CHARTERED SURVEYORS REPORT 1.25 MILLION HOMES TO BE SOLD IN 2015

With the impressive figure of 1.25 million home sales being implied by the Royal Institute of Chartered Surveyors (RICS), it seems that 2015 could be an interesting year for the UK property market. It is the regional areas that are expected to see significant gains, such as Humberside, Yorkshire, the West Midlands, the North West and the South East.

However, this overtly positive statement is also balanced with a number of adverse observations. "Lack of supply to the housing market remains a running trend, and one that cannot be addressed fast enough" says RICS representatives in December 2014 interviews. 

The November 2014 RICS report also raises this need for fresh new stock to the market. Although the latest National Statistics' House Building report does at least show that whilst new property developments are still 33% below the pinnacle years of 2007, they are now 92% higher than the dearth of 2009. So, perhaps we can at least say that we are heading in the right direction.

The RICS report also warns that variations in price performance across the UK will be wide-reaching, especially considering London Boroughs. But with such a huge demand for properties throughout the UK, we are expecting at least a 3% price rise national average. Of course, this rise is also thanks to recent Stamp Duty changes.



If you are considering purchasing a home in 2015, do not run the risk of an investment without first having a property survey, performed by an experienced professional. Get you instant property survey quote free, now! http://www.dawsonsurveyors.com/instantQuote.html

HOW TO CREATE OPEN‐PLAN FAMILY LIVING IN YOUR HOME

– THE AFFORDABLE MODERN MAKE‐OVER

Transforming your current home interior from a traditional style into something more modern does not need to cost the earth. Creating open‐plan living spaces can be achieved for an affordable budget, with just a little know‐how.

Many properties in the UK and abroad were ‘built‐to‐last’ and stand now within a very
traditional style, offering separate formal dining rooms and isolated kitchens. For families
today, this type of property planning is no longer appropriate to our busy lifestyles. More and
more, families are looking for open plan layouts to enable them to combine the many activities that take place at home – work, cooking, eating, homework, TV, – bringing families together for as much of the day as possible.

Creating open‐plan living – kitchen-dining rooms are not necessarily an unthinkable project to consider despite common misconceptions. Works can usually be undertaken for a very small investment. It is often the case that dividing walls within your property are non load bearing (ie not structural) and with the help of a qualified inspector, they can therefore be very easily removed. Doorways can be opened up to allow rooms to be combined and kitchens can be transformed to create areas for eating using islands, breakfast bars or built‐in family dining spaces, all within the same area that was previously divided. Open‐plan living is not only practical, but it creates a fresh modern feel in your existing home, providing you with a house that better suits your style.

The added advantage to open‐plan living is also the better use of natural light. Daylight brings life into your home and opening rooms allows the available incoming light to be transferred deeper into the centre of your property which can reduce the need for artificial lighting.


A short assessment of your home can determine which existing walls are removable and which walls are supporting. Needless to say, anything is possible, but transformations within your property should also be cost‐effective which is why Dawson Surveyors provide an experienced team who can advise you on the options available and their associated costs. Please contact our offices on (0044) 01424 882263 to book a surveyor visit today.

http://dawsonsurveyors.com/design.html

ADDING VALUE & SALEABILITY TO YOUR HOME DURING WINTER

At this time of year when we are all spending more time indoors, taking a fresh look at how you can best use existing areas within your home, can be a smart way to improve the usability, value and saleability of your property.

Property sales are typically quiet during the Christmas period and into January, so this can be a good time to prepare for marketing in the spring. Without the need to consider a complete transformation, adding special features into your existing home such as a wine cellar or home gym or cinema can catch the eye of a prospective buyer and place your property ahead in terms of a potential sale. Features can be a cost effective investment in your home and can range from the very small to the very large. With specialist advice from a design surveyor, these types of work can become very straightforward and provide the opportunities you need to make your property stand out from the rest.

SMALL WORKS : beneath a staircase
Typically, spaces remaining beneath a stair are either closed in or used for storage. However, it is often possible to open this area out, removing a wall or just the fittings and instantly increase the visual floor area of your home. These areas can be suitable for a built‐in mini home office, or as a special feature such as a spectacular glass‐fronted wine cellar. Equally, there may be the opportunity to create an additional toilet‐cloakroom beneath the stair.

