Newsletter 12 - May 2014

Welcome to our newsletter, it’s a time of great national media hype on rising house prices and a housing bubble but how does that relate locally?

UK house prices rose by 8% in the year to the end of March, official figures show, however the latest official data from the Office for National Statistics (ONS) showed that the annual property price increase in London stood at 17%, excluding London and the South East of England, prices were up by 4.7%.

In the northwest as a region, according to Rightmove, the prices rose by 1% annually which means that house prices locally remain closely linked to the inflation rate as opposed to any bubble effect.

An example of this wide range of activity is demonstrated by prices in Northern Ireland increasing by 0.3% on a year-on-year basis and by 0.8% in Scotland.

House price data from the Halifax and Nationwide, based on their lending, have also shown fairly sharp rises in prices on average over the last year, despite the regional differences. Locally this can be attributed to a change in the market with people up-sizing, many for the first time since 2007.

This has prompted some commentators to call for the second phase of the government-backed Help to Buy Scheme in the UK - which supports new homebuyers who might have struggled to get a mortgage - to be scaled back.

There is much debate about the effect of the Help to Buy Scheme and would withdrawing it cool the market. Within our region the take up has been so small that it’s effect would only be felt if it changed the current positive public perception on the market.

Mortgage rules have been altered recently and that is thought to be lengthening the time it takes to get a home loan. This has reduced the number of mortgage approvals in recent weeks, which may have more effect on cooling the market that the potential changes in Help to Buy.

Certainly as the market emerges from a lengthy recession buying now is a good time.

I hope you enjoy the rest of our Newsletter and if you have any comments to make, please do send us an email and we'll ensure we get back to you.

Rob Farnham
Chief Executive, The Venmore Group

Top 6 Properties To Buy - Liverpool

	Mount Park, Liverpool, L25 6JW - &650,000 • Detached property • Six bedrooms • Wrap around gardens • Garage & Driveway • Three reception rooms CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Floral Wood, Liverpool, L17 7HR - &380,000 • Four bedrooms • Detached property • Gardens to front & rear • Double garage • No chain CLICK HERE FOR MORE DETAILS AND PHOTOGRAPHS
	Brodie Avenue, Liverpool, L18 4RQ - &269,000 Semi-detached house Three bedrooms Three reception rooms Front & rear gardens Garage & Parking CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Waterloo Warehouse, Liverpool, L3 0BG - &199,950 Two double bedroom duplex apartment Spacious split level lounge / dining room Fitted kitchen Bathroom & Shower room Allocated parking space & Manned gatehouse CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Whitestone Close, Liverpool, L34 7HG - &189,999 Three bedroom detached house Two reception rooms & Cloaks W.C. Large rear garden Gas Central Heating & Double Glazing Pretty location & No chain CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Merchant's Quay, Liverpool, L3 4FD - &119,950 Two double bedrooms second floor apartment Balcony overlooking Lake Stylish bathroom Gas Central heating & UPVC double glazing Alloated parking CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS

Top 6 Properties To Buy - Wirral

	Ludlow Grove, Bromborough, CH62 7JH - &199,950 An exciting and rare opportunity New build detached home Three bedrooms, family bathroom and en-suite Downstairs W.C. Close to Bromborough village CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS NB - above picture is an artists impression
	Higher Bebington Road, Higher Bebington, CH63 2PN - &205,000 Three bedroom semi-detached house Large through Lounge Fantastic location Beautiful front and rear gardens Off road parking and garage CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	The Sandhills, Moreton, CH46 3ST - &249,995 Four bedroom detached house Two reception rooms Large conservatory Large private garden Workshop & Double garage CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Oxton Lawn Apartments, Rathmore Road, Oxton Village, CH43 2HF - &289,950 Stunning duplex apartment Two / three double bedrooms Two en-suites Private sunny garden Great alternative to a bungalow! CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Oldfield Road, Heswall, CH60 6SG - &749,950 Stunning views Sought after location Gas central heating and double glazing 5 spacious bedrooms Large driveway for several large vehicles CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Meols Drive, Hoylake, CH47 4AF - &899,500 Impressive detached period residence with many outstanding features Six double bedrooms, two en-suite Four reception rooms & Conservatory Spacious dining kitchen & Utility Generous rear lawned garden & Drive CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS

