http://www.articlesbase.com/moving-and-relocating-articles/fixed-fee-estate-agents-explained-536763.html

In the UK the vast majority of home sales

are made with the help of an estate agent.  Traditionally estate agents set their fees at a percentage of the value of the property being sold.  There is now however a new type of property agency known as fixed fee estate agents.

For people who want to sell their home using an estate agent brings a number of benefits.  The expertise that estate agents have in property sales can mean that the home is sold much quicker and at a fairer price than would otherwise be the case.  The first task performed by the estate agent is to set a valuation of the property.  Once the value has been set the agent will perform their main role which is to advertise and find a buyer for the property.  Typically the agent will use a variety of methods to advertise the home.  A major advantage of estate agents is that people looking for a new home will commonly begin their search at their local estate agent.  The final role of agents is to arrange and conduct property viewings for potential buyers.

Despite being used in most property sales a recent survey has revealed that nearly 40 percent of people selling their home are dissatisfied with their estate agent.  The main reason given for this dissatisfaction was that the estate agency service offers poor value for money.  Most traditional agents will set their fees at around 2-3 percent of the value of the property being sold.  This means that on average home sellers will pay between £3000 and £20000 to sell their home.  With sellers increasingly conscious of making a profit on their home it is of little surprise that these fees have caused an amount of dissatisfaction.

Fortunately home sellers do have another option.  In recent years a new type of estate agency has emerged.  Known as fixed fee estate agents these types of agents have done away with the traditional method in which fees are set.  People selling their home with a fixed fee estate agent will be charged the same price no matter the value of the property.  This means that the price is the same whether the home is sold for £100000 or £1 million.

Fixed fee estate agents offer several advantages over traditional estate agencies.  The most obvious advantage is the money that the home seller saves.  Studies have shown that home owners selling at a fixed rate price will on average benefit from a substantial saving of £2600.  A further advantage is that the fixed fee makes it easier for the seller to set a budget for buying their next home.  Since the seller knows from the beginning what they will be charged they will have a better idea of just how much money will be available to spend on a new property.

In most cases the service that the fixed fee estate agent provides will be identical to the service provided by traditional agencies.  Fixed fee property agents will still offer a full service from setting a valuation to advertising and arranging viewings of the home.

There is little doubt that fixed fee estate agents will revolutionise the way houses are sold and save people who are selling their properties thousands of pounds.

Article provided by Rich Bendall – www.wowproperty.co.uk

This article is the opinion of the author and not neccessarily that of www.leeds-hips-conveyancing.co.uk.  It  has been accepted and displayed here in good faith – www.leeds-hips-conveyancing.co.uk is not liable for any inaccuracies, errors, losses or other events that may transpire from readers acting upon or responding to the information displayed, or from the article being re-published on this site.

]]> http://leedshipsconveyancing.wordpress.com/2009/01/02/fixed-fee-estate-agents-explained/feed/ 0 markadamstanley http://leedshipsconveyancing.wordpress.com/2009/01/02/housing-repairs-and-the-landlords-responsibility/ http://leedshipsconveyancing.wordpress.com/2009/01/02/housing-repairs-and-the-landlords-responsibility/#comments Fri, 02 Jan 2009 21:48:31 +0000 markadamstanley http://leedshipsconveyancing.wordpress.com/?p=36 ]]> http://www.articlesbase.com/home-improvement-articles/housing-repairs-and-the-landlords-responsibility-266471.html

Did you know that your landlord or her/his authorized agent has the right to enter the accommodation to inspect its condition and state of repair at reasonable times of day and at 24 hours written notice?

Also, that Section 11 of the Landlord and Tenant Act 1985 is the most important of the landlords obligations to carry out basic repairs? It works by implying terms into a tenancy agreement (whether or not a tenant has anything in writing) which cannot be overridden by any express terms. The landlord therefore cannot seek to avoid, nor to contract out of, these obligations.

When does section 11 apply

Section 11 will apply to most tenancies, whether in the private or public sector. It applies to all periodic tenancies and fixed term leases of less than seven years which began after 24 October 1961. The main exceptions are the following:-

lettings for less than seven years will not be covered if there is a stated option to renew the tenancy for a further term, which would result in the tenancy lasting for more than seven years in total agricultural tenancies covered by the Agricultural Holdings Act 1948 most business tenancies crown tenancies, that is, most tenants of government departments.

