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Month: October 2024

Autumn Budget 2024: What Labour’s new policies mean for homeowners, buyers, and the property market

Posted on by Sophie Winter

Today’s Autumn Budget 2024, delivered by Labour, has introduced several bold changes that will impact the housing market and, more broadly, the property landscape in the UK. With a strong emphasis on addressing housing supply, improving affordability, and enhancing tenants’ rights, this budget brings both challenges and opportunities for homeowners, buyers and investors. Let’s take a closer look at the key announcements from the Autumn Budget 2024 and how they could shape the property market.

Second home Stamp Duty rises from 3% to 5%

Starting tomorrow, buyers purchasing a second home will see a significant change in stamp duty, with an increase from 3% to 5% on the entire property’s value. This adjustment means that anyone buying a second property, such as a holiday home or investment property, will now need to pay an additional 2% on top of the standard stamp duty.

Currently, the second-home stamp duty surcharge is 3%, which is applied to the entire property value in addition to the regular stamp duty rates. But with this change, the surcharge will jump to 5% as of tomorrow.

How the Stamp Duty increase works

For instance, if you’re purchasing an investment property worth £500,000, the stamp duty would now amount to £37,500, calculated as follows:

  • 0% on the first £250,000 = £0 in stamp duty
  • 5% on the portion from £250,000 to £500,000 = £12,500
  • 5% surcharge on the entire property value = £25,000

This brings the total stamp duty for a £500,000 second home to £37,500. By comparison, buying the same property today would incur a total stamp duty bill of £27,500.

Chancellor Rachel Reeves explained that this increase is intended to support more first-time buyers and those looking to move homes by easing some competition from investors in the housing market. Current reliefs for first-time buyers and home movers remain unchanged.

Stamp Duty relief for first-time buyers and home movers continues

The Autumn Budget confirms that first-time buyers will continue to benefit from an elevated stamp duty threshold. This allows first-time buyers to pay no stamp duty on properties priced up to £425,000. For properties valued between £425,000 and £625,000, a 5% stamp duty applies to the portion above £425,000. Properties exceeding £625,000, standard rates apply.

For home movers—those selling one home to purchase another—the stamp duty threshold of £250,000 remains intact. Here’s how the rates break down:

  • 0% on the first £250,000 of a property’s price
  • 5% on the portion between £250,000 and £925,000
  • 10% on the portion from £925,000 to £1.5 million
  • 12% on the portion above £1.5 million

For a clear estimate of your potential stamp duty costs, use our partnered mortgage brokers Stamp Duty Calculator.

Increased Capital Gains Tax rates for second homes

The Chancellor also announced an increase in Capital Gains Tax (CGT) rates. Which impacts profits made from selling assets such as second homes. The CGT rate for lower-rate taxpayers (those earning under £50,270 annually) will rise from 10% to 18%. And for higher-rate taxpayers (earning over £50,270) from 20% to 24%.

For example, if you bought a second home for £500,000 and later sold it for £600,000, the capital gains tax would now be:

  • £18,000 for lower-rate taxpayers (up from £10,000)
  • £24,000 for higher-rate taxpayers (up from £20,000)

Although Rachel Reeves highlighted that this rate remains the lowest among European G7 countries, this increase may discourage property investors. With 12.5% of properties on the market currently former rental homes, the shift could lead to reduced rental supply, intensifying competition for rental properties and potentially driving up rental prices.

Inheritance Tax rules for property held until 2030

The Budget also extended current inheritance tax rules on property through 2030, maintaining the tax-free threshold at £325,000. For direct descendants, this allowance increases to £500,000, and to £1 million for properties passed to a spouse and then inherited by children or grandchildren. However, new rules coming in 2027 will include unused pension funds and death benefits within an estate’s value for inheritance tax.

What now?

The Autumn Budget brings significant changes for property investors and second-home buyers. With impacts likely to be felt across the rental market as well. First-time buyers and home movers can still benefit from current reliefs, but potential investors may approach future transactions with greater caution as these tax changes take effect. For more information, please contact us on 01634 570057.

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Are you concerned about what the Renters’ Rights Bill could mean for you?