Top 6 Properties To Buy - Southport

	Westcliffe Road, Birkdale, Southport, PR8 2BN - &650,000 Beautful seven bedroom Victorian property Built in 1860 Located in a conservation area Many orignial Features Landscaped gardens CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Roe Lane, Churchtown, Southport, PR9 7PD - &450,000 Stunning detached residence Eight bedrooms Four reception rooms Breakfast Kitchen, Utility & Pantry Ample off street parking & Gardens CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Parklands, Churchtown, Southport, PR9 7HX - &349,950 Three bedroom detached house Beautiful landscaped gardens Outdoor swimming pool to the rear Double garage with office above Sought after location & No onward chain CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Tudor Road, Ainsdale, PR8 2RY - Offers over &399,950 Four / five bedroom detached house Two en-suite bathrooms Four reception areas Feature rear garden Immaculately presented CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Elm Park Drive, Ainsdale, PR8 3HA - &210,000 Four bedroom detached house Modern presentation throughout Central heating & Double glazing Beautiful farmland views to rear Off street parking & Garage CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Heathfield Road, Birkdale, Southport, PR8 3DY - Offers Over &140,000 • Semi detached house • Three bedrooms & Shower room • Two reception room • Kitchen & Utility area • Open views to the rear CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS

What's happening in the market?

Locally the market is becoming a sellers market with 97% of asking price being achieved and the average time to sell a property plummeting.

The Liverpool, Southport and Wirral markets have been buoyant during the opening months of 2014. The average price for a property sold within our branch network this year has been &170,000 which is pretty much the same as the figure nationwide.

There are variations across the region with the highest average price being on the West Wirral where the average house is selling for &285k.

Currently houses coming to market are still being realistic in terms of asking price as there is not a huge appetite amongst most people for another boom and bust scenario. The current forecast that interest rates will begin to rise should ensure that prices remain steady.

The area that has seen price rises is right at the bottom end of the buy to let market where first time investors, and investors from outside the area have been attracted by the proposed yields on offer and have bid prices up in the auction room by as much as 15% in a twelve month period.

Volume of house sales across the region has seen an increase of 12% in comparison with 2014 and the numbers of viewings required to make a sale also plummeting. The reason why people are buying is also changing with upsizing, need for space and taking a long term positive view replacing the debt, divorce and death of recent years.

Will the activity continue or is it the suppressed release of pressure caused by the negative publicity about housing during the recession is the big question. If our buyers and employees are typical of the market it’s a return to the belief that owning your own home is still the ambition of most people and confidence is returning that it’s a good long term investment.

What turns a buyer off?

Gocompare.com have compiled a list of the top things that might stop a buyer in their tracks when it comes to purchasing your property:

1. Damp patches, stained walls and ceilings

2. Property in poor state of repair ie. rotten windows

3. No garden

4. Bad smells, including odours from pets, cigarette smoke, damp and food

5. No parking

Certain elements of our properties are out of our control but where possible, making sure that you undertake any repair and maintenence jobs around the house will improve your 'kerb appeal' and give you the best possible chance of selling your home.

Bradshaw Farnham & Lea's very own house doctor....

‘Struggling to sell your home? It may be time to call in the house doctor.

A leading independent Wirral estate agency has a vendor liaison who is so successful at advising vendors on how to make their home more appealing to buyers, that colleagues have dubbed her ‘the house doctor’.

Marie Gerrard, who joined BFL four years ago, has spent much of her working life selling or managing people in a sales environment.

This experience, along with her personal experience of buying and selling nine houses of her own, has given her a wealth of expertise on what can make a property more appealing to any prospective buyers.

