properties. The event, which took place on Friday 1 and Saturday 2 February 2008, was a big success – hundreds of people descended upon the Newbury Corn Exchange in search of inspiration.

Homeowners who attended the exhibition were given free financial and legal advice on selling homes from local property experts, and also discovered new ways to enhance their homes.

Twenty-five local companies turned out to share their knowledge and expertise. Visitors said that on a scale from one to five, the likelihood of them following up with one of these exhibitors was 4.1. “Good to see such a variety of exhibitors,” commented one visitor. “Great collection of people,” said another. “Helpful to have all appropriate advice under one roof,” one visitor remarked.

In addition to giving homeowners advice at their stands, a number of property experts gave seminars to explore property issues in more depth. Popular presentations included ‘Presenting your property for sale – can you afford not to?’ by consultants from Ann Maurice House Doctor™ Network, ‘The smoothest route to planning permission’ by West Berkshire Council, ‘Profiting from your house and land’ by Renaissance and ‘Value by design’ by Inspiration Architects.

The feedback forms that we have collected suggest visitors found that the event was definitely worth the visit. They rated it highly: the average ratings for the exhibition, the free seminars and the show as a whole were all 4/5. Many commented that the show was “excellent”. One visitor felt that the show was “very well organised with good exhibitors and relaxed atmosphere”.

We would like to thank all those that came. If you would like any more information, want to share your thoughts, or would like us to put you in touch with someone you met at the show, please email info@talking-property.co.uk.


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January 2008 | Church Gribben Hires Didcot Property Specialist Church Gribben has hired local property specialist Paul Jarvis to support its sales efforts in 2008. The top-selling estate agent in the Didcot area now boasts seven full-time members of staff, three of whom are dedicated viewing coordinators.

Jarvis brings management experience and nine years’ experience of working within the Didcot housing market to Church Gribben. He has worked alongside director Gary Church in a previous role.

“I look forward to working with Gary again, “Jarvis commented. “It is a sign of Church Gribben’s strength in the local housing market that it continues to recruit despite nationwide fears of a market downturn.”

“We are delighted to welcome Paul to the team,” said Church. “His local knowledge, sales expertise and customer-focused attitude put us in an even stronger position to continue our success in 2008 and beyond.”


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January 2008 | Church Gribben and Douglas Gribben Confirm Leading Market Share in Didcot and Wantage Church Gribben and Douglas Gribben, the leading independent estate agents in Didcot and Wantage, today announce that each office significantly grew its local market share during 2007, according to figures released by market research firm For Sale Sign Analysis.

The most recent figures show that Church Gribben has a market share of 34 percent of ‘Sold’ boards and over 31 percent of ‘For Sale’ boards. The agent’s market share is up from around 25 percent in 2006.

Douglas Gribben achieved an all-time high market share of 39 percent of ‘Sold’ boards and over 40 percent of ‘For Sale’ and ‘Sold’ boards. During 2007 Douglas Gribben’s share of the market never fell below 32 percent.

House sellers can benefit from an estate agent’s higher market share, especially when market conditions are tough. With more house sales than other local agents, Church Gribben and Douglas Gribben attract high numbers of buyer registrations. The agents have also invested more in marketing for their customers with new websites which include advanced search facilities, an email newsletter offering help and advice for buyers and sellers, and new brochures.

“Our approach is based on providing excellent service, accurate valuations and an effective marketing package,” said Gary Church, director of Church Gribben. “We aim to achieve the results our clients want: the best price for their home and a stress-free property sale,” added Graham Douglas, director of Douglas Gribben.

For Sale Sign Analysis is a respected market research company specialising in analysis of market share by estate agent based on the total ‘For Sale’ and ‘Sold’ signs that were identified in the area across all house types.


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January 2008 | Jones Robinson Announces ‘Sell Your House for Free’ Prize Draw Jones Robinson, the leading independent estate agent in West Berkshire and North Hampshire, today announced that the winner of a prize draw will enjoy its estate agency services completely free of charge.
    
The prize draw is open to homeowners who visit Jones Robinson’s stand at Talking Property, a free exhibition that will take place at the Newbury Corn Exchange from 10.00am to 4.30pm on Friday 1 and Saturday 2 February 2008.

Estate agents from Jones Robinson will be joined by a host of other property experts – ranging from financial advisers to interior designers – who can help people to sell their properties or make the most of their homes in the long term. Homeowners can sign up for free expert presentations at www.talking-property.co.uk.

“We have organised an impressive line-up of experts for the show,” said David Jones, director of Jones Robinson. “Everyone who visits will leave with some bright ideas and helpful information to help them increase the potential of their properties. And one lucky visitor will also win with some free estate agency services.”
 
Some other Talking Property participants, including Everest and Humphries Stonemasons, are also organising special offers, or discounts for homeowners that reserve a consultation at the event. Ann Maurice House Doctor™ Network is offering a free mini-consultation at the show and recommends that clients bring photos with them.

Sustainability company 2 Save Energy is giving away six OWL wireless energy monitors. Kitchen experts Applewood of Newbury will be giving away a mixed half case of premium quality wines. Bang & Olufsen is offering visitors a chance to win a BeoSound 6 MP3 player.

Many exhibitors are organizing prize draws. Proceeds from a GL Wood Creations raffle will go to the Lions Club Newbury. Local accountants Griffins will offer a case of champagne as a raffle prize for filling out a questionnaire. Ten PURE DAB radios are up for grabs from home office and garden building specialist Homelodge. The winner of a Newbury Flooring Centre prize draw will get a £1000 voucher towards new flooring.

