DezzaT got a reaction from Divina Gl in Investing remotely - Getting to view properties before they're gone?
There's services like Viewber that will go view the property for you and write up a report. Costs about £40-80 per viewing depending on what you're looking for. Might help your situation.
Note: no affiliation with the company.
DezzaT got a reaction from Darren McNeill in Not sure how high to offer on this property
It may be a little unconventional and odd, but try a random number rather than a rounded to the closest 5/10 thousand (if that makes sense). Has worked for me before.
For example, rather than £805,000 (I'm assuming it's that much?), then perhaps try £804,700 or £805,225? The agent/vendor might believe that you're trying to push every last pound out that's available, so may be willing to consider it if they've not received any other offer.
DezzaT reacted to matt_wright in I know my flat will have poor capital growth but I also know it will rent out well out well. Should I sell and buy a better property or keep for good cash flow?
Yes, very true…I don’t want this worry/stress keeping the mould issue under control. I just feel a bit annoyed at myself for not spotting these issues, however, I have learned valuable lessons! I think I will look at selling once my 2 year fixed is over.
Thank you so much for your advice, I really appreciate it.
DezzaT got a reaction from julieanderson425_gmail_com in Lendinvest steps into the Buy-to-Let Market
I'm about to complete on a standard BTL through a limited co. using LendInvest and found it an easy process. Everything's done digitally similar to opening a Revolut account where they request a selfie for ID&V checks. They didn't insist on a secondary legal review to explain the personal guarantee implications which saved a few ££.
They do have a restrictive panel of solicitors you need to use, but I've found them easy to deal with as well and quite reasonably priced. The solicitors I chose had a couple of office locations, including a London office which was around the corner from work which made it even more convenient. So all positives from me.
DezzaT reacted to Stuart Phillips in BTL Mortgage rates tracker
Theres a lot of talk at the moment about rate rises, which seem fairly inevitable in the longer term. Many of my clients are wondering when the right time to push the button on refinancing would be, if 2 year deals are unwise at the moment, and generally want to understand whats happening in the market. I thought it might be a good time to actually start tracking these on a consistent basis, and giving people the opportunity to follow this information themselves. Feel free to follow this post for weekly updates.
It seems like a relatively straightforward thing to do, but there are so many deals out there, so many ways to break these deals up (2/5 yrs, fixed/variable, personal/company, etc) and so many ways to actually measure rates, that in order to make it sustainable i have had to make some concessions.
What i decided is that i will show a weekly summary of the lenders lowest rate available and the average of all their rates at 75% LTV, but across all initial terms and mortgage types. Ive assumed a property value of £150k. For each of these you will be able to see the change on previous week and the change since the start on the 1st November
You will be able to access the link below, which i will update each week, which allows you to filter specific lenders, select company, personal or both and filter for different initial periods. The online version is read only. Let me know if this is helpful, or if you have an suggestions, i will do as much as my limited Excel knowledge allows!
BTL Rates Master.xlsm
DezzaT got a reaction from abbyk in Multiple BTL purchases
Your friend can purchase more than 1 at the same time. In fact, if they buy it from the same vendor, they can benefit from a linked transaction and potentially minimise their stamp duty impact - HMRC link.
Might be best for your friend to discuss options with a mortgage broker if they're looking to borrow funds to help with the purchase, and an accountant to ensure it's being purchased in the most tax-effective manner.
DezzaT got a reaction from benjiw in Book recommendations please?
I was little bored over the weekend so updated my blog to include the reading list above, with some additional books added since August last year.
Broken down by entrepreneur and leadership, mindset and property categories and includes a brief one-liner of what the gist of the book was (based on my comprehension).
Hope it helps if you're after some reading material during the lockdown! I need to add some of those recommended above to the shopping cart as well...
DezzaT got a reaction from carlhague in TPP 224 Back to the future: How to predict future property prices
If you try their media resource page - https://www.nationwidehousepriceindex.co.uk/resources - there's a tab near the top for 'HPI Historic Data' that you can download as an Excel file.
DezzaT got a reaction from gemk in Down valued by 80k!
Was that the lender's valuation or one that you commissioned yourself? If it's the lender's, then they might be particularly cautious, or perhaps there's little for the valuer to work with in terms of finding comparables so opted for the lower end.
It's currently a hot market and homebuyers have pent up demand and savings to spend, hopefully before the end of the SDLT holiday.
It may well be that the second purchase will fall through as well when they get their valuation done, so keep an eye on it and see if it comes back on the market. If it does, then get back in touch to let them know that your offer is there, assuming you're still happy to offer at the lower amount at that time.
DezzaT got a reaction from balliardi in Finding properties in need of refurb
If you're using the likes of Rightmove, you can search for 'keywords'. There's an option above the first search result to "+ Add keyword", so you can search for phrases like 'need modernisation', 'refurb' etc.
You can then save the search criteria and set up alerts for when a new property is listed.
If you're using Zoopla, you can also search for keywords by clicking on the 'Filters' option after a search, then adding the same keywords.
