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Found 20 results

  1. Hi I'm the MD of a specialist VAT Consultancy and I have over 18 years experience. I'd be happy to help if anyone has queries about VAT & property or construction. All the best Fiona Scullion
  2. Hello, I'm looking for some advice around making offers on properties which may be suitable for conversion. I'm interested in converting commercial properties to residential but I'd also be interested in what people with purely residential development have to say. I've not bought a commercial property before and I'm wondering about the following actions and whether they would normally be conducted before making an offer or after an offer is accepted: - Appointing a planning consultant to advise on permitted development for change of use. - Appointing an architect and having them advise on the potential reconfiguration. - Engaging with contractors/builders for quotes or full tender process. I may be 90% sure that permitted development would be granted, have a good idea of what configuration might work and have a reasonable idea of what the development costs would be, but still not quite be willing to committing to buy it without being more sure about the project's viability. If I did all of the above before offering, that could cost thousands of pounds only to have my offer rejected. If I did all the above after an offer is accepted and it emerges that permitted development is less likely that I thought or the development cost is going to be a lot more than I thought, is it normal for a developer simply to pull out of the deal at that point? Not having done the whole process before, I'm keen to know how people de-risk this process. Looking forward to hearing what you have to say. Thanks in advance!
  3. Hello fellow property investors I am currently look at removing the kitching in a one bed flat and relocating it into the livivng space freeing up that room to create a second bedroom. The flat is big enough to have the kitchen in the living area and the floor plan is perfect. but the property is lease hold and i am dubious about how much restinace i will incounter to make such changes to the property. There will be no need to knock any walls down or any structural work to the flat but there will need to be re-routing of water and waste. does any one here have any experince on the matter or feed back it would be greatly appreciated. thanks Lee
  4. Hi All, What guidance do hubbers have on pre purchase surveys for a conversion mill leasehold flat? I've not purchased leasehold before. The 1 bed flat is a ground floor unit converted around 15 years ago in a Grade II listed building. Presumably a structural survey would be limited to the unit, rather than the building? What should I expect from the seller's solicitor / management agent? Thank you for any advice
  5. Hi guys, we are in the process of purchasing a 3-bed end of terrace property in Wallasey that we I will be converting into a 5-bed HMO. We are looking for any recommendations for reputable builders in the area. Any suggestions would be gratefully received! Many thanks Cameron
  6. Hi everyone, hope you're all well. Seeing as though the lockdown has started to ease and more viewings, surveys are starting to pick up pace I thought I'd post a few links to the former mill conversion properties that will be coming onto the market over the coming years. These apartments will help change the face of Stockport as a place to live and work, there has already been massive investment in the last couple of years with new infrastructure, leisure and living space and with lots more planned this is great place to look at for your long term investment plans https://www.google.com/amp/s/www.manchestereveningnews.co.uk/news/property/meadow-mill-development-for-sale-13779064.amp https://www.google.co.uk/amp/s/www.manchestereveningnews.co.uk/news/greater-manchester-news/historic-stockport-mill-undergo-60m-18281312.amp https://www.placenorthwest.co.uk/news/investar-reveals-65m-central-stockport-development/ I live and invest in Stockport & Tameside, if anyone needs any help in these areas I'm always happy to chat Thanks lee Lee@polarisproperty.uk www.polarisproperty.uk
  7. Dear Property Hub community, My name is Luis, I'm a Spanish Construction Engineer that has lived half of his life already here in the UK. I'm passionate about property investment, for now I've done mainly buy to lets and a couple flips. I'm MCIOB, so charted construction manager and I've got my own small design and build company in partnership with an architect and a Surveyor. I'm also working my way into becoming a residential valuer through RICS. almost there, but not just yet! I would be very happy to help anyone interested in investing in property so I can learn about what kind of projects other people do so please do not hesitate to contact me if you've got any worries or queries regarding current or future projects, building works on the go, issues with a fellow builder (we can be a handful sometimes but with patience and beer you might get a smile!) or any others that you think I might be able to help with. I specially love looking at projects to be, feasibility studies to explore the potential of a deal. I'm happy to give rough estimates free of charge and also my opinion as a construction professional on how easy - challenging the idea you've got in mind can be. Bests, Luis
