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Chris Marina Office14

Tidal lagoon: Is the project already a missed opportunity for Swansea?

Back when the £1 billion plans were first thrust into the pipeline in 2010, tidal lagoon was one project that was set to equate to a number of opportunities for the people and city of Swansea. Set to be the world’s first man-made, energy generating lagoon, once completed the project would harness the indigenous, low carbon electricity produced naturally by the Severn Estuary, which has the second highest tidal range in the world.

As a well-respected businessman and commentator based in Swansea, Chris Hope, Partner at Dawsons Estate Agents, is no stranger to the tidal lagoon project. Whilst the plans, and the continued debate regarding whether the venture will or will not go ahead, are old news, the procrastination, missed opportunity and faltering political will experienced so far is worth commenting on.

Why the big delay?

The tidal lagoon build has been hit by delay after delay, with the level of UK government funding available the latest issue that has cast doubt on whether the project will go ahead. Despite receiving backing from the Department of Energy and Climate Change (DECC), Tidal Lagoon Power (TLP) has decided to delay construction by a year due to ongoing negotiations regarding how much electricity subsidy will be paid once the build is complete.

Further delays, pushing the 2016 start date to 2017, have been created due to the extended wait for TLP’s marine licence and lease. With recent news of a rival green energy pioneer – Ecotricity – looking to steal the thunder behind the project’s status as the first tidal lagoon development, after all those years of planning could TLP ultimately be beaten to the punch?

What now?

Whilst there is still a possibility that the tidal lagoon project will go ahead, the big question on every Swansea resident and business owner’s lips is – should we move on or as a city should we continue to lobby? The building of the lagoon and its status as the first of six on the British coast will benefit the economy, the city’s wider profile, and the businesses and residents based within the area.

For the people of Swansea, the lagoon will provide a clean, renewable and reliable source of power for some 155,000 homes for upwards of 120 years, whilst the development itself will bring significant employment, community and tourism opportunities. For the planet, the project will see a huge carbon emissions reduction, with the lagoon able to contribute to the meeting of national targets thanks to a saving of more than 236,000 tonnes of CO2 each and every year. The coastal flood protection advantages that go hand-in-hand with the development will also unlock increased reliability and peace of mind for the residents and businesses that call Swansea their home.

An independent government review has been delayed until autumn 2016, but in the meantime are the aforementioned benefits enough to keep you talking about it and positively pushing the project in the right direction? Only time will tell.

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Leading south Wales estate agents continues to help landlords on new regulations

Dawsons is at the forefront of helping to make landlords fully aware of updated regulations brought in under Rent Smart Wales.

Those regulations require all landlords to be registered and licensed, or if landlords are using an agent that they ensure their agent is licensed.

The regulations came into force on November 23rd last year, requiring landlords and agents to comply with the new legislation, licensing those who deal with letting and management activities of properties within the private rented sector.

It is intended that the legislation will result in improved standards of letting, provide more information on landlords for tenant verification, raise awareness by landlords and agents of their respective rights and responsibilities and raise awareness by tenants of their respective rights and responsibilities.

But if your property is managed by Dawsons, you need not worry assured the estate agent’s Lettings Director Ricky Purdy.

“As a market leading letting agent, Dawsons began to prepare for this change in January of 2015,” explained Ricky.

“We have ensured our already knowledgeable and experienced staff have attended the courses required by Rent Smart Wales, and have passed all follow up validation tests successfully.

“This requirement along with several others such as client money protection, and affiliation to a recognised redress scheme, mean that Dawsons will be among the very first licensed agents in Wales.

“As a result of our forward thinking and interaction, our managed landlords can rest assured their requirements, their tenants and of course property remains in safe hands.”

Ricky also assured landlords who manage their own property that Dawsons can help.

 Many self-managing landlords once aware of the requirements by Rent Smart Wales, will decide it the ideal time to approach a local and trusted letting agent for additional information.

“Taking this into account, we at Dawsons have prepared for this very eventuality, to either provide free supporting information and support, or begin the process of property management on their behalf, thus dealing with all of the licensing requirements,” added Ricky.

After the system comes into force the scheme will be policed by local authorities who are responsible for any necessary enforcement action against non-compliance.

These powers will be given to the authorities a year after the system comes into force to give time to those who must comply without fear of prosecution.