It's a bit hit and miss as it will depend on how good the descriptions are. Rightmove won't filter out those that don't have the keywords in it and will show you whether or not it contains those words. Zoopla will filter out those that don't match the keywords.
Other ways might be contacting the local agents in the area you're looking for and registering your details with them, specifying that you're looking for refurb properties.
DezzaT got a reaction from david slater in Advise on viewing properties when you don't have the time?
As David has mentioned, you can use services like Viewber to request someone to view on your behalf. They're independent to the purchase so tend not to have any vested interest in the property besides providing you with a report. Costs are fairly reasonable and you get photos/videos and a general report. You can then use these to request quotes from builders if it needs work/refurbing.
Obviously it's not as good as if you went in person, but sometimes if they're doing this day in, day out, they might spot things you might not if you're only doing sporadic viewings.
You can also request them to ask certain questions or inspect certain bits of the property. They also arrange a suitable time with the agent to view the property, then send the report shortly after.
I used them once as I think the cost for the report was £60 or something, and a return train ticket for me to go up to view would've been £80. Based on his report, I ended up purchasing the home and then went to view it after the offer was accepted.
DezzaT got a reaction from abbyk in Parliament Square, Liverpool
I have no personal experience or investment in this development or agent, but there's a few threads over on the Property Tribes forum where other investors have also raised their concerns. I think there's a private group you can join to discuss the issues.
Related threads are here:
DezzaT got a reaction from abbyk in London & South east investors
Whereabouts in the SE are you based? Depending on the funds available, you might be able to pick up a flat around Medway area, the likes of Chatham, Rochester all the way across to Gillingham. Some areas a still a little rough but there might be something decent near the town centre?
Otherwise, you can always head up north like a lot of other priced-out Londoners. A 2 and a half hour train journey from Euston and you're up in Manchester/Liverpool. There are the closer places like Birmingham/Nottingham You can visit the areas and agents you're interested in, walk the streets, build rapport. Then once you're comfortable, view and make the offers as usual. If you can't make the viewings, you can always hire someone like Viewber or a local sourcer to view on your behalf.
Pitfall-wise, you can't be as hands on as you would being a local. This might mean missing out on some properties as you're not always there viewing, and takes a bit longer developing relationships with agents, builders etc. But you balance that out with lower entry costs compared to investing in the SE/London, so if you have the time, you can always make the trips up there.
DezzaT got a reaction from THosken in Good lettings agents in crewe
I've been using Your Move AN for a few years now. They're quick to respond to any issues, don't cost too much and have found decent tenants with minimal void periods. They also have an online portal to keep track of your portfolio.
DezzaT got a reaction from Mark Rocks in SPV and letting legislation
As long as the lettings agent is legit and decent, then you should be covered. However, the onus still falls back on the landlord in the event anything happens - e.g. the agent doesn't protect the tenant deposit, the liability is still on the landlord.
But no, there's no official scheme you need to be a member of as a hands-off landlord.
DezzaT got a reaction from Kalok in Help! "Director’s board resolution approving terms of the lender’s offer..."
Your solicitor should be able to confirm what's required, but my understanding is some typed up minutes of a 'board meeting' would be sufficient.
You can Google what needs to be in them, but the standard company name, address, date of meeting, and then confirmation that it accepts the terms of the mortgage offer dated XX April 2021 from XYZ Lender, signed and dated by the directors of your limited company.
DezzaT got a reaction from frankroberts in Leeds Area Review - 22/04/2021
Great spreadsheet and research, looks great!
If it helps, I can ping you a spreadsheet I created for someone else that was looking to invest in HMOs in certain Leeds postcodes. I don't personally invest there and it's a bit outdated (two years!), but you're more than welcome to look at the data included in it to build on your own one.
It includes things like population size, employment/social class breakdown, housing stock, price/earnings ratio, current/recent sale prices, and room rates.
DezzaT got a reaction from pauldavies in Assured returns?
Most likely the assured rent and no expenses have been factored into the purchase price, or they're being used as sweeteners to try and shift the properties.
Some things to consider besides the headline figures:
As they're student accommodations, you're limited in terms of exit - i.e. selling to another investor. What's the end goal/exit plan? What's the local market / competition like? i.e. for the same level of rent and purchase price, what else is available? Are there other purpose built student accommodation available / being built causing over-supply? Who's assuring the rent? The agent, developer or insurance policy? If it's the agent/developer, what happens to the assurance if they go bust? Continue to do your due diligence and see what else you can find.
DezzaT got a reaction from mo_mir in Build/Project manager help needed
Great to hear your plans!
You may initially find it difficult to engage a builder / PM without a property in place. Most builders (the good ones at least) are generally booked out for weeks these days, so might be hesitant to attend viewings with you to cost up projects.
Unless you have an existing contact or recommendation, you could find a potential builder from places like MyBuilder, ask your local building merchants for recommendations, or walk around the area and see if you can see any working on existing homes. You can then ask or offer them a small payment for their time to attend the viewings with you.
An alternative is to take loads of photos on the viewings, then ask for online opinions. Obviously won't be exact but might give you a ballpark figure for costs.