Marie, who is based in Bradshaw Farnham & Lea’s West Kirby office, says: “My job is to work with our clients to maximise their chances of selling their property. Individual clients’ needs vary so this can simply be a case of keeping them up-to-date with market activity or it can involve advising on presentation of a property, discussing the best approach to pricing to maximise internet exposure and highlighting lifestyle opportunities that a property presents.

“We want to present the best pictures of the best product we can at a price that attracts buyers and achieves the desired outcome for the clients,” she explains.

“So, as well as ‘location, location, location’ which we can’t influence, my role is about ‘people, pictures and pricing’.” Marie knows what makes houses sell and her success stories are varied and numerous.

She reveals: “A vendor came to us to market their large Edwardian house after three other agents had failed to sell it or identify what barriers to selling the house might pose.

“With a prestigious location, large garden and plenty of character, the house had plenty to offer. It also had a tired and drab kitchen which automatically makes potential buyers think hassle and expense.

“After some initial hesitation, the vendor accepted our advice and took the old carpet tiles up to reveal the original quarry tiled floor and we found a decorator to paint the old pine cupboards in a Farrow and Ball paint to give them a more contemporary, fresh look.

“I dressed the kitchen in items which would appeal to the target market and re-photographed it. I also worked with the vendor to devise a checklist of jobs which needed to be carried out before each viewing so that everyone in the family knew what needed to be done and could work together to achieve a sale. The house is now under offer”.

Spring is one of the busiest times of year in the housing market and, if you’re looking to sell your home as easily as possible, Marie’s’ top tip is to know your market.

She says “A top tip for selling your home is to know your competition.

“Put yourself in the mindset of a potential buyer and look at what’s available that’s similar to your own home in terms of location, available accommodation on offer and the quality of presentation.

“Ask agents about what has actually sold in your area and the prices those sales achieved.

“Make your house attractive to your target audience and make sure your pricing is competitive,” she concludes.

For more advice on how to sell your home, contact Marie on 0151 678 4505 or visit Bradshaw Farnham & Lea at 18 The Crescent, West Kirby, CH48 4HN.'

Top 6 Properties to Let - Liverpool

	South Ferry Quay, Liverpool, L3 4EW - &1,400 pcm A stunning penthouse offered on a fully furnished basis with four bedrooms which has lovely views across the Marina and towards the River Mersey. Set over two floors, the accommodation on the lower floor comprises an entrance hall, attractive lounge with French doors opening on to the full-width balcony, fitted kitchen with integrated appliances, three bedrooms, bathroom and store cupboards. The upper floor comprises a fabulous master bedroom with a raised floor to the dormer window area overlooking the marina, a fully fitted dressing area, en-suite shower room and a separate bathroom / gym. The building has a lift and stairs to all floors and an allocated parking space included in the rental price. CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Henry Street, Liverpool, L1 5BS - &675 pcm City Centre Living at its best! We have available to let this spacious two bedroom apartment that covers approximately 742 sq ft, situated within a recently completed development located within the Ropewalks district renowned for its heritage. The accommodation is being offered on a furnished basis and comprises: Intercom entry system to communal area, lift and stairwell to service all floors, entrance hall, lounge, open kitchen with a stylish range of units and integrated appliances and contemporary bathroom suite. CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Pall Mall, Liverpool, L3 6AL - &995 pcm Rarely does an opportunity to rent a property like this present itself in Liverpool City Centre! This penthouse apartment is a two bedroom duplex with two balconies offering the most wonderful views of Liverpool, the river Mersey and out to sea. In brief the property comprises; Two double bedrooms, two contemporary bathrooms, modern fitted kitchen with breakfast bar and open plan lounge area leading to a balcony with views over the Mersey and the sea, dining area with similar views. This really is an opportunity not to be missed so book your viewing now! CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Brucklay House, Liverpool, L18 8BP - &750 pcm A fantastic 2 bedroom luxury apartment located in the sought after area of Mossley Hill. This property in brief comprises; a generous sized living area with high ceilings and large sash windows, 2 double bedrooms with the master bedroom having an en-suite bathroom, modern kitchen and contemporary family bathroom. The property also comes with secure parking. This property would be ideal for a professional couple and early viewings are strongly recommended! CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Pennyford Drive, Liverpool, L18 8FB - &675 pcm A lovely modern Top floor two bedroom apartment available on an unfurnished basis. The accommodation briefly comprises; communal entrance hall with security door and intercom. Hall, lounge/dining room, spacious modern fitted kitchen, modern bathroom, two bedrooms, communal gardens, allocated parking. In addition the property benefits from a gas central heating system, double glazing. Early viewings are advisable in order to avoid disappointment! CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS
	Arrivato Plaza, Hall Street, St Helens, WA10 1GH - &525 pcm BRAND NEW!!! Spacious apartment in this brand new residential development. In brief the property comprises; open plan kitchen, well-proportioned living space, two double bedrooms, fully fitted contemporary kitchen with appliances, modern bathroom and built in storage space. The property is on the third floor and is offered on an unfurnished basis. Early viewings are essential to appreciate the quality of the apartment! CLICK HERE FOR FULL DETAILS AND PHOTOGRAPHS