Other participants include Dream Gardens, Gardner Leader, Gill Vaughan Garden Design, Hartwood Oak Buildings, Horsey Lightly, Inspiration Architects, J Finance, Newbury Building Society, Property Search Group, Raintec, Renaissance and Rivar New Homes. The planning department of West Berkshire Council will be presenting at the event, as will local sustainability experts from the Thames Valley Energy Agency.

The Jones Robinson prize draw is subject to terms and conditions, which are available on request.

 

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January 2008 | Jones Robinson Confirms Market Leader Status in Newbury and Thatcham Jones Robinson, the leading independent estate agent in West Berkshire and North Hampshire, grew its local market share during 2007, according to figures released by market research firm ‘For Sale Sign Analysis’.

The latest figures show that the agent has achieved a market share of 27 percent, based on the number of ‘For Sale’ and ‘Sold’ boards across Newbury and Thatcham. The estate agent in second place achieved a market share of just over 9 percent.

House sellers can benefit from an estate agent’s higher market share, especially when market conditions are tough. With more house sales than other local agents, Jones Robinson attracts high numbers of buyer registrations. The agent has also invested more in marketing for its customers with a new website which includes advanced search facilities, an email newsletter offering help and advice for buyers and sellers, and new brochures.

“Our approach is based on providing excellent service, accurate valuations and an effective marketing package,” said Charles Robinson, director of Jones Robinson. “This gets the results our clients want: the best price for their home and a stress-free property sale.”

For Sale Sign Analysis is a respected market research company specialising in analysis of market share by estate agent based on the total ‘For Sale’ and ‘Sold’ signs that were identified in the area across all house types.


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January 2008 | State of the Market In its first meeting of 2008, the Bank of England decided to keep interest rates unchanged following last month’s cut of 0.25%. It is the rise in fuel prices and concerns over inflation that prevented a reduction this month, but there is general agreement that another rate cut is on the cards and we keenly await February’s announcement.

In December, Halifax, the nation’s biggest mortgage lender, said that average national house prices actually jumped by 1.3%. This means that during 2007 house prices increased by less than the long-term average of 8%. Nevertheless, over the past decade property prices have still soared by over 180%.

January is traditionally a time for predictions, and there is no shortage of experts willing to stick their necks out to forecast the fortunes of the UK property market for the next year. The table below shows that the current consensus is for a fairly ‘flat’ 2008.

CML (Council of Mortgage Lenders)  +1%
Halifax  0%
Nationwide  0%
RICs (Royal Institute of Chartered Surveyors)  0%
John Charcol  -2%
Capital Economics  -5%
Source: bbc.co.uk

However, all of these forecasts are national, and what really matters to you is what’s going on in West Berkshire, North Hampshire, South Oxfordshire and the rest of our patch. So what do we think will happen to the value of your biggest asset in this region?

We are lucky in this area because there are several fundamental issues that combine to support a positive and stable housing market.

Employment levels are good, which means that the local economy is healthy. We have good road and rail links and superb countryside and schools. Unlike some cities in Northern England where one-bedroom flats remain unsold for months, there is a severe shortage of housing in our region, which makes a local price crash very unlikely.

We feel we may have seen the lowest ebb of the market in this cycle – it could be the right time to buy. We have had a very positive start to the New Year in terms of buyer registrations, so it would seem that many people agree with us. In our region at least, there is much to look forward to as the busy spring buying and selling period approaches.

You’ve read the newsletter, now visit the show…
Whatever is happening in the global property market, ultimately you are in control of what happens with your home.

o    Prices stagnant? You can increase the value of your property with the right investments in home improvements.
o    Interest payments too high? If you want to reduce the cost of living in your property, you can remortgage to save money.
o    Selling and want the best price? If you are considering selling, you can get the best price by following some simple advice.
o    Buying, and want money off a new property? Negotiation is key.

Whatever you want to do, the Talking Property show will help you do it. We have 17 excellent presentations lined up by people who really know the property market. And they’re all free.

Take a look now

There’s free expert advice, free seminars, free prizes… Friday 1st and Saturday 2nd February at Newbury Corn Exchange, 10am to 4:30pm. To guarantee your place at one of the 17 free expert presentations on offer, book online NOW.

Talking Property: register online now


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January 2008 | Free Talks Confirmed for Newbury Property Event
Jones Robinson, the leading independent estate agent in West Berkshire and North Hampshire, today announces the presentation topics for the Talking Property exhibition at the Newbury Corn Exchange on Friday 1 and Saturday 2 February 2008. Homeowners who visit the event website, www.talking-property.co.uk, can now find out about different presentations from local experts and reserve places for each talk.

A selection of property professionals will present their ideas on everything from interior design, renovation, extensions, audio-visual technology and renewable energy improvements to saving, borrowing, financing, planning permission, home information packs and property-related legal issues. There will be specialist advice for people looking to move upmarket and for those who want to profit from property and land. The environmentally conscious can pick up some useful information on how to save energy.

“We expect that Talking Property will make a big difference to any homeowner who attends,” said David Jones, director of Jones Robinson. “Some people are preparing to sell, while many just want to make their home a great place to live… Regardless of their situation, homeowners have plenty of questions. We have organised this free exhibition to give them some answers.”

There is still some exhibition space available. Email info@talking-property.co.uk for more information, or call 01635 521224.