Any landlord who has a rental property in Wales which is rented on an assured, assured short hold or regulated tenancy is required to register.

Depending on how a property is owned will determine who needs to register it.  All registrations are done through Rent Smart Wales (rentsmartwales.gov.wales).

Landlords who do undertake letting and management tasks at their rental properties in Wales are required to apply for a licence.  Such landlords are often described as ‘self-managing’, once again license requirements the granting of a license are do through Rent Smart Wales.

For advice, and to discover the many benefits and services of being a Dawsons landlord, please contact one of their five dedicated offices.

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Implications for house buyers of new stamp duty rates

The new stamp duty rates for second homes are due to come into force in April 2016.

This curve ball for property investors means anyone buying a second home or buy-to-let will be hit with a higher rate of stamp duty. The tax grab is designed to help ease the housing shortage, with anyone who buys extra residential property liable to pay an additional 3% in stamp duty after 1st April, 2016.

The new charge applies above the current stamp duty land tax rates, meaning there will be 3% tax to pay on homes worth up to £125,000, 5% tax on homes that cost between £125,001 and £250,000, and 8% on homes worth between £250,001 and £925,000.

Homes worth up to £1.5 million will be subject to 13% stamp duty and those priced above this amount will incur a 15% charge.

It is not all bad news, however. Firstly, for second-home buyers who exchanged contracts before the Chancellor’s Autumn Statement on 25th November, the higher tax rate won’t apply, even if completion is after the 1 April deadline.

The other positive aspect is that as the rules currently stand, investors can offset the additional stamp duty, along with other purchase costs, against capital gains on the property in the future. That could change in future tax amendments though, so be wary.

But for parents wishing to help their children onto the property ladder, the changes do not spell good news. You can still be a guarantor for a loan, but a joint mortgage that requires a parent’s name on the title deed will be hit by the tax, as will couples who want to buy a property each.

Married couples and civil partners will be treated as a single unit that lives together. Any additional property purchased by either person will attract the higher rates.

If you buy a second property you will always have to pay the higher rate of stamp duty, even if you plan to live in it and rent out your old one. If you keep your old home at the time of completion you will need to pay the extra stamp duty charges, even if you move into a new main residence.

The only leeway is that you can get a refund of the stamp duty if you sell your old property within 18 months. This aims to help those who may hit delays in the selling process.  You will need to apply for the refund through HMRC.

What can you do if you want to invest in a buy-to-let or second home without incurring the new taxes? Buy now and complete by 1 April. The danger here is that there may be a rush and the short-term increase in demand could temporarily push up prices, before the increase hits. Keep an eye on the market to make sure that any temporary price increase doesn’t exceed the 3% saving made by buying quickly.

Also be aware that there are other potential tax changes on the way, with the wear-and-tear allowance for landlords of furnished properties being revamped and coming into effect in April, and an earlier deadline for paying capital gains tax on property sales.

For first-time home buyers, it’s hoped that by making buy-to-let less appealing, not to mention lucrative, demand for investment properties will fall, leaving the rungs of the property ladder accessible.

The policy will be outlined at the 2016 Budget on March 16.

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New Private Residential Law For Landlords & Agents

Landlords and agents are now required by law to be registered
or licenced. A new law has been introduced in Wales which applies to all landlords and agents of private residential property. If you own, rent out, manage and/or live in a rented property then this law WILL impact you.

Landlord Registration

Any landlord who has a rental property in Wales which is rented on an assured, assured short-hold or regulated tenancy is required to register. Depending on how a property is owned will determine who needs to register it. All registrations are done with Rent Smart Wales.

Landlord Licensing

Landlords who are not involved in setting up tenancies and
managing their rental properties do not need a licence; however they must use a licensed agent and register as a landlord declaring their agent on the registration. Landlords who do undertake letting and management tasks at their rental properties in Wales are
required to apply for a licence. Such landlords are often described as ‘self-managing’.

If your property is managed by Dawsons, you need NOT worry

As a market leading and engaged letting agent, we as Dawsons
began to prepare for this change in January of 2015. We have
ensured our already knowledgeable and experienced staff have
attended the additional courses required by Rent Smart Wales, and have passed all validation tests successfully. This requirement along with several others such as client money protection, and affiliation to a recognised redress scheme, mean that Dawsons will be amongst the very first licenced agents in Wales.