Tenants who do not come under the scope of section 11 may be able to have a repair carried out under one or more of the landlords other responsibilities, including the terms implied by common law.

The landlord’s obligations under section 11

The landlord must:-

keep in repair (see below) the structure and exterior of the building or part of a building which is let to the tenant (including drains, gutters and external pipes)

keep in repair and proper working order the installations for the supply of water, gas and electricity, and for sanitation (including basins, sinks, baths, toilets)

keep in repair and proper working order the installations for space heating and heating water.

Keep in repair This is a continuing obligation to keep up the standard of repair throughout the tenancy. It also means that the landlord has to put into repair the structure and exterior of the property, even if it was not in good repair at the beginning of the tenancy.

Repair The landlords obligation to repair only comes into operation when there has been damage to the structure and/or exterior which requires it is made good. The landlord is therefore obliged to put right something that has gone wrong, or which does not work in the way it was intended to work. The landlords obligation under section 11 can also cover putting right a defect that results from an inherent or design fault, for example, replacing a damproof course which had been laid in such a way as to cause dampness; providing a WC cistern; replacing missing expansion joints; or underpinning where there is subsidence. Whether the landlord has to provide a different thing from that which was originally contracted for will depend upon the individual circumstances of the case. Relevant factors may include what proportion of the premises are affected, the cost of the works and the age of the property.

Structure and exterior There is no precise legal definition of this. The structure includes outside walls and windows, frames, ceilings, roof and foundations. It can be argued that it also includes external doors and windows, including the glass. If the landlord disputes that this is the case, specialist advice may be needed. It does not include internal wall plaster or decorations as such, but if these are affected by disrepair to something for which the landlord is responsible under this section, for example, disrepair to an external wall leading to penetrating damp, the tenant may be able to use section 11. The exterior of the building means the outside or external parts of the dwelling.

Article supplied by Davinos Greeno – www.guidemegreen.com

This article is the opinion of the author and not neccessarily that of www.leeds-hips-conveyancing.co.uk.  It  has been accepted and displayed here in good faith – www.leeds-hips-conveyancing.co.uk is not liable for any inaccuracies, errors, losses or other events that may transpire from readers acting upon or responding to the information displayed, or from the article being re-published on this site.

• From 6th April 2009 all HIPs must be made available to view by interested parties as soon as the property is marketed – Currently estate agents and sellers can take advantage of the temporary first day marketing provision, which allows them to market the property for up to 28 days before making the full HIP available. This has resulted in sellers paying for a HIP upfront but if the property sells within 28 days then they have effectively paid for a pack that neither they or the buyer have actually seen.

• Also from 6th April 2009 all HIPs must include a Property Information Questionnaire – At present this is an optional item that sellers can choose to include in their HIP.  The new regs will make this information compulsory.

• The Property Information Questionnaire for Leasehold Properties will include a summary of the Leasehold arrangements and this is to be made a permanent feature as from 1st January 2009.

What do you think about the additional regulations?  Do you think they will improve the usefulness of HIPs or do you see them as causing more confusion and red tape for agents and sellers?  Let us know!

Depending upon your point of view, love ‘em or hate ‘em, the world of buying, selling and letting residential or commercial property has been significantly changed following the introduction of HIPs (Home Information Packs) and EPCs (Energy Performance Certificates).

Working in conjunction with www.leeds-hips-conveyancing.co.uk this blog exists to bring home owners, estate agents, landlords, domestic energy assessors – in fact anybody who’s  interested in property matters – up-to-date information regarding further changes to legislation and news from the wider world of buying and selling property within the UK and overseas.

It also serves as a forum for you to post your comments; let us know what you think about HIPs, EPCs and buying, selling and letting property in general.  Are there some aspects of Commercial or Residential HIPs that you wish were better, what do you wish your HIPs or EPCs provider would offer (ok – with the exception of free packs!) that you’re not currently getting?  Are you trying to sell you house at the moment – what do you feel is the state of the housing market?  We’d also love to hear from you if you’re planning to buy overseas – are you having difficulties or perhaps you’ve encountered an excellent service and would like to share it with others.  In short, whatever it is, if it’s property related then we’d love to know – so don’t be shy, get involved and help make this blog even better!

Enjoy – from all at www.leeds-hips-conveyancing.co.uk