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December 2007 | State of the Market
The big news this month is of the continued impact of the so-called ‘credit crunch’. The British Bankers Association (BBA) said that in October its members lent just over 44,000 mortgages for house purchase. That’s down by 27% compared to October 2006 when more than 70,000 mortgages were approved. These are the lowest figures for any month since the BBA started publishing the data in 1997.

Rightmove, in its monthly House Price Index, reports that nationally, asking prices have dropped again by around 0.7% this month. Compounded by the winter sales slowdown, they report the highest November ‘time that a property is on the market’ for five years. Their forecast suggests that prices will remain flat during 2008, but, looking on the bright side, if you are a homeowner, they do not foresee a major slump in prices for next year.

If property prices are to remain flat throughout 2008, what is the outlook for property investors? One argument says that because of the credit squeeze, first time buyers may find it even harder to raise the funds that they need to get on the property ladder. As a result, rental demand will remain strong. In both Newbury and Oxford, our two main rental markets, there has been no easing off in demand for rental properties. If you are interested in buy-to-let, our best advice is to make sure that you research the market thoroughly and take a long-term view on any investment property.

In terms of our local market, we actually bucked the national trend as we enjoyed the best October sales figures for two years. Vendors that follow our advice and are realistic about prices find that homes are continuing to sell.

It is a great time for buyers looking to move upmarket: any reduction in property values means that there is a net gain to be had if you are buying a more expensive property.

NEWSFLASH: Selling a one- or two-bedroom property?

On 22 November the Government announced the extension of home information packs (HIPs) to all properties. From 14 December 2007, one- and two-bedroom properties will now need a HIP. If you are considering selling, you can beat the deadline if you get your property on the market as soon as possible. Please contact us urgently to beat the deadline.

Click to book a valuation now


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December 2007 | Selling a One- or Two-Bedroom Property? On 22 November the Government announced the extension of home information packs (HIPs) to all properties. From 14 December 2007, one- and two-bedroom properties will now need a HIP. If you are considering selling, you can beat the deadline if you get your property on the market as soon as possible.

Please contact us urgently to beat the deadline.

Click to book a valuation now


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December 2007 | Newbury Prepares for Free Talking Property Exhibition
Local property experts are getting ready for Talking Property, a free exhibition for homeowners that will take place at the Newbury Corn Exchange:

10.00am to 4.30pm on Friday 1 and Saturday 2 February 2008.

The new exhibition will include a series of presentations aimed at helping people to increase the potential of their properties. Local property specialists ranging from interior designers to financial advisers will provide professional legal and financial advice and fresh perspectives on enhancing homes, both for people who want to make the most of their homes in the long-term and for people who plan to sell their properties.

Homeowners can visit www.talking-property.co.uk, where they can sign up for special presentations, get information about the exhibitors, and register to receive the free Talking Property newsletter.

“The average West Berkshire property is worth around £280,000. The right home improvements can increase the value of your home by many thousands of pounds,” said David Jones, director of Jones Robinson, the estate agent that is organising the event. “If you own a property in the West Berkshire and North Hampshire area, then Talking Property is the one event you shouldn’t miss in 2008.”

Confirmed participants include Ann Maurice House Doctor™ Network, Applewood of Newbury (kitchens and interiors), Bang & Olufsen, Deer Park Joinery, Everest, Gardner Leader, Griffins, Hartwood Oak Buildings, Homelodge, Horsey Lightly, Humphries Stonemasons, Inspiration Architects, J Finance, Jones Robinson, Newbury Building Society, Renaissance and Rivar. The planning department of West Berkshire Council will be presenting at the event, as will local sustainability experts from the Thames Valley Energy Agency.

There is still some exhibition space available. Email info@talking-property.co.uk for more information, or call 01635 521224.


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December 2007 | Local Businesses Prepare to Talk Property
Jones Robinson, the leading independent estate agent in West Berkshire and North Hampshire, is organising Talking Property, a free exhibition for homeowners that will take place at the Newbury Corn Exchange:

10.00am to 4.30pm on Friday 1 and Saturday 2 February 2008.

The show will bring a host of local businesses under one roof to help homeowners increase the potential of their properties. A series of presentations from local property specialists ranging from interior designers to financial advisers will provide professional legal and financial advice and fresh perspectives on enhancing homes, both for people who want to make the most of their homes in the long-term and for people who plan to sell their properties.

One of the exhibitors, Sam McCallum of Hartwood Oak Buildings, commented, “Talking Property is something new for the area. It’s all about helping people to get the most out of their properties, which is exactly what our traditionally built oak-framed structures do. We look forward to meeting potential new clients and building relationships with other local businesses at the show.”

“We have worked with some remarkable companies in the 10 years since we founded Jones Robinson in Newbury,” said David Jones, director of Jones Robinson. “Talking Property gives us all an opportunity to pool our knowledge and expertise and give something back to the town.”

Jones Robinson will be hosting a drinks reception for local businesses, including exhibitors, on Friday 1 February, following the first day of the show.

Confirmed participants include Ann Maurice House Doctor™ Network, Applewood of Newbury (kitchens and interiors), Bang & Olufsen, Deer Park Joinery, Everest, Gardner Leader, Griffins, Hartwood Oak Buildings, Homelodge, Horsey Lightly Fynn, Humphries Stonemasons, Inspiration Architects, J Finance, Jones Robinson, Newbury Building Society, Renaissance and Rivar. The planning department of West Berkshire Council will be presenting at the event, as will local sustainability experts from the Thames Valley Energy Agency.