LARGE WORKS : basement conversions
Depending on the legalisation applicable to your property, converting your basement into a
home gym or cinema room can be a real selling point. It is important from the beginning
to set an accurate budget, to establish the condition of the existing basement structure, the
waterproofing and ensure that there will be good access. Basement works can often take
place with little disruption and during periods of bad weather, making winter an ideal time to
consider a conversion.

At Dawson Surveyors, our design services will give you the assurance that you need when
considering a new project, from the very large to the very small. We can offer you advice
about how best to approach your works and also help you to manage any works you decide to undertake. 

Please visit our website

http://dawsonsurveyors.com/design.html 

or email us at enq@dawsonsurveyors.com 

for free initial advice. 

The Value of Property Valuations

2 Bedroom Apartment v 64 Bedroom Mansion?

The Telegraph recently published an article comparing the value of two similar properties... in this case, the term "value" is being used strictly in reference to the market price. Both properties are for sale in the range of £4.25 million. 

The first property provides:

• 64 bedrooms
• 88 acres
• A ballroom
• A history dating back to 1700

The other provides:

• 2 bedrooms
• 125 square metres
• ... Umm, and integrated "high end appliances"

So, what's the all important difference that awards those 88 acres? 
In the words of Kirsty Allsop, "Location! Location! Location!" 
The latter apartment is located in Knightsbridge, London whilst the other stately home is in Shrewsbury, Shropshire (near the welsh border).

But how do you put a true price on a property, we hear you ask? 
There is obviously overwhelming support of the fact that our Capital city justly demands a great price hike versus other areas of the UK (or even, the world...) but exactly what factors determine the sales value? 
Dawson Surveyors stresses the importance for any homeowner to know this simple fact. After all, get it wrong at purchase and there is immediate danger of negative equity. Get it wrong when attempting to sell and there may be a total lack of interest from the market.

A property must be valued by a professional (contact Dawson Surveyors for more information). The pricing formula in its most basic sense considers:

• Property age
• Number of rooms
• Features and fittings
• The current condition of the property
• Location and surrounding amenities
• Associated costs and liabilities

Property valuers also assess the interest in a property at a given time. This interest could be in connection with a sale, letting, leasing, investments, etc. And these variable factors are what make pricing a property more complicated than it may at first appear. Always ensure that your professional is knowledgeable and experienced.

Also bear in mind that a valuation survey is the most basic form of survey. For a more comprehensive survey you may wish to consider a Home Buyers survey or a Building Survey. If you are unsure and have questions of any type, do not hesitate to contact Dawson & Associates. 

http://www.dawsonsurveyors.com/valuations.html

Dawson & Associates Advise Own Front Door

As property prices continue to soar in the UK (and interest rates remain, well... of little interest), is the smart money once again being invested into strategic property developments? 
Over recent years we've seen the likes of Sarah Beeny preach loudly about mistakes here and naïveté there, but with a savvy nature and a little sound advice Dawson & Associates believe that it is possible to secure good returns from real estate.

One key piece of advice from Charles Dawson is to aim for a property that has its own front door (or the potential to create one). This may initially sound silly - "of course a home should have a door", we hear you cry. But the truth is that whether the end-resident is seeking a house or an apartment, it is nice if, upon opening the front door, ALL of the space is private. It often gives the premises a superior feeling - which in some cases could be provided at a premium.

In addition, communal  hallways often cause difficulties whether its simply because one person doesn't collect their post and leaves it piling up in an unsightly fashion or because there is repair work to be done that requires some diplomatic budget discussions. As a landlord, even more than a tenant, these ongoing issues are better avoided.

Of course whether you are considering property development simply to urnover for profit or if you are more interested in the income that rentals can provide, Dawson & Associates always advise a property survey from a professional before committing to the investment. Successful rental properties often have different criteria than properties intended to be quickly placed back onto the market so be very aware of your end-goal from the beginning. Of course, all properties should be structurally sound and also consider any environmental or political issues in the area. 

