Book a Property Valuation
11Nov

“Professional?”

There has been a noticeable increase in the number of letting agents and the number of prosecutions of rogue letting agents is sadly growing at an alarming rate. The industry is largely unregulated, with almost anyone being able to open up a letting business and consequently conducting negotiations, drawing up contracts and handling client monies.

Even worse - there are around 120 pieces of legislation affecting the work and conduct of a letting agent, yet there is currently no compulsion for agents to attend any form of professional training whatsoever.  

When entrusting the letting of your investment to an agent, we therefore strongly advise that you make sure that they are members of ARLA - the Association of Residential Letting Agents, part of Propertymark, which is the only professional self-regulating body to be solely concerned with the detailed and specific requirements of the lettings industry.

Membership is only achieved when agents can demonstrate that they have a thorough knowledge of their profession and that they conduct their business according ARLA’s stringent code of Practice. This provides a framework of ethical and professional standards at a level far higher than the law demands and is regarded as the benchmark for professionalism in the industry.

The Association runs a series of meetings, training courses and seminars both nationally and locally to ensure that members are kept fully up to date with the latest best practice and legislation. Membership rules require all member offices to have professionally qualified staff and client bank accounts are rigorously audited annually. Members are also required to have professional indemnity insurance cover as well as being covered by ARLA’s bonding scheme which provides financial protection for client monies in the case of misappropriation.

Needless to say we are full members of ARLA, providing our clients in the Anglesey and Gwynedd areas with complete peace of mind.  

  

 

© Copyright 2019 Williams & Goodwin The Property People Ltd

06Nov

As the Brexit debacle continues to be drawn out, so the evenings are drawing in. Home, as a place of warmth and sanctuary, becomes particularly significant at this time of year. It is interesting to note that a recent survey by Jackson Stops found that 70% of homeowners are unphased in their moving decision by Brexit issues. As we have reported before – most people just want to get on with their life and are more influenced by personal circumstances than the national interest in “will we-won’t we?”. The media really does hype things up!

The factors that affect people’s ability to move remain strong – extremely low interest rates (BoE base rate of 0.75% with no change expected for some time to come), improving affordability (the average house now costs 7.8 times average earnings), low inflation (1.7%) and historically low unemployment levels (3.8% v 8.4% in 2012) all compound to provide strong home-moving fundamentals.

Indeed, we are finding that there has been a slight increase in the “speculative” aspect of buying/selling that has been missing for the past ten years. In other words, if you are thinking of selling, not only is there a reasonable supply of serious buyers who will pay the right price for the right property, but there are also potential buyers who will commit if they find what they regard as a bargain. Those bargains are the properties that came to market early this year at an ambitious price that has since been significantly reduced. (It is so important to price correctly and sell while the property is fresh on the market if you are to achieve the maximum price).

To understand if your property is someone else’s bargain, simply look at the market as if you were a buyer. Check how your property compare to others, but resist the temptation to assume that it is worth the same as others that are failing to sell. They could be all overpriced! A “bargain” comes in below this, so use other available properties to make yours look good by comparison.   

The last available figures (relating to August sales) from The Land Registry suggest a 1.3% annual price increase, although they also report a staggering 0.8% rise over the previous month, which would be a 9.6% annual rise if sustained. As ever, view such figures with the utmost caution – it really is best to speak to us for accurate advice – we know the local market intimately. It really does change from one week to the next depending on the balance of supply and demand. A repossession or probate sale becoming available, or two wealthy individuals registering to buy can affect prices in a particular street within hours

We love this stuff, but we do recognise that it can be confusing and stressful if you are at the sharp end of a move. Please feel free to call us today for a free no-obligation marketing proposal on 01248751000 and we’ll do our best to help you make sense of it all.

©Copyright 2019 Williams & Goodwin The Property People Ltd

 

04Nov

Williams & Goodwin, Llangefni have just won The British Property Award for Isle of Anglesey & Wales.  Their team performed outstandingly throughout the extensive judging period, which focused on customer service levels.

The British Property Awards provide agents throughout the UK with an invaluable opportunity to compare the service that they provide against the service provided by their local, regional and national competition.  Agents who go that extra mile and provide outstanding levels of customer service are rewarded with our accolade, which acts as a beacon to highlight these attributes to their local marketplace.

THE BRITISH PROPERTY AWARDS are one of the most inclusive estate agency awards providers as they do not charge to enter. This has enabled their award to be structured in a manner that ensures maximum participation, on average judging over 90% of agents that meet their minimum criteria on a local level.

The team personally mystery shops every estate agent against a set of 25 criteria to obtain a balanced overview of their customer service levels. The judging criteria is comprehensive and detailed exploring different mediums, scenarios and time periods to ensure that agents have been rigorously and fairly judged.

Robert McLean from The British Property Awards said “When an agent has been attributed with one of our awards, it is simply down to the fantastic customer service levels that they have demonstrated across a prolonged period of time. Winning agents should be proud that their customer service levels provide a benchmark for their local, regional and national competition”.

28Oct

Many people whose property is on the market now would ideally like to move by Christmas, yet only those who are prepared to price realistically to reflect the current market are likely to be successful.   

Buyers who are currently active in the market are now getting increasingly keen to move before the end of the year and we have recently noticed a significant ramping- up of activity. 

Despite this increase in activity, your choice of agent is paramount as too many agents are currently making rash promises. If you are selling, beware of the agent who tries to flatter you with promises of an inflated price, or entices you with a commission rate so low (sometimes with hidden charges) that they cannot provide a decent level of service or train their staff effectively.

Whilst the market is in fact quite stable, buyers do have a choice. Buyers buy by comparison, and they will always buy the property that offers them the best value in relation to alternatives available nearby.

So don’t fall into the trap of assuming that because your property is slightly wider than the one on the market next door, or because it has better views or a bigger garden, that you should quote a higher asking price. By doing so, your price offsets these benefits. Likewise, if your house is similar to next door, then you may want to undercut their price if you are to achieve an early sale.

If you’d like to move this year, the rule of thumb for this market is to choose a strong, independent, locally-based agent, listen to their advice, and quote a competitive asking price. With the wind behind you, you might just be in your new home by Christmas. And we’d love to help you achieve this – it’s what we do! Please feel free to call us for a confidential no-obligation chat on 01407 760500.

 

© Copyright 2019 Williams & Goodwin The Property People Ltd.

07Oct

Our last article considered some of the dangers associated with pricing your home in relation to other properties available for sale (ie those remaining unsold). This time we’ll consider pricing in relation to properties which have actually sold.   

When considering what asking price to quote, common sense dictates that the price of other homes which have sold locally could be a good indicator of the price you should be quoting. However, your research could well prompt you to price your property at a level which could under- or over-estimate your optimum sale price.

Irrespective of national trends, the property market is very sensitive to imbalances in supply and demand even on a street by street basis. When there are many qualified buyers all seeking a rarely-available house in a popular street the price goes up. If fate dictates that the following week five such houses become available in the same street, the price will inevitably fall.  

Likewise there can be situations where a property is sold at a record price to an individual who particularly wanted a specific property for personal reasons. Conversely a situation could arise where a desperate seller, who might otherwise suffer repossession, agrees a sale at a very low figure for a quick sale.

Only the estate agent involved in any of these transactions knows how the individual circumstances of sale can affect value. So a word of caution – leave the science of valuation to an experienced local estate agent who is highly active in the market and has a good track record of achieving swift sales at or close to his/her suggested asking price. Time for a chat? We’re here to help.

© Copyright 2019 Williams & Goodwin The Property People Ltd

 

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