Book a Property Valuation
04Jul

On 4thJuly each year Americans go to town on celebrating their national pride on Independence Day.  

And well they might, as independence is wonderful thing – whatever your views on Brexit/Trump etc! As independent estate/letting agents we experience daily what it is to be free of the constraints of corporate governance, number crunching, management reports and toeing the party line. The only people we have to report back to are the most important of all - our customers!  

Being independent means that we can adapt and respond to changes in the market without having to run it past a committee, or a rigged one service suits all online offering. Speed of response is essential in these changing times. If a property needs a marketing boost, we give it one! Independence also means that the directors are personally involved in the business – after all – it’s our future, our name above the door, and we make a point of ensuring that those values we cherish personally are instilled across the business as a whole. We tend to work very much in partnership with our clients and are sometimes quite selective as to which properties we accept onto our books. None of this would be as easy if we were a PLC.

Most important of all is our people. They all feel part of a strong and committed team where their individual strengths are immediately appreciated and rewarded. Their great team spirit and professionalism combine with a sense of fun, enabling them to focus on helping people move (rather than selling ancillary services), allowing us to provide an enjoyable and efficient service to our clients, of which I am very proud.

So for truly accountable service why not call us for a chat about your property needs today on 01248751000? Happy Independence Day!  

Melfyn Williams

01Jul

As British politics continues to be a bit of a bun fight, the great British home buying public is taking a more pragmatic approach and appears to have disconnected from such trivialities, with buyer registrations nudging up by between 4% and 9% across the UK*. This year, the spring market appears to have overflowed into the summer, with no sign of any seasonal slowdown.
 
Although the summer holidays have yet to begin in earnest, anybody seriously looking to move house is unlikely to be deterred by the interruption of their annual holiday. Speculative buyers used to take a break over the summer, but today’s market is less sensitive to such traditions. So if you are selling and you are tempted to take your house off the market for the summer – our advice would be that you should not! There are currently 12 buyers chasing every listing (28 in London)* which is helping to maintain prices and if you are not on the market, we guarantee you won’t sell!
 
An interesting pointer to the future is that although transaction numbers fell slightly (4.5%*) last month, the number of viewings increased by nearly 2%* nationally.
 
Summer is actually a great time to sell – longer evenings, gardens looking their best, and all-round feelgood factor combine to create the perfect environment for buyer and seller alike.
 
Whilst locally we have seen a rise in the numbers of first time buyers replacing some investor buyers, the lack of stock available for sale is forcing some people to rent instead and we have seen a considerable rise in tenant enquiries. Despite regulatory burdens and shrinking tax benefits for landlords, all other indicators suggest that property continues to be an excellent investment with good returns and relatively low risks for landlords looking for a healthy and reliable long-term yield.
 
Possibly the most newsworthy figure this month relates to the apparent demise of internet estate agency, with their market share of new properties entering the market virtually halving over recent months an almost negligible 3.8% of the market. This is despite millions spent on TV advertising campaigns in their quest to offer a low-value solution to a problem that doesn’t even exist. So much of our business originates from seller who have been disillusioned with a DIY-type estate agency service that has simply failed to deliver the results they had expected.
 
We’d be delighted to show you what professional local estate agency is really all about, even if you’re only toying with the thought of moving. As members of the professional industry bodies NAEA Propertymark & ARLA Propertymark for sales & lettings, being regulated by RICS and the only agents in #Gwynedd & #Anglesey who are members of The Guild of Property Professionals - Why not call us on 01248 751000? You might be pleasantly surprised!
 
*Source: * Haart. ** Sunday Telegraph.
 
Local offices at #Holyhead #Llangefni #Bangor & #Caernarfon
 
©Copyright Williams & Goodwin The Property People Ltd

25Jun

As a landlord you’ll want to minimise the time your property is empty between tenancies (what we call the void period) so it is essential that your property is looking its best for showing to new tenants both in terms of condition and cleanliness.

Although a tenanted property should be redecorated from time to time, tenants are allowed fair wear and tear and it is rare to receive a property at the end of a tenancy in the same condition that it was at the beginning, especially if several tenants have passed through.