Contact Dawson & Associates now for more information and free initial advice.
Book a Survey: 0044 1424 882263

Buckingham Palace, Valued the World's Most Expensive Property

Comparecamp.com has now confirmed that Buckingham Palace is the world's most expensive property. However, some of the property value is attributed to THE VIP who happens to live there, thus making its pole position a little impossibly competitive. Of course it's Kensington address, 775 rooms and 40 acres of gardens play a part in the astronomical price tag too.

Buckingham Palace beats Billionaire Mukesh Ambani's rather eccentric Mumbai mansion, a 20 acre estate on the Côte d'Azur and a 100,000 square foot mansion in New York. Just a little lower down the list are another 3 Kensington properties truly demonstrating the exclusivity of this London district.

Just as Buckingham Palace has a heightened price thanks to its status as the Queen's residence, true property values can depend upon a multitude of things. Dawson and Associates are a team of highly experienced professional surveyors who can provide dependable valuations on properties within the UK and abroad. As valuers, we assess the worth of interest and the land at a given time. We also assess the age, condition and location of the property. With this information and our expertise we are able to provide an accurate report that will help you to make the correct property decision. Please feel free to contact us for free initial advice.

http://www.dawsonsurveyors.com/valuations.html

Life According to Postcode (UK)

Like it or not, your postcode has a great impact on your daily life. Whether you have made a conscious decision to own a property in one of the UK's most highly regarded reference spots or if it just happens to be where you were born, you'll be surprised to lean about the amount of assumptions that are made about you and the kind of life that you lead. 

Dawson Surveyors observes the following...

Most commonly, your insurance company will judge your risk-factor based on your postcode. If you're looking to insure your car, let's hope that you don't live in Birmingham. Perhaps move to Aberdeen to secure the best rates!

And it's not just the first couple of letters that matter. Those who live in the northern part of CF (Powys) are reportedly much happier people than those who live in the southern (Rhondda Cyon Taff). If you're home-seeking in this area you'd be advised to check out a CF44 address in order to top, rather than bottom, the "subjective well-being" scale.

But it is our house prices that are so commonly affected by that seemingly innocuous collection of digits and numbers at the end of our address. It is of no surprise that the most expensive postcode areas are in West London. Currently the average price of a flat in this area is £875,000.
Interestingly though, it is Golders Green that has seen the biggest house price rises in the last 10 years, and therefore we are quite sure that "subjective well-being" will also be on the rise.
If you're seeking the most square meterage for your bucks, the best bet is Wales.

For more advice on how to make the best property purchase to suit your needs, please contact Dawson & Associates. We know that it is not just the price of the property that matters but also the condition of the property itself. Don't be fooled into thinking that a bargain is quite that unless it has first been surveyed by a professional.

WWW.DAWSONSURVEYORS.COM

UK has Third Highest Annual Increase in House Prices

Surprisingly enough, it is Estonia that tops the list of highest annual house price increase (in line with their economic growth since 2010). Following that comes Ireland with a 12.5% increase y-o-y and then the UK at 10.2%. 

The UK property market "bubble" has now been well documented and we start to wonder whether the bubble should actually now be referred to as a full-blown boom. It has been reported that over the next 5 years, certain areas of the UK are expected to witness house prices to further soar by 30%. Real estate website, Rightmove recommends the following areas for the best projections:

• Southampton
• Luton
• Brighton
• Swindon
• Enfield

These figures are especially impressive when compared to some of our European neighbours of close proximity. After the recent years of crisis, Spain is thankful that prices are no longer dropping to such devastating effect and we can safely call it "stable" at a figure of 0.8%. Whilst property prices in France have reportedly dropped by 1.1%.

These statistics present a range of good news to a certain few.
1. If you are an investor in the UK market who purchased a property over recent years, you are probably enjoying the increase in your bricks and mortar value.
2. In addition, if you are looking to relocate or purchase a 2nd home abroad then Spain and France do now still offer some interesting options (especially if you have already benefitted in the increase of your UK property value!)

If, however, you are seeking to snap up a prime property deal in foreign lands then perhaps you should be looking at the other end of the scale. Slovenia could be the place to snap up a bargain home as stats show a 9.8% house price FALL. Italy is keeping its distance from the bottom spot at -4.8%.