A poignant time to remember...

With the anticipation of the return of the fantastic Giants to Liverpool this July for the World War 1 centenary commermorations, thoughts can't help but turn to the millions of people who lost their lives in the war, a staggering 1 in 7 soldiers died. The Hall of Rememberance in Liverpool's Town Hall was opened in 1921 and is home to the city's Roll of Honour.

The Roll of Honour carried the names of over 13,000 military men from Liverpool who died during WW1. This list began to be compiled during the war when the names of the fallen were posted in a window overlooking Exchange Flags and relatives queued to add names. This has meant that the list is by no means complete - further names have been added since 1921 on additional panels.

Recorded within the names are serveral holders of the Victoria Cross, amongst the most famous is Captain Noel Chavasse, one of the only 3 people to have ever been awarded this distinction twice.

Our Chavasse Park here in Liverpool city centre was named in commemoration of the Chavasse family.

The exact route for The Giants is being kept closely under wraps for another few weeks but is eagerly awaited by everyone who enjoyed the spectacular Sea Odyssey event in 2012.

We're on the move....

Venmore are moving into a beautiful new office on Allerton Road. Having outgrown the existing premises a few years ago the mission to find a new location has taken some time to compete .

Location, location, location is an overused phrase in the estate agency market in many senses but never in finding the right place for your flagship office. 8 Allerton Road is the prime location on the part of Allerton Road that is a hub for agents covering South Liverpool. The road is Merseyside’s prime spot for house hunters with more properties being offered for sale or rent by agents within a short walk of each other than any other stretch of Merseyside. This also makes for a very competitive market in terms of fees and customer service.

Across the group and specifically in South Liverpool the sales market has been strong, we’re managing to achieve 97% of asking price on average and unbelievably over 50 % of the properties that have come to market in the past 4 weeks have had an offer on them already.

The market is more buoyant due to a number of factors, not least of which are more readily available mortgages of up to 95% at the most competitive rates for 40 years. Our mortgage advisors based in our new premises would love to help and are fully qualified to offer advice from all UK lenders.

The new offices, formerly Eight Wine Bar, will house a team of 20 people dedicated to making moving home, whether it's to rent or to buy, a smooth transaction. The offices have been transformed from a wine bar to a really client friendly environment .

A sales team of 10 led by Sam Clothier will be based on the ground floor offering every service you could possibly require sales, rental, auction, commercial, surveys and conveyancing.

The first floor will be the hub of the 11 strong Venmore Group branch network providing a wide variety of support services to maintain their position as Merseyside’s largest estate agency. For tenants and landlords this will be a post move in 24 hour support service to cover emergency property repairs.