There is still some exhibition space available. Email info@talking-property.co.uk for more information, or call 01635 521224.


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November 2007 | Jones Robinson Success Defies Property Market Cynicism
Amid widespread property market gloom, Jones Robinson, the leading independent estate agent in West Berkshire and North Hampshire, today announced the sale of three brand new homes on Essex Street, Newbury, on behalf of developer Amcrest. These sales contributed to Jones Robinson achieving the company’s best October sales figures in two years.

In order to increase demand for the Amcrest properties, Jones Robinson adjusted its marketing tactics and organised an open day. The renewed interest that resulted from this approach allowed the Newbury estate agent to sell the remaining properties within days of the event.

“The open day turned out to be a great success,” commented Amcrest director Terry Ostridge. “It created a surge of viewings and achieved the objective, so as far as we’re concerned, Jones Robinson’s approach was the antidote we needed in the current atmosphere of housing market doom.”

“It is still a great time to sell, regardless of what the future might have in store for the property market,” said Charles Robinson, director, Jones Robinson. “For developers, what matters is that it is still possible to get the right price for a new property. We can generate plenty of interest in new homes – our success in selling the Amcrest properties and our impressive October sales figures prove that this is the case.”

The sale of the Essex Street development comes at a time when Jones Robinson is focusing more resources on new homes and land than ever before, including a dedicated ‘new homes and land’ page on the new Jones Robinson website.


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November 2007 | State of the Market It has been an interesting couple of months in the local property market. There is no question that the introduction of HIPs has distorted the higher end of the market. Sellers rushed to put their four-bedroom properties up for sale to beat the 1 August HIPs deadline. Subsequently, the availability of these properties has slumped. According to Rightmove, nationally there are now 41% less properties with four or more bedrooms coming on the market compared to July. Since September, we have seen a similar effect with three-bedroom properties.

Unusually, the drop in properties on the market has also been accompanied by a decline in buyer numbers, possibly because interest rates are at their highest levels for six years. Considerable turmoil in the global and UK financial markets has not helped either buyer or seller confidence. Nationwide developer Barratt Homes said that sales of its homes fell as much as 10% in the week after Northern Rock got into difficulties.

The bottom line is a decline in property values of around 3–4% across our region, i.e. primarily West Berkshire, Oxfordshire and North Hampshire, over the past couple of months. This is welcome news for buyers, especially those looking to move upmarket, where a 4% decline means that in cash terms there is a net gain to be had if you are buying a more expensive property.

If you are selling, the message is to ensure you get an accurate, justified valuation and be realistic about the asking price.

Book a valuation now


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November 2007 | Jones Robinson Gets Thumbs-Up from Newbury’s Leading Solicitors Recent research shows that local solicitors are impressed with Jones Robinson. On average, Newbury’s leading solicitors gave their area’s leading independent estate agent an 82% ‘overall' approval rating.

Newbury’s leading solicitors see Jones Robinson as being local market leaders, achieving excellent growth. They also hold Jones Robinson staff in high regard, commenting that they are well-trained and motivated, with a low turnover.

The research indicates that local solicitors regard Jones Robinson as having a better perception of the legal aspects of the conveyancing process than most estate agents. This understanding contributes to the efficiency of the buying and selling process, and is one of the reasons why Jones Robinson maintains a fall-through rate that is much lower than the national average.

“As a company, we aim to make moving home less stressful for our customers,” said David Jones, director, Jones Robinson. “For that to happen, it’s essential that we build and maintain close and efficient relationships with the legal teams handling our clients’ property sales. 

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November 2007 | Partnership with PSG for HIPs Jones Robinson’s decision to work with Property Search Group (PSG) for sourcing HIP reports is proving to be highly beneficial for people who market their properties with them.  

“This new relationship is working very well,” explained Charles Robinson, director, Jones Robinson. “We are turning most HIPs around within a week of being instructed to market the property. We know that other agents in the area are taking as long as a month to source a HIP. This speed advantage gives us a lead in marketing our seller’s properties on their behalf.”

Another benefit of using Jones Robinson’s services is that vendors can choose who they wish to carry out the conveyancing on their home. Some estate agents are offering HIPs only if the vendor signs up to their conveyancing package.

PSG is the market-leading national search provider. Last year they commissioned over a third of a million property searches.

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November 2007 | Rivar Works with Jones Robinson to Market Headley Development Jones Robinson is marketing a new development in Headley, North Hampshire, on behalf of local developers Rivar. The development consists of 12 new homes, varying from a spacious one-bedroom terraced house to a five-bedroom detached house.
Rivar is building these properties to the normal high standards associated with this excellent local company, which has a reputation for building quality traditional houses to a good specification.

The houses, designed by a local architect, are due for completion in summer 2008.

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November 2007 | Renaissance Chooses Jones Robinson for Roman Mews Marketing Roman Mews is a new development of 12 one- and two-bedroom apartments and 4 three-bedroom town houses located between Newbury and Thatcham, built by renowned developer renaissance. 

The properties are built to a high standard of ecological design. They include a heat recovery system, underfloor heating, high-grade thermal and sound insulation and good use of sustainable materials for construction.

The contemporary internal layout includes fitted kitchen, suite bathrooms (some en-suite) and provides buyers with a choice of floor coverings and colour schemes. The town houses benefit from rear gardens, and each dwelling comes with a dedicated car parking space and use of a secure cycle store. 

