New build – dangers of buying off plan

March 11th, 2010 No comments »

Over the last decade there have been numerous developers selling off plan with buyers paying a modest deposit to secure purchase as a fixed price on completion of the development.  In the rising property market this has been great news for many investors who managed to sell on their contracts for a tidy profit without ever buying the property.  But now the tables have turned.

Property developers who sold almost anything off plan from hotel rooms through to luxury houses are now following through on build completions only to find that many buyers no longer want to purchase, willing to forfeit their deposits rather than purchase today at prices set in the peak of the property market.  It seems like a good idea, just lose your deposit of say £10,000 rather than buy a property at £50,000 over value?

Unfortunately for many who purchased off plan they did not read the small print, in many cases there were clauses such that if another buyer was not found for the purchase price agreed then the original off plan buyer becomes liable for the shortfall.  Today there are cases of legal action being pursued against off plan buyers who walked away from their commitment to buy.  Developers are suing for the losses incurred from reduced selling prices and marketing fees.

Not a pleasant situation for the off plan buyer, but on the positive side we are near the bottom of the property cycle (no one knows for sure), but buying off plan today with two years to completion may not be a bad deal – that is assuming you know you can raise the required bank finance when the property is completed.

Predicting property prices in 2010

February 26th, 2010 No comments »

Nationwide have just announced a 1% fall in property prices for February 2010, this is after a period of over 9 months with reported increases, so what is happening, what is the prospect for property prices in 2010?

We have previously blogged about the weakness of the property market and that we are not in a normal market where any increases or decreases can be taken as predictors for future prices.  The fact is the volume of property sales is well below historical averages, this lends itself to more unpredictable property prices.

Other factors also come into play, in particular the restoration of stamp duty thresholds on 1st January 2010.  Such changes in an already thin market have a more pronounced effect on property prices.

But key for most of us will be future property prices.  Unfortunately it is tough to predict, as we highlighted in our blog post about property prices in October last year.  The key factor for 2010 will be the election, who gets in power and what actions will they take to address the UK’s economic issues.  Whilst we are not in the same precarious situation as Greece we do have challenges to face, and how we face them will impact property prices.

So, back to the heading of this post, predicting property prices in 2010.  The fact is this year will probably be one of the most difficult to predict, because we have so many unknowns with the pending election.  Our best guess is that prices will be relatively flat in 2010, some months of increase, some of decrease.  Time will tell!

Estate Agents, we love them, don’t we?

February 24th, 2010 No comments »

How many times have you driven down the street to see for sale signs? The answer is probably often, even in these tough times for the property market people are still managing to sell their properties, albeit often after a long wait.

These for sale signs are of course great advertising for the local estate agents, many of who are desperate to make sales in what is a very slow market for them.  With lower revenues many estate agents are also getting ever more creative on their advertising trying to increase exposure at a lower cost. 

So what is the canny estate agent doing now? Well we have received many reports of “fly boarding”, this is where the estate agent places their for sale board outside (typically) a block of flats.  Well, who in the flats would know?  In some cases we have reports of 10 or more estate agent boards placed outside a large block of flats. 

Many flat residents are getting wise to the “fly boarding” as they speak to others in the block and managing agents.  Maybe the best solution is for managing agents to impose a rule, any for sale board has to be placed with their approval, that way it should be easier to control some of the more “eager” estate agents … but we do love them, don’t we?

If you are a victim of fly boarding then you can also report the estate agent to your local trading standards who will often be willing to take up prosecutions against the offenders.

Reducing the UKs national debt, we have the answer!

February 15th, 2010 No comments »

Well, maybe not quite THE answer but we have some thoughts and ideas on this subject.

Firstly there is pretty much a unanimous view amongst the major political parties that we have to reduce national debt.  But equally there is also a consensus that we cannot reduce debt too quickly such that we enter into a situation where we plunge the economy into the deep and prolonged recession (or depression).

In effect it is a balancing act, how do we reduce national debt quickly enough without creating a prolonged recession?  There is no easy answer to this, otherwise our politicians would be less reticent about giving us clear information on how they intend to deal with the UK’s debt problems.

Well, as we don’t have to stand for election it is probably easier for the editors at the house4sale blog to make some comments and suggestions, and who knows we might even spark some ideas for our political masters … ok, maybe we are getting a little carried away :-)

So here are 5 suggestions:

1 – Increase taxes on those areas that are less harmful to the UK economy. For example, tax goods where there is a very high percentage of imports, white goods, plasma TVs and the like may fall into this category.  This isn’t an import duty, this is an additional tax on sales that targets a product category, thus increasing tax revenues without contravening international trade conventions.

2 – Reduce final salary pension commitments in the public sector.  Whilst we feel it would be unfair to reduce payments for those already receiving pensions maybe increasing focus on those who have not yet retired is to be considered.

3 – Increase the retirement age immediately, maybe not making it compulsory for the next 5 years but at least giving people the opportunity to choose to keep on working. 

4 – Stop funding university places for degrees that do not improve the economy.  For example do we really need degree courses in wind surfing? And just how many degree courses in media studies should the tax payer fund?

5 – Cut back on benefits.  According to Government statistics we have over 8 million people of working age that are “economically inactive”, this compares with 28 million employed.  To put it another way over 1 in 5 people of working age are potentially claiming benefits. Every £1000 per person saved in benefits equates to £8 billion p.a.