Posted on by Sophie Winter

Halloween may be just around the corner, but for landlords, the real scares come from compliance risks and the major changes pending with the Renters’ Rights Bill. This reform represents a large shift in the private rental sector (PRS) and introduces new compliance requirements for landlords.

Here at CR Real Estate, we understand the pressures property owners face. Our tailored lettings and property management packages offer comprehensive solutions to help you navigate this challenging landscape, from tenant management to rigorous compliance checks. Here’s a breakdown of the key changes and how they could affect you.

Abolishing ‘no-fault’ evictions and the end of fixed-term tenancies

The Bill proposes eliminating Section 21 “no-fault” evictions and fixed-term tenancies, establishing a single system of rolling, monthly agreements for all assured tenancies. This means tenants will have greater stability, but landlords will retain rights to reclaim properties if they need to sell or move in themselves. Although this shift promotes tenant security, it may affect a landlord’s flexibility in regaining control over their property.

At CR Real Estate, our compliance packages ensure you stay informed and supported throughout this change, with updated protocols for tenant communications and handling possession grounds effectively.

New grounds for repossession

The new legislation creates expanded grounds for possession, allowing landlords to reclaim properties if they or a family member intend to live in them, or if they wish to sell. However, restrictions apply: landlords cannot initiate possession in the first year of a tenancy, and if they use this option, they are prohibited from re-letting or re-marketing the property within 12 months.

We support landlords with clear, compliant processes to regain properties when necessary, ensuring a smooth transition under these new possession grounds.

Meeting the Decent Homes Standard

The Bill extends the Decent Homes Standard to the private sector, with a special emphasis on remedying hazards like damp and mold, enforced under “Awaab’s Law.” This law ensures that landlords act promptly on dangerous conditions, with failure to do so resulting in enforceable penalties.

Our property management teams are compliance experts and are here to help landlords in achieving and maintaining these standards, identifying issues early to prevent long-term damage or tenant complaints, ensuring your properties remain safe and compliant.

Non-discrimination policies and renting to tenants with pets

The Bill makes it illegal for landlords to discriminate against tenants based on factors like benefits or family status. And it includes new measures allowing tenants to request pets in their rentals. Landlords may request insurance to cover any potential pet-related damages, balancing tenant rights with property protection.

Our experts ensure landlords follow non-discrimination policies, with guidance on fair tenant selection and requirements for pet accommodations, so landlords can confidently let their properties in line with the new laws.

New digital private rented sector database

A key change is the establishment of a national PRS database to record and track landlord compliance. This online registry will list all residential landlords and their compliance documentation, including certifications like gas safety records. Properties not registered in this database will be restricted from legal advertising or letting, with significant fines for non-compliance.

At CR Real Estate, we handle all registration and documentation for you. Ensuring that your entries are always updated and valid, protecting your ability to rent and advertise your properties.

Strengthening local councils and financial penalties for non-compliance

The Bill grants local councils greater power to enforce compliance and introduces financial penalties for non-compliant landlords, with fines reaching up to £40,000. This includes penalties for landlords who fail to join the new PRS Ombudsman service, which will mediate disputes and enforce fair treatment across the sector.

Increased transparency and accountability

Transparency is a recurring theme in the Renters’ Rights Bill. It requires landlords to provide a written statement of terms and clearly communicate rent increases. Which will now be capped at market rates and limited to annual adjustments. Tenants will also have the right to challenge any increase they believe exceeds market value. Additionally, landlords must now avoid rental bidding wars and stick to advertised prices.

To help landlords, CR Real Estate offers full compliance with these transparency requirements. Ensuring that all rental agreements are clear and meet legal standards, protecting both landlords and tenants.

CR Real Estate: your trusted partner in navigating compliance

At CR Real Estate, we understand that the Renters’ Rights Bill may create uncertainty. With our lettings and property management services, we provide a smooth, comprehensive approach to help landlords adjust. Our team manages everything from tenant communications to ongoing compliance, so you can relax while we handle the details.

Don’t let these new regulations keep you up at night. Click this link to register for more information and see how our expertise can help you stay ahead of these changes.