 “We work with Jones Robinson to promote our developments because they know the local property market so well. They are able to offer a comprehensive marketing package that reaches the right target audience, which results in strong interest and sales,” commented Duncan Crook, CEO, renaissance.

There is a renaissance show suite conveniently located adjacent to the Jones Robinson office in central Newbury where design options and typical finishes can be viewed. 

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Advice

Prepare Your Property for Sale Selling a property doesn’t have to be all that difficult. There are many simple things that you can do to make the process less stressful. Making the right first impression is vital, and it doesn’t have to cost you a fortune. In fact, just a quick once-over can make a huge difference.

The Outside of Your House
What do buyers see first? Put yourself in their shoes and step outside. Take a look at your front door, window frames, lawn, hedges and paving. Does anything need painting, tidying mowing or rearranging? These smaller details are vitally important because they make up the bigger picture, so be as thorough as you can. If you’re not fond of DIY or gardening, hire someone else to do it.

Your Kitchen
Inside your property, focus mainly on the presentation of the rooms that the visitors will see first and the rooms they will spend most time in.

You don’t necessarily have to spend hundreds on a new designer kitchen in order to sell your property – something as simple as new cupboard handles can transform the appearance of your kitchen. If you have bought any stylish new items for your new kitchen, unpack them now to give your old one some zing, and give away any old appliances that you no longer need.

Put kitchenware and containers away in cupboards to create more room. The designer Terence Conran once said that space is “the greatest luxury of the twentieth century”… Give your viewers the impression of space when looking around your home.

Finally, blitz all of the surfaces, empty the rubbish bin and make sure that your dishwasher, washing machine and tumble drier are silent during the viewing.

Your Lounge
Think how much time your buyers will be spending in the living room once they have moved – it will become their living room, the room in which they live. By making your living room a blank canvas, you can help them to see its potential and imagine what it will be like once they have added their own personal touch. Get rid of your clutter – toys, board games, personal photos and pet hairs (and pets, for however long the viewing takes).

Your Bathroom
Unless your bathroom is already spotless, you will have to get your hands dirty. Remove every last hair and trace of grime from every plughole, toilet bowl and forgotten corner of the room. Leave it sparkling.

Then hide away all of your conspicuous plastic shampoo and face scrub bottles and add some choice finishing touches: a pot plant, clean matching towels and a luxury soap would work well.

Your Bedroom
Make your bedroom look good on the surface, even if that means cramming your wardrobes and drawers full of laundry, books and knick-knacks. Make sure your bedsheets match and are clean.

And Finally…
Before your visitors arrive, make your property feel as light, fresh, spacious and breezy as possible. Open the curtains and windows, let in some sunshine and fresh air. Empty and clean all of your bins and use sprays to disguise any odours. Vacuum all of your carpets and rugs. And pick up any litter you can find along your stretch of road.

And then, when your work is done, you can leave the rest to us!

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Choosing an Estate Agent
Selling a home isn’t something that most people do on a regular basis. It is a very important transaction, so please make sure that you choose the right estate agent for you.

Before you decide…

Will they look after you?

All estate agents talk about their ‘excellent customer service’. To find out if they actually deliver what they promise, ask about their share of the local market. An estate agency’s market share and local reputation is an important measure of its success in selling property.

Ask them how regularly they will give you viewing feedback and sales updates. Ask them if they are open seven days a week to serve your needs. Ask them to talk you through the way they will present your home to potential buyers.

Successful estate agencies have happy customers and happy staff. If employees remain for a long time, it’s a good sign that they really care about what they do. This will be reflected in the service they provide for you and the interest they have in getting the best price for your property.

Will their marketing get you the best price?

The approach to selling should be appropriate to the home being sold. Before putting a property on the market, good estate agents make sure they know which audiences to reach. They put ads, listings and particulars in places where interested buyers will see them.

For the best results, estate agents use a combination of media. Typically, this includes brochures, newspaper ads, property website portals, window cards and ‘For Sale’ boards. One effective method is to qualify active buyers before tailoring mailings to their needs.

Make sure your estate agent has a strong local presence with multiple local offices, and is prepared to spend money on promoting your home. An agent that is experienced in handling new homes, land and lettings as well as sales will be able to offer the best all round advice to ensure your property gains maximum exposure.

How accurate is their valuation?

Your home is worth whatever somebody will pay for it. Estate agents should base their valuations on market conditions, interest in your property and comparable sales evidence.

Many estate agents inflate valuations because they want you to sign their contract, not necessarily because they want to get the best possible price for your home. It’s difficult to switch agents once you have signed up for a minimum period, so don’t be pressurised into signing anything.

An over-valuation strategy can prove costly: your property may not sell as quickly as you would like, and there is a strong possibility that it will sell for less than it is worth. Buyers are suspicious of homes that linger on the market without any serious interest. If you’re buying another home at the same time, your seller won’t wait indefinitely.

Will they keep the sale together?

Ask other people about their experiences of selling houses with estate agents in your area. Find estate agents that can demonstrate a fall-through rate that is lower than 30%, which is the UK average.

What do they charge?

If an estate agent offers you a low rate, ask yourself why. Are they likely to negotiate the best possible price if they are working for a discounted fee? It could be a tactic to tease you away from their competition – perhaps they have less to spend on marketing your property than other agents, and therefore are likely to achieve a lower selling price.

Can they offer a complete solution for HIPs?