As a result of our forward thinking and interaction, our managed landlords can rest assured their requirements, their tenants and of course property remains in safe hands. Continued support, means we have also prepared a process to assist our landlords in the only part of this new law we as an agent are unable to do on their behalf.

This requirement of LANDLORD REGISTRATION, can be
completed on line or with the help of our staff at any of our offices. For further information on this, please visit or contact one of our rental offices when a member of staff will delighted to help.
Alternatively, visit rentsmartwales.gov.wales or request a paper
form to completed by calling 03000 133344.

Do you manage your own tenant? Don’t worry, Dawsons can help.

Many self managing landlords once aware of the requirements by Rent Smart Wales, will decide it the ideal time to approach a local and trusted letting agent for additional information. Taking this into account, we at Dawsons have prepared for this very eventuality, to either provide free supporting information and support, or begin the process of property management on their behalf, thus dealing with all of the licensing requirements.

For this advice, and to discover the many benefits and services of being a Dawsons landlord, please visit or call one of our 5 dedicated offices.

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Historic auction property in Houses Under the Hammer-style revamp

An 18th century Swansea Toll House is on the market after going through a spectacular renovation which would not look out of place on BBC’s Homes Under The Hammer programme.

The historic Georgian Tollgate House in Sketty, dating back to the 1770s, has been transformed into a fine four-bedroom home by award-winning Swansea property developer Ben Shepherd.tollgatehouseoldpicture

Having bought the semi-detached townhouse from a Dawsons Estate Agents’ auction Ben is now selling it on through Dawsons again.

After purchasing the house and then refurbishing it he has put the house on the market with Dawsons for £369,950.

Originally, the property was the tollgate house for Gower – known as the Upper Sketty Cross tollgate – and a photograph of it is on the front page of a book covering the Rebecca Riots during the mid-19th century.

The Rebecca Riots took place in South and Mid-Wales and were a series of protests undertaken by local farmers and agricultural workers in response to perceived unfair taxation through tolls.

The rioters, often men dressed as women, took their actions against tollgates as they were tangible representations of high taxes and tolls.

“It was only after we bought the property that was up for auction with Dawsons estate agents that we fully uncovered the history of the house,” said Ben.

“It is a fascinating story and I think it adds some extra historical value to the property.

“For instance, I think people coming from Gower to Swansea had to pay 1d (one old penny) which paid for one person and 20 sheep.”

“But as time went on the tolls were resented by people hence the onset of the Rebecca Riots.”

Added Ben: “After buying the property from Dawsons’ auction department they were the right choice to market the property, especially as the Gorseinon branch sold my last development in Loughor in less than 48 hours, and was happy with the selling process undertaken with Dawsons’ Sketty branch.”

A carpenter by trade Ben spent around seven months transforming the three-storey house into a four-bedroom property with two separate bathooms.

Ben has transformed properties in Rhossili and Limeslade and won an award for excellence in 2009 as self build development of the year from the Local Authority Building Control (LABC).

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Leading South Wales estate agent picks up prestigious national award

Dawsons has been presented with the Gold Rateragent “Agent of the Year Award” in the Swansea category for 2015.

Their marina branch Swansea Marina took the gold award for Swansea. Not only that but the Swansea Sales office also lifted the Silver Award and the Swansea Lettings office walked away with the Bronze award.

Based on reviews from clients compared across Rateragent’s website, combined with ratings from elsewhere across the UK, the awards recognise quality of service.

“These accolades reaffirm the high standards we strive to achieve each working day,” said Ricky Purdy, Dawsons Director of Lettings.

“It is great to see that our clients are receiving and benefiting from the service we provide throughout our branches.

“What is also nice to see is that these customers are taking time out of their busy lives to acknowledge the individual and group efforts our staff make.

“Our staff who work so hard to achieve such high standards will ensure that every effort is made to continue the good work.”

The award comes on the back of two staff at Mumbles lettings office being awarded Rateragent agent of the week for outstanding customer service.

Mal McCallion, Rateragent’s CEO, said: “Dawsons Marina Branch has beaten off dozens of local competitors to win this gold award.

“It’s based upon hand-checked reviews on Rateragent, a site devoted to providing those researching the right agent to sell or let their home with comprehensive information about the best agent for them.

