Category Archives: Dawsons

Chris Hope
Dawsons, Mortgages

Swansea estate agent reveals positive impact of Stamp Duty changes on the wider market

According to a recent estate agency survey, revised changes to the UK Stamp Duty Land Tax, as outlined by the Government in December, have already had a positive impact on the housing market.

In December 2014, the Government announced it had cut Stamp Duty Land Tax for the majority of homebuyers, with the aim of making payments fairer. The Government estimates the tax reductions will help 98% of those who are liable to pay for the duty.

In a national survey conducted among its members, Relocation Agent Network found 66% of respondents said that the tax cuts have had a positive impact on the market.

When asked to explain the ‘positive impact’, the majority of survey respondents (68%) indicated the number of buyers entering the market had increased by up to 10%.

Interestingly, aside from the Stamp Duty changes, respondents said that ‘consumer confidence’ was another positive trend impacting the market (63%).

The national network of independent estate agents also asked its members whether the revised Stamp Duty changes has led to price increases for properties that were traditionally around the £250,000 threshold. Indeed, 75% said that they had. When asked to specify on the price increase, a resounding 91% reported up to a 10% rise.

Chris Hope from Dawsons, a member of Relocation Agent Network in Swansea, said: “As Relocation Agent Network reports a rise in the number of buyers entering the UK housing market, this survey brings good news for sellers.

“If you have a property to sell, contact us today. We’re Relocation Agent Network’s appointed Local Expert for Swansea which means we have access to out of town buyers moving into the area.”

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Dawsons

Leading estate agent offer special software system for instant conveyancing costs

Dawsons Estate Agent has adopted a state of the art software system revolutionising the way conveyancing is calculated for the customer.
Dawsons has implemented the Hoowla Panel Management Software Solution to help save time generating quotes and improve its reporting and feedback from solicitors.

Based in Swansea with around 115 members of staff, Dawsons is a well established independent estate agents specialising in sales, lettings and property auctions.
The firm boasts an enviable reputation for providing excellent service and value for money to both private clients and commercial organisations.

The Hoowla Conveyancing Panel Management Software Solution will be utilised across all of Dawsons branches, ensuring a secure and consistent approach to conveyancing for clients.

“Hoowla Panel Management Solution improves the way estate agents and solicitors work together and promotes a modern approach to conveyancing. We are delighted that Dawsons have installed our system,” said Hoowla CEO Adam Curtis.

Chris Hope, Senior Partner at Dawsons, said: “From our point of view our industry revolves around innovative software and keeping in touch with people. Hoowla is an excellent way for us to be involved with clients and solicitors.

“It’s a huge benefit for the house purchaser most of all and increases efficiency all round.

Hoowla is a growing software provider for the conveyancing industry. Developed in the UK and using the latest technology to provide cost effective solutions to Estate Agents and Solicitors.

Dawsons will be in full control of which solicitors they include on their panel.

Where solicitors are making use of Hoowla’s other case management tool Dawsons and their clients will also be able to be kept informed at every stage of the conveyancing process automatically.

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Dawsons

Established estate agent promotes four staff to key roles

Leading Swansea estate agents Dawsons has appointed four members of staff to associate level.

The promotion of Joanne Sommerfield, Lorraine Evans, Alison Morris and Matthew Mason highlight the success in Dawsons’ growth and expansion. The appointments increase Dawsons’ associates from two to six.

“The success of any business is to acquire, inspire and promote those staff who see the same commercial vision of how a business grows. These are four of those exact people,” said Chris Hope, Dawsons Senior Partner.

“Alison, Joanne, Lorraine and Matthew all have different skill sets but collectively they all look for growth opportunities within their departments, to create the highest ‘customer service’ levels which in so doing, creates additional revenue from client referrals.

“At Dawsons, we are very fortunate to employ many staff who are keen to be ‘the best of the best’, and we look forward to rewarding many others.”