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October property market update

Posted on by Sophie Winter

This October, the average asking price for new sellers increased by a modest 0.3% (+£1,199) according to the latest Rightmove House Price Index, bringing the average price to £371,958. This rise is notably lower than the usual seasonal 1.3% increase seen in previous years, highlighting a more subdued Autumn price growth. Despite this, market activity remains strong, largely driven by an increase in buyer choice and heightened competition among sellers. In Kent, the average asking price now stands at £424,375, with annual stock levels rising by 12.7%.

Sales have surged by 29% compared to the same time last year, showing a robust recovery from the weaker market of 2023. Buyer demand continues to rise, with 17% more people contacting agents about homes for sale compared to last October. However, the number of homes available for sale is also 12% higher than last year, with stock levels per estate agent at their highest since 2014. This increased inventory is giving buyers more negotiating power, putting downward pressure on price growth.

Image from Rightmove October House Price Index

Mortgages

Affordability remains a key issue, especially with the average 5-year fixed mortgage rate now at 4.61%, a slight increase from last week’s 4.55%. Energy costs are also rising, with the average annual bill for homes rated with an Energy Performance Certificate (EPC) of D now at £2,465, up 10% since September. These factors may be causing some buyers to wait for more clarity from the Autumn Budget and potentially cheaper mortgage rates before committing.

Looking ahead, the financial markets predict two Bank Rate cuts before the end of the year, which could further improve affordability. Combined with wage growth outpacing house price growth, the outlook for 2025 remains optimistic.

With more properties on the market and stretched affordability, sellers need to price competitively to attract buyers. Despite this, strong market activity persists, with many buyers moving ahead with their plans while waiting for further economic clarity and mortgage rate reductions.

Expert opinions

Tim Bannister, Rightmove’s Director of Property Science, says:

“This month’s modest price growth reflects the increased choice for buyers, with sellers needing to price competitively in a market where affordability remains tight. We’re seeing strong sales activity, but some movers may be waiting for more certainty from the Autumn Budget and potential mortgage rate cuts.”

As we approach the end of the year, all eyes are on the Autumn Budget and its potential impact on the property market, with hopes that affordability will improve further heading into 2025.

Curious about your property’s value?

Find out today with a free online property valuation or call our team on 01634 570057.

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Why you need an expert estate agent now more than ever

Posted on by Sophie Winter

Remember the days post-lockdown when selling a home was as simple as listing it on a property portal and waiting for the phone to ring non-stop? Those days are long gone. The current property market has become more challenging, requiring much more than just a ‘For Sale’ sign and an online listing. Selling a home today, especially in Medway, demands skill, expertise, and hard work, along with the ability to adapt to a fluctuating financial climate and an ever-changing market. If you’re planning to sell your home in the coming months, now more than ever, you need the guidance of an expert estate agent. Here’s how an expert estate agent can help you sell your property in 2024:

Tailored marketing for your property

Selling a property is not a one-size-fits-all process. A great estate agent will create a personalised marketing strategy specifically designed to showcase your home at its best. From professional photography to targeted social media campaigns, a skilled agent knows how to capture attention and attract the right buyers for your property.

Skilled negotiation

In today’s market, achieving the best price for your home isn’t just about listing it — it’s about smart negotiation. A knowledgeable estate agent has the experience to handle offers and counteroffers with finesse, ensuring you secure the best possible deal without losing potential buyers in the process.

Local market expertise

Understanding local market trends, pricing strategies, and the community is critical to selling your home. A well-informed estate agent uses this insight to correctly value your home, position it effectively on the market, and match it with the right buyers. Their in-depth knowledge of Medway’s property landscape gives you an edge over the competition.

Support throughout the whole process

Selling a home can feel overwhelming, but a reliable estate agent is there to support you at every stage. From answering your questions to guiding you through the complex steps of the sale, they make the process as smooth and stress-free as possible.

Efficient and effective sales process

An expert estate agent knows how to move your sale along efficiently. From conducting accurate valuations to handling legal aspects, ensuring proper staging, and maintaining communication with all parties involved, they keep the process on track. This means your property is sold quickly, without unnecessary delays.

The expertise and value a skilled estate agent provides can be a game-changer. Particularly when the property market becomes more difficult to navigate. If you’re considering moving, don’t tackle these challenges alone. Contact our experienced and friendly team today, and let us help guide you through every step of your home sale.