“Knowing that Dawsons has not only engaged with such a transparent and trustworthy site – but also that they have won the Gold award based upon their reviews on it – tells you all you need to know about their approach to their service.

“Dawsons has delighted clients, ones happy to publicly praise the service that they’ve been provided with this year. At the very least this should encourage anyone looking to move in the area in 2016 to consider Dawsons as their agent in the process.”

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Time running out to enter Dawsons’ Christmas competition

Why not get involved in Dawsons’ Christmas competition – you still have until Sunday at noon to enter.

In the spirit of the festive season, we are giving you the chance to WIN a £50 voucher for the Swansea Waterfront Winterland.

We have placed a number of Santa stickers on our ‘For Sale’ or ‘To Let’ signs around Swansea.

All you have to do when you ‪#‎SpotSanta is post a photo of yourself with the sign to Dawsons’ Facebook hashtag ‪#‎DawsonsChristmas

So why not get involved? Happy hunting!

*Competition entries must be in by 12pm on the 20th of December 2015 with the winner to be announced on the 21st. T’s & C’s apply*

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Leading estate agent appoints new managers

Dawsons have made two key managerial appointments amid a reorganisation of branch managers.

Brett Hampton joins the leading estate agent as the manager of their Llanelli branch, while Kristian Davies is appointed lettings manager at Morriston.

With those significant appointments and the recent promotion to Sales director of Jo Summerfield-Talbot it has meant a change in key personnel.

Taking over Jo’s branch manager role at Gorseinon is Nicola Fulford, whose previous role as Swansea manager is being taken over by Lorraine Evans, who was previously manager at Llanelli.

“I am thrilled to see that staff are recognised for their achievements and these moves enables them to further develop and grow the business from all an already established and successful stand point,” said Jo.

“Brett Hampton is a great addition to our team and we are delighted to welcome him on board.

“It is pleasing that Brett recognises the very high standards and professionalism that Dawsons represents and being Swansea’s leading agent, he chose us over other offers of employment with our competitors.

“Brett is moving his family down from Somerset, where he has worked for leading estate agents and not only brings his passion but a wealth of experience, having worked some 15 years in the business.

“Brett will take up his new role officially on the 4th January 2016 as Manager based at our Llanelli branch, operating both sales and lettings.”

Kristian joins at a managerial level bringing with him several years experience in South Wales along with a great understanding of Dawsons’ immediate catchment and surrounding areas, together with the industry as a whole.

“Kristian strengthens even further our lettings team of more than 45, which use their vast experience and knowledge to provide an unrivalled service,” said Ricky Purdy, Dawsons Lettings Director.

“Several important additions to our lettings department across all offices which include Kristian, from our accounts team through to property management, assures that 2016 will once again be a successful year of accomplishments and achievements.”

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Dawsons’ Angie raises funds for hospital Intensive Care Unit

Angie Bastin of our Llanelli Branch has been busy fundraising for the Intensive Care Unit at the town’s Prince Philip Hospital as a huge thank you for the care her husband received.

On 11th November, Angie raised £985 with a Curry Night at the Masala Restaurant in Llanelli that included a raffle, bingo and auction. Prizes were kindly donated by local business, friends and family including Chris Hope, Senior Partner of Dawsons, who donated a Gower Boat Ride.

Last August, Angie’s husband was taken to Prince Philip complaining of numbness in his hands and feet. Overnight he was diagnosed with Gullain Barre Syndrome, an illness where the immune system attacks the central nervous system stripping all the nerves of insulation.

He was moved to the Intensive Care unit and within 48 hours was completely paralysed and placed in a medically induced coma. Over the course of five weeks he woke up and learnt how to eat, sit up and eventually walk again. He is home now and is making amazing progress with the ICU nurses calling him their ‘miracle patient’.

On 16th November, Angie and her husband returned to the Intensive Care Unit to present them a cheque for £1000 as a thank you for the help and care they received during the difficult time.

To find out more about Guillain Barre Syndrome please go to http://www.nhs.uk/conditions/Guillain-Barre-syndrome/Pages/Introduction.aspx

Or if you would like to help us donate to Prince Philip Hospital Intensive Care Unit please contact Angie on 01554 784400 today!