Alison joined Dawsons in 1988 spending most of that time working in Dawsons’ office in Sketty where she has been branch manager for more than 10 years.

Joanne left school at 17 and joined a local agricultural firm of estate agents and progressed through the ranks to eventually head-up their Swansea operation being promoted to sales manager. She joined Dawsons in 2003 working in the Swansea operation and auction department and is now branch manager at the Gorseinon office, a role she has had since 2007.

Lorraine became an estate agent in 1997 after several years in retail management. During her early years in estate agency she worked in Mumbles, Swansea and Killay before joining Dawsons at their Morriston office in 2001. She managed the Gorseinon branch in 2006 for a short period before going to Llanelli in 2007 to manage the sales and rentals departments.

Matthew joined Dawsons in 2006 having graduated with an Honours Degree from Swansea University. He was employed within the Professional Surveying department and then gained a Post Graduate Diploma in Surveying which enabled him to be elected to Membership of the RICS and become a Chartered Surveyor in 2010.

He now heads the Commercial Department and undertakes the majority of professional valuations for Dawsons. He also acts as an expert witness in litigation cases.

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Dawsons

The countdown commences – Swansea’s newest and best purpose built student accommodation set to open in September 2015

With summer fast approaching, new and existing students across Swansea will be looking ahead, not just to their plans for the holidays, but even further to the start of the new term. But unbeknown to many the search for the perfect student pad needn’t be a chore.

Set to open its doors in September 2015, Park Buildings Swansea offers state-of-the-art accommodation for students already living in the city and those new to the area. The development consists of 24 purpose built studio apartments, each of which provides a great place to live, study and relax.

Swansea-based Dawsons is the independent estate agent behind the new development, and their team of property experts will be taking reservations on a first come, first serve basis.

“Park Buildings is a truly unique addition to Swansea and its student population needn’t settle for second best any longer when it comes to finding a new home from home for the new term. The studio apartments come complete with a concierge service, cleaning service, laundry facilities and storage facilities, so you have everything you need to start or continue your education in Swansea,” added Ricky Purdy, Director of Residential Lettings at Dawsons Estate Agents.

Park Buildings is conveniently located just a stone’s throw away from transport links and local amenities. The accommodation is also beautifully designed with open plan living and sleeping areas and their very own kitchen and shower rooms.

“The studio apartments are available with all-inclusive rent so you can concentrate on your studies. There are only 24 apartments available so hurry and reserve yours today,” concluded Ricky.

For further information on Park Buildings, please contact Dawsons’ Swansea office on 01792 646060. Please also visit http://www.parkbuildings.info/ for more details.

Oliver Adair MAB
Dawsons

How has the introduction of Help to Buy in 2014 affected the wider property market?

The Help to Buy equity loan scheme, known as Help to Buy 1, was officially introduced in April 2014. The initiative has since been a huge success, giving buyers with small deposits the chance to get onto the housing ladder, as well as aiding the recovery of the housing market.

Here the UK’s leading independent mortgage broker, Mortgage Advice Bureau, explores how the introduction of the Help to Buy schemes has fared throughout 2014.

Only available on new build properties worth up to £600,000, the Help to Buy 1 scheme can be accessed by all borrowers. However, applicants must not have another property and cannot take out loans on an interest-only basis nor let the Help to Buy property out.

“To buy a house using the scheme, borrowers contribute a deposit worth 5% of the property’s value whilst the government provides a loan equivalent to 20%. The remaining 75% is obtained from a traditional mortgage lender. This means that a buyer with a £10,000 deposit could access finance which enables them to purchase a house worth £200,000 under the scheme,” said Oliver Adair from Mortgage Advice Bureau.

The Help to Buy mortgage guarantee scheme, known as Help to Buy 2, helps homebuyers with good credit records who can afford to purchase the property outright with a deposit as low as 5%. These include first-time buyers trying to get onto the property ladder and ‘second movers’ needing to move up the ladder to a bigger home.