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CR Real Estate: Your Trusted Estate Agent in Rainham

Posted on by Sophie Winter

CR Real Estate is an independent estate agent in Rainham with over 129 years of combined experience in sales and lettings. Our team offers unmatched expertise and local knowledge, ensuring a smooth and tailored moving experience for our clients. Whether you’re buying, selling, renting, or letting, our dedicated staff is with you every step of the way, making your property journey stress-free.

Why choose CR Real Estate?

  • Extensive Local Knowledge: With years of experience as an estate agent serving Rainham and the surrounding Medway towns, we understand the local property market.
  • Comprehensive Services: We offer sales, lettings, and mortgage services, giving clients access to everything they need under one roof.
  • Personalised Experience: Our goal is to meet your specific needs, whether you’re a homeowner, buyer, landlord, or tenant.

For expert advice on the value of your property or the local market, CR Real Estate is the name you can trust.

Living in Rainham: a local insight

Once a small town, Rainham has become a sought-after residential area in Medway. The town began expanding in 1858 with the introduction of the railway, with significant growth seen in the 1960s. Today, Rainham offers a variety of properties, from modern executive homes to cozy bungalows and terraced houses. According to Rightmove, the average house price in Rainham reached £392,931 over the last year.

For those interested in renting, Rainham offers a range of 2-3 bedroom homes, catering to families and individuals.

Rainham’s amenities and schools

Rainham’s shopping centre, established in the 1970s, serves as a hub for residents, featuring well-known retailers. Independent shops along the High Street and Station Road add to the town’s charm.

Families moving to Rainham will be pleased with the local schooling options. The area is home to four secondary schools, including Rainham Mark Grammar School, The Howard School, Rainham School for Girls, and Leigh Academy Rainham.

Travel and commuting from Rainham

Rainham is a fantastic location for commuters, situated 39 miles southeast of London. The town’s railway station provides direct services to major London stations, including Victoria, Bridge, and St Pancras, with travel times just under an hour. Additionally, the town has connections to Kent’s coastal towns and cities like Canterbury. London Gatwick Airport and the Channel Tunnel are both within an hour’s drive, making Rainham well-connected for international travel.

Looking for an estate agent in Rainham?

Whether you’re buying, selling, or renting, CR Real Estate is here to help you make the most of your property experience in Rainham. Reach out today for expert advice and personalised service.

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What is a qualified buyer?

Posted on by Sophie Winter

Have you ever heard the term “qualified buyer”? Estate agents often use it, and it’s important to understand about the phrase when selling your home. But what does it really mean, and why should you care?

What does a qualified buyer mean?

A “qualified buyer” refers to someone whose financial and purchasing position has been confirmed by the estate agent. Agents register buyers and match them with properties that fit their criteria, much like a matchmaking process for homes. This helps reduce wasted viewings, as buyers are only shown properties that meet their needs.

However, qualifying a buyer goes beyond preferences like the number of bedrooms. It’s about confirming their financial readiness. This ensures you don’t waste time preparing for viewings or get your hopes up over offers that can’t be followed through.

When an agent says a buyer is “qualified,” it means:

  • They’ve confirmed their ability to make the purchase. This inlcudes whether they need to sell a property first or serve notice to a landlord.
  • They’ve provided proof of how they’ll fund the purchase. Whether it’s through cash, a mortgage, or the sale of another property.
  • They’ve shared the status of their own property sale. Whether it’s already on the market, under offer, or ready for sale.

Why is this important?

Imagine receiving a great offer on your home, only to find out later that the buyer still needs to sell their property, which isn’t even listed yet. This could cause significant delays or even a collapsed sale. Knowing a buyer’s financial position upfront gives you confidence that the offer is genuine and that the sale can move forward smoothly.

Your agent will also use this information to gauge how quickly each buyer can proceed. This ensuring that the process aligns with your needs. For example, a cash buyer ready to move in four weeks may not suit you if you’re not in a rush.

Knowledge is key

Understanding the buyer’s position from the start helps you plan effectively, save time, and avoid potential pitfalls. If this is new to you, reach out to our team for expert advice and ensure you’re fully prepared for a successful sale.

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