As experienced property professionals, Dawson & Associates helps clients to identify the right property investments, and that includes properties abroad. We are able to survey an investment prospect to ensure that it has been constructed to the standards that we would wish for in our home country. Alternatively, if the property does require additional work, then we can report those faults so that they can be negotiated on the for-sale price. Currently we recommend a specific development in the French Alps and we are familiar with the best property options currently available on Spain's Costa del Sol.

£250 million Russian Investment in London Property

The Russian Billionaire Andrey Goncharenko is now reported to have invested a total of £250 million in London having now bought up a total of four luxurious properties. Goncharenko is apparently well known for excess and therefore, it is of no surprise that his purchases include Britain's most expensive home – the Hanover Lodge in exclusive Regent's Park. 

Hanover Lodge was previously owned by conservative peer Lord Bagri who had purchased the property in 1994 for £5.9 million. He then refurbished the grade-II listed building to glamourous standards. It is said that Goncharenko now plans to spend a further £1.2 million with even more renovation works to the 33,000 sq ft home.

Goncharenko's other properties are 50 St James Street, Mayfair, which sold for £70million; a mansion in Lyndhurst Road, Hampstead, sold for £41million; and 102 Eaton Square in Belgravia, sold for £15million.

This year has seen even more Russian investment in the UK than ever before. It is thought that continued unrest in Russia is encouraging those to set-up homes across the country and, in particular, in London. Jones Lang La Salle estimated that Russian money accounts for 7pc of all property, both old and new, worth more than £1m in the capital’s core. The short 4 hour transit by aeroplane makes it an appealing prospect for those seeking more stable bricks and mortar investments. 

“London is seen as liquid,” said Tom Mundy, head of research Russia at JLLS. “It’s easy to buy, easy to sell and it has a depth of stock not available in Moscow. Pricing is not dissimilar and the pound is relatively strong compared to the rouble.” [source]

Foreign investment stimulating the London new-build property market also take the form of Middle Eastern , African and Eastern European investment.

Read more: http://www.dailymail.co.uk/news/article-2690093/Revealed-Billionaire-party-animal-s-snapped-Britain-s-expensive-house-120m-London.html#ixzz3GgJ1znCP

Dawson & Associates are able to advise on your international property investment with full property consultation bred from over 40 years of professional practice. We can provide thorough and accurate Building Surveys, Party Wall Awards, Property Design, Construction Management & Legal Services for your property in the UK. Be asured that a team of professional are providing the best possible results from your UK property investment/portfolio. Contact us now for more info.

Which UK Town Council do you Want?

Whilst most of the town council's work is made mandatory by the government, they are generally self-organised. Therefore, there are variables between the practices of one town council and another. Obviously the needs or desires of one town resident and another differs greatly but, it seems, there are definite bonuses to living in certain areas of the UK.

The truth is that town councils actually have access to huge amounts of money and the Telegraph has recently applauded certain districts where those budgets have been put to extremely good use. Those mentioned were as wide-reaching as Norfolk, Uttlesford in Essex, Flyde in Lancashire, Royal Borough of Kensington in Chelsea and Wiltshire. Their accolades include maintaining tax rates whilst drastically improving local services, sustaining award-winning cleanliness and encouraging healthier lifestyles.

Telegraph's acclaimed Norfolk Town Council

But what power does a town council actually have? Well, they make key decisions for issues such as:

• Education
• Transport
• Town planning
• Fire & public safety
• Social care
• Libraries
• Waste Management

Plus deciding upon other discretionary services such as regeneration projects.
It is these discretionary tasks that test the vision of each council. It is a matter of priorities for those decision-makers as well as the demands of the citizens themselves.

Obviously these types of decisions will often vastly affect UK property prices and the lifestyle of those who have invested in that area. Dawson & Associates has seen the progression of cities, towns and villages all over England within the last 40 years of professional practice and it is easy to spot which development plans and initiatives will be beneficial for those based in the area. 

For more information on potential property investment projects across the UK, please feel free to call Dawson & Associates. Not only are we able to assist with property surveys but we can also advise on planning applications and help to liaise with the local town hall.

UK Property Market Still Bubbling...

... but beware, there are signs of calmer waters ahead...

June 2014 reports showed that UK property prices were still on the rise. And hope for a full economic recovery abounds after so many were wounded in the 2008 crash. But experts warn that growth will now begin to slow. 