The Help to Buy 2 loan is not available for buy-to-let landlords, second homeowners or for a shared ownership purchase.

Oliver added, “Data from our National Mortgage Index shows that the average deposit paid by a Help to Buy 2 applicant was just £7,856 in November 2014 – the lowest point of the year and 7% lower than the previous lowest point. This means that applicants need 89% less than those purchasing in the wider market, with the typical deposit being £68,828.”

After consistently reaching its targets throughout 2014, Help to Buy 2 has attracted buyers with lower salaries who are looking for more affordable properties. Alongside the new Starter Home scheme, which was announced in December, first-time buyers now have numerous opportunities to find varying affordable routes into the property market.

“To see how you could benefit from one of the government-backed schemes, you should seek help from a professional mortgage adviser who will be able to guide you through the steps and recommend the right scheme for your situation,” concluded Oliver.

Oliver Adair MAB
Dawsons, Mortgages

Will the stamp duty reformation have an impact on your property buying habits?

As with any government statement, there were a few surprises in George Osborne’s Autumn Statement, and not least was the reformation of stamp duty as we know it. In what was his last statement before the general election, Osborne announced that there is to be a complete overhaul of the system.

Here the UK’s leading independent mortgage broker, Mortgage Advice Bureau, explores the changes in stamp duty and how it will affect buyers across the nation.

Introduced in 2003, Stamp Duty Land Tax (SDLT) is a transfer tax charged when purchasing a property. The old way of calculating stamp duty was by using what was known as a ‘slab system’. It would begin when a homebuyer purchases a property valued over £125,000. Any properties bought for up to £250,000 would then be charged at 1%.

The stamp duty charges then rose to 3% for properties worth more than £250,000 and up to £500,000, and continued to rise to 4% up to £1million, 5% up to £2million and 7% over £2million.

“The problem with this system was that, if a buyer paid just one penny over the £250,000 threshold, they would be charged triple the amount of stamp duty than if they were a penny under,” said Oliver Adair from Mortgage Advice Bureau.

So what’s changed? Under the new system, the amount of stamp duty owed will work in a tiered way, much like income tax. For example, if you bought a property worth £130,000, you would pay £100 stamp duty as you are only paying 2% on the £5,000 over the stamp duty free threshold of £125,000.

If you bought a property worth £255,000, you would still pay the 2% stamp duty on the £250,000 as it is still in the 2% bandwidth of £125,001-£250,000. This purchase would equate to £2,500 in stamp duty charges.

Oliver added, “The new rules will undoubtedly affect all buyers. In fact, 98% of homebuyers could potentially save thousands of pounds when purchasing a property. However, homes that cost over approximately £937,000 may see their stamp duty increase.”

The new thresholds mean that when purchasing the average family home of £275,000, a buyer will save £4,500. The changes affect the whole of the UK until April, which is when the Scottish parliament unveil their own tax reforms.

“With any introduction or change in the housing industry, it is advised that you speak to professional independent mortgage adviser to discuss how you will be affected,” concluded Oliver.

For further information please contact Oliver on 07917 146430 or email olivera@mab.org.uk. Alternatively, please visit www.dawsonsproperty.co.uk

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Dawsons

Gowerton property goes through major renovation

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The hall before and after renovation, and  Richard Stait and Jason Applin in the plush new kitchen)

It is a property transformation which would look perfectly at home on the BBC’s popular Homes Under The Hammer programme.

Number 12, Victoria Road in Gowerton – sold at auction by Dawsons Property and now on the market again with the same estate agents – has gone through an impressive make-over from run down, uninhabitable shell to a sought-after family home which has been renovated to an impressively high spec.

When developers John Stait and Co bid successfully for the end-of-terrace house at Dawson’s auction they paid £70,000. To the untrained eye, the sellers looked like they may have achieved a good sale price because the three bedroom property was in a state of disrepair.