  8. Hi there, I have been looking at properties/plots of land in South London with the idea to buy and convert to residential primarily as buying a 2 bed house would be completely impossible via the usual mortgage route for myself, plus I would be looking at minimum £18k stamp duty as it would be a second house. I have come across this auction garage/workshop which is approx 60m2 https://www.barnardmarcusauctions.co.uk/auctions/07-october-2019/185474/ lot 132. As it is on for £90k it would be feasible for me to buy but I am aware from doing some internet research that high-street mortgage companies do not like providing mortgages to buy garages. Could any one suggest some feasible finance options I could look at? Also does anyone have any experience in this area and would know the likelihood of getting planning approval? In the ideal world I would like it to have planning approval before I bought it but it appears that in London once you have obtained planning approval you add on a few more 0s onto the price tag so due to the competition looks like I would have to take a punt, but just want to gain an understanding of my chances instead of going in blind. Many thanks in advance for any advice provided. Rose
  9. G'day everyone I am currently looking at the possibility of buying a 2 bed house and turning it into 2 self contained units, 1 unit downstairs and 1 unit upstairs. Each unit would have an open plan room containing a bedroom/living room and kitchen, this would all be one room. The bathroom would be in a separate room. My initial thoughts are that the stairs would need moving and new windows installed plus many other building works which I am not yet aware of. I anticipate moving a few stud walls but no external brick walls. So my questions: What are the room size regulations? Will this fall under HMO regulations? Is planning permission required for the vague works proposed? Would the new works be mortgage able? What else have I missed? Many thanks Dan
  10. Hi all I'm just about to complete my first new development (in June) - five flats converted from a single house. What a learning curve this has been! I’m going to write-up the ‘story' as a new post soon. A tale of planning nightmares, mortgage hell and runaway builders but now I’m almost there. As they say, when you’re going through hell, don’t stop. Anyway, my current priority… I’m living on the development site and now need to move out. I have found a good size house that would allow me to live-in part of it PLUS separate out the top floor as a BTL. I can buy the house on a residential mortgage initially - but need to get some cash out soon afterwards for further development projects. So my intention would be to: 1. Buy with residential mortgage (@45% LTV) - limited by the amount I can borrow 2. Within first three months, undertake some minor works to make the top floor a separate dwelling (it would be quite easy to provide separate external access) 3. Obtain planning permission, to legally split the property, creating a separate lease for top-floor 4. Take out a BTL on the top floor flat Of course, the key is getting the resi-mortgage company’s permission to do this… I may be being widely optimistic but I can think I can see the way through this. They would need to re-value the ‘remaining' part of the house. I anticipate it would lose about 22% of its purchased value, so the LTV would move to c.56% - not straying into problem territory, especially if I buy with an e.g. maximum 60% LTV mortgage. Are there any pitfalls that you can see? Reasons why a mainstream lender might not permit the change to their mortgage? If I buy with a tracker / no ERC, perhaps I could just re-mortgage if they won’t allow it. Any thoughts or watch-outs would be much appreciated. Thanks for your input! Jeremty
  11. Hi All, After some advice please: I am thinking of purchasing a commercial building which has 1 retail office on the ground floor which is freehold, and 2 1 bedroom flats above on leasehold. First question as this will be my first conversion. Providing this does not need to go to planning, can I convert leaseholds without permission or do I need the freeholder of the flats permission? 1 flat has 125 years remaining and the other 55 years, does this effect me in anyway? Just general advice and info on potentially going into this conversion would be great? Thanks
  12. Hi all, Although we are new to property investment we are looking at a number of projects in the Colchester area. The type of projects we are looking at include refurbs, commercial to residential developments and new build residential. However to offer some level of comfort we would like to build a team of trusted builders / tradesman that we can turn to. We would appreciate it if anyone could recommend any local trusted builders / tradesman in Colchester / Braintree / Ipswich areas. Thanks in advance. David Walker
  13. Hi guys, I have a few jobs coming up around the Worthing/Brighton are and am after a reliable builder. The jobs range from flat conversions to new builds so I am might be looking for more than one builder. Any recommendations would be greatly appreciated. Thanks in advance, Sven
  14. Some of you may know me from around the property world. Our main focus is development. So commercial to residential, listed to residential, pubs to..... (you get the drift) Also new build to around the 20 to 30 unit level. Always open to JVs with members as we like to operate an ethical company which is a win win for all parties involved.