Some of these are tough measures, but we have to take tough decisions if we are to at least maintain future living standards. Taking no action is not an option.

UK’s credit rating expected to remain at AAA

February 10th, 2010 No comments »

Today the Governor of the Bank of England, Mervyn King, announced that inflation may exceed 3% in the short term but will quickly drop back to less than 2%.  The main reason for this was the recent increase in VAT.

Mervyn King also added that the recovery in the UK economy will be slower than some had originally been forecasting.  He also went on to discuss UK’s AAA credit rating and saw no reason why this should change, but his speech contained a caveat regarding the election and what a future Government may seek to do.  In Mervyn King’s words, the AAA rating was ours to lose.

So why is the AAA rating so important to the UK economy?  There are two key and related factors here.

Firstly, the cost of UK borrowing would increase substantially if the credit rating was to fall below AAA.  Put simply the higher the perceived risk the higher the interest rate on borrowing.

Secondly, and perhaps more importantly, the effect of a fall in UK’s AAA credit rating would increase interest rates.  Higher interest rates, especially at a time of weak economic growth would slow the growth down even further and quite possibly create a longer recession.

So, it is good news to hear that UK’s AAA rating is “ours to lose”, let’s hope whoever gets elected looks after our credit rating!

Property fraud, part 3 – Updating Land Registry

February 4th, 2010 No comments »

Details temporarily removed, to be added later.

Double dip recession or sustained but slow recovery?

January 30th, 2010 No comments »

These are the two most probably outcomes for the UK economy over the next few years with many economists taking the view of a double dip recession or prolonged slow growth.

The key issue for the UK is the size of the national debt which has to be cut substantially in the next 5 years (or sooner).  Failure to cut debt will increase the UK’s risk rating in markets, resulting in higher borrowing costs for the Government and a weakening of the currency.

The IMF have recently stated that the “biggest problem” facing recovery is the size of state debt, and that some countries may take up to 7 years for debt levels to be reduced to a more manageable level. 

One of the recent countries in the news is Greece with national debt as a proportion of GDP even higher than the UK.  The problem for Greece is an interesting one, as a full member of the Euro it has much tighter conditions to comply with.   So far Greece has outlined a plan to halve the country’s debts in 2-3 years, some feel this may not be achievable.

Back to the UK, the added complexity is the pending election.  Right now the UK is stalling on decisions to cut debt, the dilemma for the Government is the (perhaps) negative voter reaction when faced with substantial cuts and job losses.

This last point we have blogged about earlier, cutting back on jobs, which may well be needed in the public sector, will have an adverse effect on short to medium term economic growth.  As we pull money out of the economy it is only logical that this will create a downward pressure on the economy.

So, double dip recession or prolonged slow growth? Our view here is that the economy will dip briefly back into recession as the effects of budget cuts unwind.  All will become much clearer after the pending election and decisions taken to cut the budget deficit.

Property Fraud, Part 2 – Conveyancing

January 25th, 2010 No comments »

Details have been removed but will be added back later once full report received

Unemployment falls but are we heading for a double dip recession?

January 20th, 2010 No comments »

Recent date published identifies falls in unemployment of around 7000 at the end  of 2009, but is this a statistical blip, or is it at trend?

One of the theories being discussed is the drop in unemployment is due to a seasonal increase in part time employment often seen around the Christmas period peak retail sales. We will know for sure when the February figures are published (post new year sales, retailers tend to slow down).

The key question for most people is what about 2010?  Recent indications form the Bank of England suggest that markets are becoming concerned about action to reduce UK debts.  The strategy proposed by labour is to halve the deficit in 4 years, but is seems the “markets” are indicating much faster cuts in the deficit are required.  So what does this mean for the economy?

The key factor will be the balance between sufficiently aggressive cuts to ensure we do not have pressure on sterling, but equally not too aggressive such that we thrust the economy back into a recession.

The bottom line is no one can be certain, however it is a possibility that we could have a double dip recession.  Lets hope that whoever gets elected gets the balance just right!

Unexpected inflation could lead to interest rates increases

January 19th, 2010 No comments »

The CPI figure for December 2009 was 2.9%, much higher than expected leaving many question marks about the continuation of low bank base rates.

The 2.9% figure was partly due to unchanged fuel prices and less retailer discounts on the high street.  The big question is what will January 2010 bring?  With VAT now back up to 17.5% from 15% in December this alone could push CPI above the bank’s CPI target of 2% inflation.

Any prolonged period of inflation will put pressure on the Bank of England to raise base rates from their historic low of 0.5% much sooner than analysts had previously been predicting.

As 2010 is set to be the year when everyone will start to feel the effects of substantial budget cuts the last thing the economy needs is higher interest rates at a time when jobs are being lost.  The real danger is stagflation, where interest rates increase while the economy falls (back) into recession.  Stagflation would have very serious long term consequences and is really the last thing we need.

The coming months are going to be very interesting, key points will be:

  • Economic growth (or not) for Q1, 2010
  • CPI growth in Q1
  • Announcements on where budget cuts will be targeted – expected after the general election in Q2, 2010.

On the subject of budget cuts there is a growing concern that these will hit public services and as a result those towns and cities which have a greater local economy reliance on public sector employment.  If you are looking to invest in property it would be wise to research local economic dependencies before choosing to buy.