Those who were fortunate enough to sell a property in June 2013, were likely to have received substantially more than they would have done 12 month before. First-time buyers were hit by a 12% increase on their investment with the average investment rising to £204,000. But, statistics for July and August told a different story with asking prices dropping (source: Rightmove).

Advice from Dawson & Associates is the same as it has always been. Never rush into a property purchase decision and ALWAYS take advice from a professional. The markets show fluctuating (and to some extent unfathomable) prices that are literally changing on a month-by-month basis. Back in February Ha-Joon Chang warned, "This is no recovery, this is a bubble – and it will burst" but those who have been lucky enough to sell over subsequent months have profited well, so there has indeed been reason for celebration. 

It should also be well considered that prices throughout the UK vary wildly so a rule for South-East investments does not work so well in the North. Rather, as Dawson has always advised, the single most valuable piece of advice is to judge each property investment on its independent merits. Sometimes the best investments can actually be made during the crisis not during the booms nor bubbles. 

With over 40 years of experience in the UK property industry we have seen every type of price increase and decrease. And we have seen property investments go very wrong even during the most palatable circumstances. For this reason, we offer initial advice for free. 

Please contact us to discuss your unique property investment opportunity 0044 1424 882263
Should your investment be worthy of further investigation, we are able to offer Building Surveys (& Listed Building Surveys), Homebuyers Reports and Valuations across the UK. 

PLEASE TAKE HONEST, PROFESSIONAL ADVICE PRIOR TO PURCHASING YOUR PROPERTY. 
www.dawsonsurveyors.com

Premium Property Costs in South Kensington

South Kensington is well known as being one of the most exclusive addresses in the world. Affluent professionals and A Listers aspire to call it home. A 3 bedroom penthouse previously owned by Kylie Minogue was previously on the market for £6.5million. Foxtons state that the average price of a South Kensington 2 bedroom flat is £1,546,735 whilst a 4 bedroom house would set you back around £3,012,500. This compares to £250,000 for the UK property average.

However, Dawson & Associates has seen time after time that even if you are interested in paying these premiums, locating a property in this densely populated area is easier said than done.  Perhaps that is why an apparently “uninhabitable” South Kensington flat recently sold for more than £600,000. The telegraph reports that this property, with only 30 years left on the lease has been deemed worthy of such a high asking price by an anonymous buyer (despite the fact that it may shake when the underground passes by).

James Wardle, director of the selling real estate agency, Hamptons International, said: "Stanhope Gardens is one of South Kensington's most sought-after garden squares, with apartments selling for well over the £1 million mark.” Due to the extreme high demand for properties in this area, it seems that there is still potential to make a profit on the purchase.

But any potential property investors should beware. These development projects often prove risky and a successful outcome solely depends upon finding the right property in the first instance. Even in areas such as South Kensington, good profits cannot be obtained if the property itself is not structurally sound. With over 40 years of experience, Dawson Surveyors can evaluate any residential or commercial real estate and provide a true current and future value. Do not risk making an investment without professional, specialized advice from a chartered surveyor.

Afree instant property survey quote can be received here.

Neighbourhood Planning Updates

RICS have recently issued an alert to ensure that all Chartered Surveyors are aware of the updates to neighbourhood planning rules.

Neighbourhood planning was introduced in 2012 to aid the development of land and the appearance of the construction of new homes and offices. In addition, the government made financial and advisory support available for communities who felt the need to develop their neighbourhoods. Whilst there was great reticence for the initiative in the early days, there are now more than 1000 neighbourhood plans in preparation. 

One of the biggest advantages of a neighbourhood plan is the increased communication within a community. Local residents and business owners are given a say in the use and distribution of their area. In some situations, a thorough neighbourhood plan with a clear intention can avoid the requirement for the planning applications that generally need to be submitted to local authorities. 

However, Dawson & Associates does strongly recommend that all development plans are prepared with the input of a professional. Whilst it is important to consider the opinions of key members of the local community and to assess the needs of all who reside there, it is essential that construction expertise holds equal value if a plan is to help the community to grow and be successful. 