Home information packs (HIPs) and energy performance certificates (EPCs) are initiatives aimed primarily at preventing sales from falling through. Make sure that your estate agent takes care of providing these to buyers: they should be able to produce a low-cost HIP within a week without making you use their own conveyancing package. Be careful of inclusive deals – check that you will own the HIP if you do not proceed with the sale.

What professional accreditation do they have?

Are they associated with the right professional bodies: the Royal Institute of Chartered Surveyors (RICS), Ombudsman for Estate Agents (OCEA) and Association of Residential Letting Agents (ARLA)?

Your selling price

Please let us know if you think your home is worth more than we suggest in our market appraisal. We want to help you get the best result possible, and the selling price is an important decision.

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Moving Home Checklist
We understand that moving can be a stressful experience. To make life easier, here is a handy checklist of things that you may need to do.
Jones Robinson will guide you through the whole process. We will help you with anything you need to ensure that you achieve a successful sale.

What you need to do:

Get quotes for:
A home survey                               
Conveyancing                          
Removals or van hire                       

Transfer (or cancel/set up) services you receive from:
Landline telephone companies                   
Mobile telephone companies                   
Satellite/cable suppliers                       
Internet service providers                       
Water suppliers                           
Electricity suppliers                       
Gas suppliers                           
Water suppliers                           

Tell these people about your change of address:
Your local electoral registration office               
Your friends and family                       
Your old local council                       
Your new local council                       
HM Revenue and Customs (the Inland Revenue)              
Your bank or building society           
Your credit card company                 
Your insurance companies                  
Royal Mail (complete a redirection form)          
Driver and Vehicle Licensing Agency (license and registration) 
Doctors, dentists and opticians               
Your pensions and investments providers           
Your charities                          
Stores where you hold a loyalty card            
TV Licensing                          

Other things to do:

Have someone read your meters                
Dismantle your furniture                      
Make an inventory of your possessions             
Pack your belongings and mark the boxes              
Leave valuable items at the bank                  
Stop your junk mail                       
Change locks and burglar alarm access codes in your new home  

On the moving day:

Have someone look after any small children and animals      
Hand in your old parking permit                  
Shut down your electricity and gas supply              

Welcome Home.

Please note that, while we hope you find this list useful, there may be things that you need to do that are not listed above.

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HIPs: Your Questions Answered What’s the point of HIPs?

The point is to provide more information for buyers before they commit to a purchase so that they can make better-informed decisions about the property they are buying. The idea is that HIPs will help to avoid some of the unforeseen surprises that can cause delays for buyers and sellers. They are also seen as a step towards raising awareness of eco-friendly housing.

What information is contained within a HIP?

Each HIP contains an index page listing the pack contents, a sale statement which provides some basic information about the property, evidence of title (or ownership), the results of standard searches and the all-important energy performance certificate (EPC). The EPC includes a ‘fridge rating’ chart for your home, which gives potential buyers some indication of the energy efficiency of the property on a scale of A to G.

More paperwork? Not very eco-friendly!

Yes – the Government thought of that and in its wisdom has suggested that, where possible, the HIP should be made available in an electronic format. When an estate agent produces the property details, it must include the energy rating chart.

So, do I need a HIP to be able to sell my home?

Yes. If your property has three or more bedrooms it is essential that you commission someone to produce a HIP before it goes on the market.

Do I need one if I have a two-bedroom property?

No. At the moment, properties with less than three bedrooms are excluded from the regulations. However, over time all properties will probably need a HIP. The Government chose to introduce HIPs gradually to allow time for more qualified inspectors to become available.

Does that mean I can call my third bedroom a ‘study’ and avoid getting a HIP?

In theory, you could do that, but it’s well known that the value of a property is closely related to the number of bedrooms it has. So by marketing your property as a two-bedroom house, you may be reducing its value and market appeal, which could cost you far more than the price of a HIP.

For how long does the HIP last?

When the property goes on the market, the EPC must be less than 12 months old, and searches must have been done less than 3 months before.

Does every property with three bedrooms or more need a HIP?

There are some exceptions. New homes which conform to Part L of the building regulations are excluded until 1 January 2008. Other properties such as seasonal and holiday homes, mixed commercial and residential properties, tenanted properties and those which are classified as private sales (for example, from a landlord to tenant) are all exempted from HIPs. And if you have an ‘unsafe’ property, you might take some comfort from the fact that you do not need a HIP!

How long does it take to get a HIP?

We aim to have the HIP available within a week of receiving the property details. It can take more time for leasehold properties as the searches often take longer to complete.


What will it cost me?
Typically, the cost is £360 for either 3-bed or 4-bed properties, including VAT. Leasehold properties may incur extra charges for searches.

So, this is just more hassle for me when I sell my house?

Not really. We make getting the HIP really straightforward. Once you confirm that you want to put your house on the market, our HIP partner – The Property Search Group – will contact you to arrange a suitable time for the inspection to take place. And, unlike other agents, our HIPs service doesn’t tie you in to a particular conveyancing package – you are free to go where you like.

More information?

www.homeinformationpacks.gov.uk

The Property Search Group
PSG is the market leading national search provider who last year commissioned over 1/3 million property searches.

www.psgonline.co.uk


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Choosing a Financial Adviser A mortgage is most people’s largest financial debt and will last for many years. It is very important therefore to ensure that you get the right advice. Before you decide which mortgage is right for you, talk to an adviser who deals with mortgages every day.