Irrespective of if you’re on the market, casually looking or actively looking there is no better agent than Venmore to get a free market appraisal from to find out what your properties worth and what you can afford given the changing market.

Pop into our offices today or call on 0151 733 9000.

Smart Storage

There are always many things to think about when moving house and indeed many reasons behind the actual move. The reasons can themselves be the cause of worry and anxiety so it’s important that as many things as possible have a smooth and efficient solution.

Maybe you have an elderly relative who is now having to move into care or sheltered accommodation. There simply isn’t room for all of their possessions in their new abode but you just don’t want to let it all go.

Perhaps you are experiencing the often painful and difficult process of divorce and need a stop-gap solution during the proceedings and while the dust settles.

On the upside, maybe there is a baby on the way! So now you need something a little bigger, or that spare room which has for so long been home to all those items you don’t have other immediate space for, now needs to become a nursery!

So for many reasons, you may some day need more space, need to de-clutter, need to put items aside safely and securely 'just for the time being'.

No matter what your situation is, Smart Storage offers safe, secure and easily accessible self-storage solutions for people on the move. Talk to Smart Storage and let them take some of the stress and hassle of moving and storing from your shoulders.

Smart Storage Ltd, Unit 1 Candy Park, New Chester Road, Bromborough, Wirral, CH62 3PE

www.smart-storage.co.uk
bromborough@smart-storage.co.uk

Tel : +44 (0) 151 343 9888
Fax : +44 (0) 151 343 9886

New website is launched!

A bespoke website specifically designed to easily search for all types of commercial property.

The fresh new look represents the modern approach we are taking to marketing commercial property drawing upon our expert commercial advice and excellent sales skills.

We offer a user friendly search function to enable you to navigate your way easily to your search results. We have a variety of offerings including retail, offices, industrial, development opportunities and investments.

Come and visit us at www.venmorecommercial.co.uk and if you have any queries, or would like to discuss your property needs further, please contact Tim Garnett on 0151 243 5325 or email t.garnett@venmores.co.uk.

Meet A Member Of The Team

PROFILE

NAME: James Constable
POSITION: Assistant Manager
LOCATION: Prenton

QUICK QUESTIONS:

Time worked at BFL? 3 and a half years
Favourite Wirral Bar/Restaurant? Oxton Bar and Terrace / Kitchen
Top Tune? So many, love a bit of pop so Madonna 'Like a Prayer' - did I just admit that?!
Favourite TV Programme? Love my soaps or costume dramas - enjoying Crimson Field at the Moment
Interesting Fact about you? I am a mad Eurovision fan!! My colleagues hide under their desks at this time of year!

Meet A Member Of The Team

PROFILE

NAME: Aiste Naujokaityte
POSITION: Sales Negotiator
LOCATION: City office

QUICK QUESTIONS:

Time worked at Venmores? 3 months
Favourite Liverpool Bar/Restaurant? The Living Room - great food and atmosphere to catch up with your friends 
Top Tune? Currently - John Legend - All of me (Tiesto Remix)
Favourite TV Programme? In the morning before work I always watch 'Everybody Loves Raymond' and 'Frasier', so you could say they're my favourite programs - otherwise I'm not a big TV watcher!
Interesting Fact about you? I am currently studying Real Estate Management in Liverpool John Moore's University.

Meet A Member Of The Team

PROFILE

NAME: Joan O'Shaughnessy
POSITION: Sales Negotiator
LOCATION: Ainsdale

QUICK QUESTIONS:

Time worked at Ball & Percival? 3 years and 3 months
Favourite Southport Bar/Restaurant? The Guleder Rose (at the moment!)
Top Tune? Freda Payne - Band of Gold
Favourite TV Programme? Downton Abbey
Interesting Fact about you? I am a current British Champion, being a member of The Southport Social Dancers Formation Team. We have performed at many venues, including The Royal Albert Hall.

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