The wall was coming down in the master bedroom, the kitchen was literally under the stairs and the garden and drive were overrun by eight feet high brambles.

Jason Applin, the project manager at Number 12, a seasoned developer, admitted it was one of his more challenging projects.

“It had to be gutted; taken right back to the bones – it needed a total rewire, the plumbing need a complete overhaul and the rendering and plastering had to be redone,” he said.

“Not only were some of the walls unstable but there were other things we had to overcome. For instance you had to go through the third bedroom to get to the bathroom.

“It was challenging project but I’m extremely happy with the outcome – it has exceeded expectations.”

So much so that Dawsons have put the house on the market for £145,000.

“When you take on a property like Victoria Road you have to have a real vision for the renovation and we pride ourselves in turning around properties such as this one,” explained Richard Stait, director of John Stait and Co.

“A lot of credit has to go to Jason for his ability to produce impressive renovations like Victoria Road.”

Richard says that the process in the case of Number 12 has been helped by their relationship with Dawsons from auctioneer through to vendor.

“During the auction process Dawsons were extremely helpful and when it came to putting the house on the market they seemed the most impressive of the agents we contacted.”

Dawsons have noticed a continuing trend towards buying at auction both from professional and amateur developers.

“Buying and selling at the Dawson’s auction has become more and more popular over the last couple of years. It has become a real growth market,” said Julie Lawry Auction Manager at Dawsons.

“We have noticed a trend where the typical purchaser is now an amateur investor looking for an initial ‘buy to let’ property to finance a long term pension scheme. These purchasers are now competing with the professional investors creating competitive prices in the auction room.

“The unsuccessful professional bidders at the auction are often utilised as project managers because of their in depth experience of renovation and development, this can be invaluable to the new investor.”

David Treharne
Dawsons, Lettings

How will the new EU regulations affect ‘accidental’ landlords in the UK

With many homeowners being left a property in an inheritance or forced to take out a mortgage to buy a second home because they are unable sell their original property, becoming a landlord accidentally is easily done.

Here the UK’s leading independent mortgage broker, Mortgage Advice Bureau, explores how the new EU regulations will affect ‘accidental landlords’ in the UK.

Accidental landlords have in recent years formed a significant proportion of the Private Rental Sector (PRS). Forced into the market since the 2008 recession, a higher than expected percentage now remain through choice.

Ricky Purdy, Director of Lettings at Swansea’s leading estate agent Dawsons, adds: “Financial restraints and commitments in recent years have in these cases eased, with financial benefits and returns from these properties meaning the continued letting is now the preferred option. Accidental landlords are now in many cases purposeful landlords within the PRS.”

Despite their transition from accidental to purposeful landlords, new EU regulations could reinstate pressures felt some years earlier.

“Those who find themselves inadvertently becoming landlords will have to pass new affordability tests – similar to those faced when applying for a residential mortgage. The changes are to be instigated by March 2016, and, similarly to the Mortgage Market Review (MMR), the new rules will see lenders assess both borrowers’ incomes and expenditure in much greater detail to ensure that they can afford a loan,” said David Treharne from Mortgage Advice Bureau.

As accidental landlords do not make a business decision to let their properties out and do it as a result of circumstance, the Government feels that borrowers should still be seen as consumers and need to be covered by an ‘appropriate framework’.

Out of the 1.6 million buy-to-let mortgages currently in existence, a fifth are accounted for by accidental landlords and last year 151,000 buy-to-let mortgages were taken out.

“Under current rules, buy-to-let mortgages do not follow the same regulations as residential mortgages and most are calculated in relation to the amount of rental income that is to be made from the property,” added David.

The EU laws were not originally going to affect the British mortgage market, however, the plans will now form part of the Mortgage Credit Directive (MCD) – a scheme that will be brought in at the same time as the EU regulations in March to regulate other loans that have homeowners’ properties as security.