Whilst you may choose to avoid the expense of redecoration, the likely result is that it will take longer to find a tenant (a longer void period) and even then, you could well achieve a lower rent than could otherwise have been obtained. Also, the taxman (hardly known for his generosity) allows you 10% of your rental income for repairs and maintenance, so it’s very unlikely that the sensible amount is anything less than this figure.

The intelligent landlord will also ensure that his or her property is clean and shiny throughout. Tenants do have obligations to clean the property to a decent standard before they leave and some will do a very good job indeed. But generally speaking they seldom do a good enough job to really maximise the property’s lettability and thus minimise the void and maximise the rent. A few more hours cleaning will probably be needed to make it gleam and really attractive to those potential new tenants that we’ll be bringing round.

Of course, a well-presented meticulously clean property also suggests that you are a responsible landlord, which in turn attracts responsible tenants! Why not let us help you find one!  

© Copyright 2019 Williams & Goodwin The Property People Ltd.

19Jun

If location is fundamental to a property purchase, then mapping is surely the most obvious way of highlighting location.   

We choose to use locational maps on our website tppuk.com as they make it easy for buyers to identify the property in relation to its surroundings. This is particularly useful when a buyer is considering a property that is slightly outside an area they might have preferred, as they can see from the map that the property is actually not that far away from their chosen area.

Additionally, as an aerial perspective, maps are an excellent way of showing areas of open spaces such as parks, woodland and lakes which are not always possible to see when driving round an area. This is particularly the case with the satellite image overlay which we use on many of our maps. Perhaps the area is not quite as built-up as it appears at street level. Google Streetview is also featured on our web description.

But the most obvious benefit of the use of mapping in relation to property particulars is that it makes a property easier to find. When buyers have seen four or five properties on a cold wet evening, if they can’t find the property easily, it’s all too easy simply to give up, resulting in a lost viewing. (This is another reason why a “For Sale” board is so important as well.)

As well as providing straight-talking good advice for sellers, we never forget that the job of a good estate agent is to help make it easier for buyers to find the right property – literally!

© Copyright 2019 Williams & Goodwin The Property People Ltd

15Jun

“How Long Has It Been Available?”

One of the first things a tenant will ask a letting agent when offered a property is “How long has it been available?” - and with good reason. Moving house is a huge event and it takes courage to commit to undertake such a decision – often with very little support other than pure instinct. 

One of the most persuasive and apparently reliable indications as to the suitability of a property is to check out whether other people have expressed an interest. There is great comfort in knowing that you are not the only one who is expressing interest.

Once people hear that others have expressed an interest, then everyone seems to want the property, as the power of “social proof” kicks in. This competition can often stimulate a quick let at a high rent, and usually occurs when a property is attractively priced in relation to other properties available to let.

Of course the opposite is also true. When the rent asked is overly ambitious, the excitement that should surround a property that is new on the market is reduced, and it can begin to go stale. When tenants discover that it is no longer new on the market they think “Well nobody else wanted it – perhaps we are making a mistake.” And every month that passes without a tenant represents over 8% of your annual investment yield!

So our advice would be to position your property as one of the best available in its price range from day one. This will prompt interest and encourage multiple offers from qualified tenants. Under your agent’s advice, you should then have a choice of tenant, resulting in a fast, reliable, let at the highest price the market will pay.

  © Copyright 2019 Williams & Goodwin The Property People

Who We Are

Williams & Goodwin The Property People are members of the Guild of Property Professionals, National Association of Estate Agents, Association of Residential Lettings Agents, National Association of Valuers and Auctioneers and are Chartered Valuation Surveyors we are members of a National Network of approximately 800 independently owned and operated Estate Agents.

More about Us






This website was translated by Bla Translation Ltd
mail@bla-translation.co.uk
www.bla-translation.co.uk

Get in Touch

Do you want to find out more about Williams & Goodwin and their services, call or email us today.

Caernarfon - 01286 677 775
Bangor - 01248 355 333
Llangefni - 01248 751 000
Holyhead - 01407 760 500
Property Management - 01248 72 40 40
All Wales Auction - 01248 75 39 39

Click here to see full office details


©2021 Williams & Goodwin The Property People. All rights reserved. Terms and Conditions | Privacy Policy | Cookie Policy | Members Login
Registered in England & Wales. 

Check mortgage eligibility online