Before you decide…

What products can they advise upon?

Most lenders offer only their own products, whilst many mortgage advisers offer a limited range of products. Look for an adviser who is independent and able to advise on the whole of the market. An added bonus is the access to exclusive mortgages not available in the open market.

Ask your prospective lender or adviser if they can also offer other products such as mortgage and personal protection from all providers. You want the most appropriate insurances as well as the most appropriate mortgage.

What will they do once you have completed your application?

If you place your mortgage direct with a lender the chances are that you will have to do your own chasing to ensure your mortgage offer is ready when you need it. If you instruct an adviser make sure that they have the ability and the staff to administer your application right through to the day you move in and that they do not charge extra for this service.

What do they charge?

Will an adviser give you free initial consultations?

To call themselves ‘Independent’ financial advisers must offer you the choice of paying them a fee or allowing them to be paid by commission. Some companies will charge a fee on top of the commission they receive for your mortgage.

What experience do they have?

Ask your adviser what experience they have. Qualifications are essential, but many years of experience will help your adviser overcome those difficulties which can come with the buying process. Experience with Solicitors and Estate Agents will also help your adviser to help you.

What happens once you have moved in?

Whilst you should be happy with your mortgage when you move in, your needs may well change as you move through life.

Ask your prospective lender or adviser how they will help you if your needs do change. Ask them if you will still be able to talk to your original adviser and not directed to a call centre. Ask them also if they will contact you at the end of your mortgage rate and advise you again which mortgage is best for you.

What professional accreditation do they have?

Are they authorised by The Financial Services Authority, covered by the Financial Ombudsman Scheme and have they passed the latest exams to keep their knowledge up to date?


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Managed Lettings: Your Questions Answered What is a lettings agent? What do you do, exactly?

We do whatever is needed to make sure your property letting runs smoothly. We understand the technicalities and handle the day-to-day issues.

Do I need a letting agent? What can you do that I can’t?

Letting a property is far more complicated than many people first imagine. Our experienced lettings agents can explain legal issues and handle the paperwork. We can also make a full inventory of your property and identify any areas that would enhance the property and thus make it more attractive to potential tenants. We use independent inventory companies to manage inventories and schedules of condition – their unbiased reports give our landlords the best possible protection for their properties.

How do I know if a lettings agent is any good?

If your lettings agent is a member of ARLA, it is required to follow a regulated code of practice and deliver services to a very high standard.

Can you find suitable tenants for me?

Yes, we can do that too. To keep you as a customer, it’s in our best interests to find reliable tenants who will pay on time and take good care of your property. That’s why we check references thoroughly. Also, by accompanying property viewings, we get a first-hand impression of whether tenants will be suitable. And maintaining a database of prospective tenants means that we are in a better position to find a good match.

What if my tenant turns out to be a nightmare?

We can handle maintenance and property visits on your behalf. Being a member of the Tenancy Deposit Scheme means we have measures in place to protect the interests of both parties from the outset.

What else is included in your managed lettings service?

It depends on your specific needs – different landlords have different circumstances. Our comprehensive service includes finding tenants, getting references, collecting deposits and rent, negotiating rent reviews, transferring bills, handling maintenance, renewing safety certificates, buying goods, performing property checks, and providing the information you need for tax purposes.

Can you help me with buy-to-let?

If you are thinking about buy-to-let, you need a lettings agent who knows the local area very well. Having excellent local knowledge means that we can offer advice on potential demand, suitable properties and expected rental income. Understanding these patterns in your area means that we will be able to minimise void periods for you.


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Case Study: Changing Estate Agents
Hilary Cole was not impressed with her estate agents. After three months of having her cottage on the market, they had failed to achieve a significant number of viewings, let alone sell her house.

“I decided it was time to take stock and go with another estate agent,” she said. “I couldn’t afford to wait indefinitely to sell my house and I feel that my cottage has a lot going for it – it’s a wonderful home with lovely period features.”

Hilary switched to Jones Robinson and was immediately impressed by their approach. “I was presented with a market value that was fully justified and based on sound information. The whole process of switching agents was efficient and trouble-free, and Jones Robinson very quickly got the results I wanted to see.”

Jones Robinson achieved more viewings on the property in one month than in the whole of the three months that the property had been with the previous agent. What’s more, this was during December, which is traditionally a quiet month for house buying.

“I went to Jones Robinson because they are a larger local agency and because they have more properties on the market I felt they would attract more buyers. I was concerned that they might not have the personal touch but I needn’t have worried – they follow up every viewing promptly with the buyer’s feedback and keep me informed at every step. I also like the property performance update that they provide, which compares my viewings with the average for the branch.”

“The Jones Robinson team are working hard to sell my cottage. I really feel that now I am getting value for money and excellent customer service from my estate agent.”

Some estate agents inflate valuations because they want you to sign their contract, not necessarily because they want to get the best possible price for your home. It’s difficult to switch agents once you have signed up for a minimum period, so don’t be pressurised into signing anything until you have thought your decision through. If you feel you are with the wrong agent, it’s straightforward to switch once your contract period has expired.


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Case Study: Agreeing the Sale Price
The Hollands had recently put their house up for sale with another agent. Despite receiving offers for their property, they decided to withdraw from the market to wait for the right place to buy. When a suitable property came up they felt that the sale of their own property could be better handled than the first time around…

“This time, after inviting three agents to value the property, we went with Jones Robinson,” said Sheila Holland. “We felt their profile was right for our individual detached family home, and they offered a competitive fee for handling the sale.”