  15. Hi all, I'm about to purchase a 4-bed house with a 2-room basement. I'd like to maximise my monthly return AND pull out cash for another purchase. My question is, do I: a.) create a 6-bed HMO, or b.) create a 4-bed HMO + 1-bed flat? I've checked with local planning, building control & HMO team, both options are doable. Return on both options would be similar. But what about refinancing? Would either option work best for maximising how much cash I can pull out? Anything I need to watch out for / push for? All experience / suggestions welcome? I'm scratching my head, and not getting anywhere....thanks
  16. hi All, I'm looking for advice with regards to my 2 bed flat in London that I am currently living in, as have heard conflicting points of view. The flat is in an old Victorian block, and there is shared access to the loft. In reality no one else has access to it other than myself via my flat. The loft is quite large and I would like to covert it into a third bedroom and add a balcony and small outside space. I consulted my conveyancing solicitor and he advised I would need to purchase the loft from free holder before converting. However, my next door neighbour has already done his and told me he simply applied to do it via the land registry (?!) and insists not necessary to buy the loft. Does anyone have any knowledge on this area and can shed some light? One particular concern is; if I don't buy the loft from freeholder and then renovate, is there then a risk I will not realise the added value of the loft conversion when I come to sell on the flat further down the line? Many thanks in advance everyone. Mark
  17. Good morning all I thought it would be good to introduce myself. I'm Tim, an investor based in the Guildford area, with HMO and commercial conversion/new build experience. I've recently stepped out of a demanding corporate job and am now enjoying my newly-found time freedom in which to pursue some more of what I love - investing and developing. A recent project involved the conversion of two adjoining Victorian office buildings into 4 very smart 2-bed apartments, as well as gaining permission for 2 new build properties on the same site. This was a tricky deal and included just about everything...Options, PD, Certificate of Lawfulness, planning, bridging, private finance, pension funds...a big learning experience on a lot of fronts, all in the same deal! I'm now looking to network with people on a similar journey who love the buzz of either creating some new and shiny, or providing top-quality accommodation to young professionals. I'm also experienced in using Ssas pension funds for investing, which gives a fabulous return and a world of opportunities for investors. I'm happy to chat through how this works for me, if it's of any help to anyone (I'm not an IFA, but I can let you know how I've used these funds in some of my deals). I'm going to be attending the J6 Property Meet on Tuesday 14th in Slough, so please come along if you are local and would like to say hi. Hope to connect with all you brilliant property people soon! Regards Tim
  18. Hi, New to this website and property investment with my own money but have some experience with family doing so. I am looking to purchase 2 freehold shops (next to each other) with offices above and need to raise the money. Plan is to keep two shops 'as-is' and convert offices to residential. One shop is empty and other has tenant (£6k pa) with lease due to renew next year and all offices above are empty. Both shops can produce at least £6k pa each. Once converted, flats can produce at least ~£21k pa. I am first-time BTL, have an employment income > £50k, a mortgage-free property (rented out) and my main residence, which I have a mortgage on. I have 25% of property value/purchase price (£300k) as a deposit with additional funds to start the works. My questions are: Is BTL against the commercial property possible in this scenario, considering income will only come from 1 shop at first? What is the criteria for affordability based on for BTL, rental income form the property or is personal income also taken into account? What kind of details would lender need? Detailed plans and costing of conversion? Or, am I best to re-mortgage my mortgage-free property as BTL, which would just about get the money I need. For a BTL on my other property, does lender need details of the property I will purchase or what I intend to do with equity released? Thanks for any input and hope I have provided sufficient detail to understand. Koo
  19. Hello all I'm Alex Harrington-Griffin, also known as @@alex_h_griffin, and I've just returned from two years starting marketing based businesses in Cape Town to focus on two new property objectives, one personal and one within a new family business. My family have been in property development for over 40 years, in everything from commercial and retail to residential, and with a new fund recently being opened up, have decided now was the time to make the move from my marketing background into the property game, whilst using my experience with clients such as Knight Frank International to move and promote properties where possible to help others. Personal Development Properties - Seeking Single Unit or Conversion Firstly, I am looking for personal development opportunities, single or double units, within London, Surrey, Middlesex, although also considering Leeds, Bristol and Birmingham currently, priced between £150k - £400k, BMV preferable! Refurb, refits, extension and conversion opportunities all considered. Larger Development Opportunities - Seeking Land, Existing Residential Brownfield, Office Space or Settlement Zone Greenbelt As part of the new family business now formed, we are looking at opportunities between £500k-£2.5 million to acquire, ideally without planning or prior consent. Surrey, Middlesex, Buckinghamshire, Berkshire, Kent all considered. Options on well-positioned Land also considered. Marketing Support for Property Companies On a final note, if you are experiencing ongoing challenges with your own marketing, whether your property business or other for that matter, I do offer affordable 30 and 60 minute phone based marketing consultancy, along with having access to marketing professionals in South Africa at over 50% less than UK, although most have been UK trained. Check out my LinkedIn profile for reference and testimonials of course: I look forward to meeting some of you in the future and all the best with your property endevours! Do follow me on Twiiter for property and marketing discussions, I do like a Tweet! @Alex_H_Griffin Alex
  20. Hello all, Would really appreciate any suggestions from anyone who has used a builder for conversions or something comparable before and can recommend. The builder I was set on using has been delayed on another job due to subsidence discovery and has a undefined delay as a result. The property is in Coalville, Leicestershire. Any suggestions would be great. Ta, Glen
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