“Under the new EU rules, affordability will be assessed and it could also mean that older homeowners may not be able to take out a buy-to-let mortgage as lenders often require borrowers to repay the whole loan back before they retire. It is important for those looking to move into the buy-to-let sector as landlords to seek advice from an independent adviser,” concluded David.

Dawsons

Estate agents raises dough for breast cancer charity

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It was an event that The Great British Bake Off’s Mary Berry would have been proud of.

Independent estate agents Dawsons held a pink bake sale and champagne bar to raise funds for the Breast Cancer Care campaign.

The event was held at Dawsons’ Mumbles branch in aid of Breast Cancer Awareness Month.

There were plenty of delicious homemade cupcakes and glasses of bubbly on offer in exchange for a suggested donation.

Pastel pink balloons and bras were displayed in the window to mark the occasion. The staff also visited shops in the Mumbles area to spread the word and raise extra funds.

Breast Cancer Awareness Month exists to help women become better aware of the common symptoms and seek help as early as possible, which increases their chance of survival.

Dawsons representative Julie Elliot said: “We enjoy supporting the Breast Cancer Care campaign. It’s such an easy activity to get involved with and one that we all love to do.

“This year, all the staff are wearing pink as well as selling pink cupcakes and champagne.

“The girls here have even hung their pink bras in the window to raise awareness. They’re all brilliant ways to raise money and have fun at the same time. We’re proud to support such a worthy charity.”

Matthew Hall, Site Manager Hale Construction
Dawsons, New Homes

Construction company’s award winning Site Manager finishes runner-up at prestigious LABC Awards

Swansea’s largest independent estate agent Dawsons has even more reason to be delighted to act as Preferred Agent for Hale Homes, who have an award winner in their team. Matthew Hall, Site Manager at Hale Construction, finished runner-up at the prestigious LABC Warranty National Site Manager Awards 2014.

Matthew was announced Regional Winner of the LABC (Local Authority Building Control) Awards for Wales, and recently attended the grand finals held on 11th November in London. The latest development managed by Matthew is Bethany Lane, situated just off Mumbles Road.

This site is testament to his great work for Hale Construction, a family-run company that now delivers major construction projects not only for themselves, but also on behalf of companies such as Bluestone National Park Resort, Jehu Group and Waterstone Homes. They also build for various housing associations across the south west Wales region including Grŵp Gwalia, United Welsh Housing Association, Coastal Housing Group and Melin Homes.

“I’m very pleased to have won the regional award and finishing runner-up in the finals is an excellent achievement too! Attending the finals in London was a great honour, and I am very proud to be part of the team at Hale Construction,” said Matthew, who recently ran a 10k race which coincidentally went past the Bethany Lane site. Matthew raised £350 for Crohn’s & Colitis UK and The Brain Tumour Charity.

Bethany Lane consists of 10 individually designed, detached homes of exceptional quality and unrivalled specification. The development has certainly caught the attention of local home buyers as only two five-bedroom properties remain on its first phase release with prices from £625,000. The second phase is due for release in early 2015, which will compriseof a further four individual homes with a bespoke internal build available, depending on build stage at reservation. With easy access to the promenade and just a short stroll from Mumbles, the development occupies an ideal setting.

Matthewwon the award for Hale’s prestigious Harbour View development. Located in the SA1 area of Swansea, the development comprises of 30 three and four-bedroom townhouses, which are all now sold. Poplars Drive in Skewen is another current Hale development. The first phase consists of a range of three and four bedroom houses along with two and three bedroom bungalows. Prices start at £179,950.

Dawsons’ Partner Tim Kostromin commented: “This award is well deserved by Matthew and it is of little surprise knowing the way in which Hale Construction works that this has been awarded to a member of their team.”

To arrange a viewing at Bethany Lane please call Dawsons on 01792 653100 or Ruth Jones from Hale Homes on 01792 462877.