Jones Robinson’s initial market valuation was actually the lowest of the three agents, but that didn’t deter the Hollands from placing their trust in them. “Our agent, Paul, explained the pros and cons of varying the price and we felt happy having discussed it that we should market the property for more,” explained Sheila. “We understood that it’s important to be realistic about selling price, but Paul also listened to our needs, and together we agreed a price that we would aim for.”

The Hollands particularly appreciated the responsiveness of the sales team and the feedback that they provided. “They were always well presented and completely appropriate when showing buyers around our home. The fact that messages are passed on and they always return calls sounds like a small thing but it is much appreciated – we know from experience that not all estate agents get this right. The sales team never failed to give us feedback from the viewings, passing on both good and negative comments from buyers, which gave us confidence that they were working hard to sell our house.”

Within the first two weeks of being on the market the house was under offer, and after three weeks a sale was agreed for slightly more than the original asking price.

“Compared to our last experience of using an estate agent, we felt that the advice and the service we got was far better,” said Sheila. “Jones Robinson has an efficient operation and the sales team is a pleasure to deal with.”


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Case Study: Achieving Market Value
If you want to sell something for a certain price, your instinct might tell you to aim high and then be prepared to negotiate downwards. While this kind of pricing strategy applies to many things, it’s not always true of property.

When Danny Kirby approached Jones Robinson to sell his two-bedroom house in Newbury, he already had a value in mind based on another agent’s market appraisal. Jones Robinson’s view was that while the property was worth around £225,000, buyers might think of this price as being high for a two-bedroom house, and might be put off by it.

Jones Robinson’s sales agent Paula Swindin, knew from experience that she could generate more interest in the property if the initial market price was set below the expected value. “The Kirbys’ house has several features you don’t usually find with two-bedroom properties, not least the open views to the rear of the house. I felt we could achieve a good price, but you have to get people through the door first,” she explained.

“When Paula suggested we put the house on the market for less than the valuation we were a bit doubtful at first,” said Danny. “But as the vendor, it’s important to remember that you are in control of the sale, so if you believe in your estate agent you should follow their advice.”

The property went on the market in mid-December and attracted 12 viewings over four weeks – traditionally the quietest time of the year for house buying. In January a final offer was accepted – above the original asking price.

“Jones Robinson has been very helpful right from the moment we contacted them for a free valuation. They seemed to offer the most comprehensive route to market and were even able to secure an offer above the original asking price. The whole process has been handled exceptionally well by our agent Paula and I would happily recommend Jones Robinson to anyone thinking about selling their home.”


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How Preparation Can Pay Off
At Talking Property (Corn Exchange 1-2 February), the Ann Maurice House Doctor™ Network shared ideas and gave advice on presenting homes for sale. Suzanne Steer, one of its consultants, says that you never get a second chance to make a first impression.

People often struggle with the idea of spending any money on improving the appearance of a property they want to sell. Although we usually spend time and money on valeting our cars before selling them, we don’t always consider doing the same for our homes. Given that the average price of a home in West Berkshire is over £280,000, this is absurd.

When a poorly presented property struggles to sell, the seller’s options are limited to reducing the price, changing agents or just holding tight and hoping for the best. Desperate sellers in an uncertain market can ask for anything between £5,000 and £50,000 below the initial property valuation. This attitude seems negative when you consider that, according to industry reports, staging a property can add as much as 10-15% to the selling price.

A little planning and preparation can make the whole process much smoother and maximise the value of your biggest asset. It can often be achieved quickly and very inexpensively: as little as £500 can make a big difference. A client of mine, for instance, had been renting out his property for six years, which had left it tired, unloved and in need of a makeover. To attract buyers and sell quickly at the best possible selling price, he wisely decided to turn his investment back into a desirable home…

His budget was tight, so this did present a challenge. Prior to any work, the property was valued at £185,000. After the House Doctor™ Network visited and made some recommendations, the house sold for £205,000 to the first viewer, a young couple who “couldn’t wait to move in”.  The owner had spent just £1,500 implementing the recommendations.

In this case, the carpets were worn and needed to be replaced in three bedrooms, the landing, the stairs and the living room, at a total cost including fitting of £1,000. New carpets create a feeling of space and lift the appearance of a property significantly.

Your furniture or accessories have an impact on the buyer’s overall impression of a property, even if they’re not included in the sale. Removing the covers of the owner’s tired and dated sofas exposed a clean, cream calico. A simple fake fur throw and scatter cushions from Matalan transformed their appearance further still (total cost: £47). New full-length faux suede curtains (£35 a pair, from Asda) and a few accessories and pictures (£45) completed the look and gave the living room a new wow factor: it was spacious, harmonised and contemporary in style. The living room transformation cost a little under £130.

So, how can you maximise the value of your home and sell it quickly?
•    Create a list of items that need attention
•    Neutralise your colour schemes (note: this doesn’t mean using magnolia or white)
•    Pick a co-ordinating colour to accessorise each room
•    Consider replacing worn carpets – it’s well worth the investment
•    Paint over tired or dated wallpaper – a fresh feel adds thousands to the price
•    Buy new bed linen and towels
•    De-clutter and remove unwanted furniture, books, videos, CDs, and so on

For more advice, please contact an Ann Maurice House Doctor™ Network consultant:
•    Lucy Inskip: 01635 862 513
•    Suzanne Steer: 01189 893973


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