Neighbourhood plans should never be underestimated. They should be informative and knowledgeable documents and therefore they require heavy commitment from those who have shown an interest in being involved. The document gives certain levels of power and responsibility so those taking the reigns of the project much be carefully selected. 

If you are involved in a neighbourhood plan and require some expert input OR if you are considering a neighbourhood plan and would like some advice before commencing, please call Dawson & Associates. 01424 882263 
Initial advice is provided free of charge and it could help to immediately resolve a potentially problematic situation. 

We have been in business since 1980 and we know that in the property industry, there are no problems – ONLY SOLUTIONS.

The Royal Institute of Chartered Surveyors ensures that all of its members are fully informed at all times regarding the latest property regulations. A RICS regulated practice such as Dawson & Associates maintains the high standards set by the regulatory body – employing the vast skills and extensive experience of senior personnel to cover all aspects of property surveying, design and management.

Smallest Ever New Build Properties in the UK

Newly built properties in the UK are now reported to be amongst the smallest in Europe. At an average of only 76 sqm, even Spain's homes (a country that has suffered recent years of economic and construction crisis) are apparently more spacious at an average of 97 sqm.

The question has to be asked – how can a property investment which is, of course, a lifelong commitment be justified if it barely provides enough space for 2 busy people let alone the additional family members or pets who may come along in the future. Some may argue that these 76 sqm are only intended to home its residents as they arrive onto the property ladder and that the intention should always be that as the family grows, so does the income and therefore the property. But this immediately results in a huge amount of pressure being placed on the average household.

RIBA says that the abolition of the minimum space standards through the 1980 Local Government, Planning and Land Act is to blame. However, the government is now calling for an end to these "rabbit hutch" homes which could place unnecessary frictions on family relations.

The problem is further exacerbated due to the fact that the UK property industry greatly needs new properties to meet the growing market. Not enough properties have been constructed over recent years and therefore, prices are increasing in response to the demand.

How does the sensible buyer react to such a conflicting market situation? Dawson & Associates is always an advocate of sound advice. As qualified property surveyors since 1980, we know that every property problem has a solution and we can apply expertise to help you to find the answers that you require. Whether you need to find a property that has the potential of giving additional space in the future or if you simply want to know whether a property is truly worth the high price tag, call us. Initial advice is free of charge.

The British culture places a lot of pressure on its residents to purchase a property. But without the property advice of a thorough property survey, mistakes can be made. Call us at any time to discuss your potential property purchase.

Book a Surveyor +44 1424 882263   www.dawsonsurveyors.com

Can You Afford Your Home Loan?

Or is your Home worthy of the loan?

It seems that Mark Carney, Governor of the Bank of England is keen to correct some mistakes of the past. His proposed cap on home loans may mean that you will undergo strict affordability checks before approval is given.

But whilst the BBC strongly debates the current status of the UK property market (bbc), Dawson & Associates asks a more pressing question.

Not, Can You Afford Your Home Loan? But rather, Is You Home Worthy of Your Loan?

Whilst many people are now fighting to make the most of the widely talked about “housing bubble”, the BBC reports that it could be a dangerous situation to get yourself into if unprepared. We agree that impulse property purchases that are encouraged by a fast-moving market carry a high level of risk.

Campbell Robb, Chief Executive of Shelter states that it is the government not the individual investor who is at fault in the current circumstance.

“Successive governments have failed to build the number of homes we need and now we’re reaching boiling point,” says Robb. He explains that the housing shortfall is what is pushing up the house prices. Therefore, buyers have no choice but to stretch their budgets and act extremely quickly if they are to secure a suitable home or a desired investment.

This pressure of a quick purchase is what often leads to key steps being overlooked in the property purchase process. Dawson &Associates believes that whatever the market, the basic rules remain. Whether you are given a big or a small loan, a government-backed helping-hand or if you just spot an opportunity in a growing market, THE FIRST THING TO DO IS CAREFULLY CONSIDER THE PROPERTY ITSELF!

Dawson and Associates provides accurate, informative reports that are easy to understand and clearly outline whether the potential investment is in a good condition and is legally sound. We can assist you in making the right decision BEFORE IT IS TOO LATE!

Please call us at any time for free initial advice.

For more information, please feel free to contact usdirectly.