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Brexit doubts hit house sales – but Scottish prices soar

The average price of a Scottish home is bucking the UK-wide trend, with asking prices climbing as the spring selling season begins.

Asking prices north of the Border have jumped by 3.1 per cent month on month – the biggest increase in March of all Britain’s nations and regions. The surge has been in contrast to the rest of the UK where an average home price is 0.8 per cent lower than it was a year ago, property website Rightmove has found.

Across Britain, the average asking price for a home in March is £302,002. While this is lower than a year ago, prices have edged up by 0.4 per cent or £1,287 month on month.

Rightmove said this was the lowest month-on-month increase at this time of year since 2011 and “considerably lower” than the 0.9 per cent average increase seen over the past seven years.

The agency said the usual spring bounce in the housing market was, at best, being delayed by Brexit uncertainty as the 29 March withdrawal deadline approaches.

Rightmove director Miles Shipside said: “While March marks the start of spring, temperatures have yet to rise in the housing market. “Buying activity remains cooler than usual, with hesitation as some buyers await a more settled political climate.

“There’s greater resilience the further away you get from the London market and there’s a sound bedrock of demand for the right property at the right price, reinforced by ongoing housing needs combined with cheap mortgage borrowing.”

The north-west of England has also defied the wider British trend, with a 2.2 per cent increase in asking prices. The average house price in London is down 1.1 per cent on the previous month.

Rightmove said the number of sales agreed by estate agents last month was 7 per cent below the same period in 2018, compared with a year-on-year fall of 4 per cent recorded in January.

But search activity on Rightmove remains steady, with the number of visits to the website staying level.

Mr Shipside said: “The closer you get to the wire without the clarity of an agreed way forward, the greater the propensity for buyers to wait and see, rather than acting now. “This could be a temporary pause and indeed market slowdowns at election time and around the original referendum result bounced back pretty quickly.”

Source: Scotsman

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UK house prices: Ongoing Brexit uncertainty will hurt housing market, says RICS

UK house prices will continue to plunge this year as prolonged Brexit uncertainty weighs on the market, according to the latest forecasts.

Buyer enquiries, agreed sales and instructions to sell have fallen for the sixth month running, according to the Royal Institute of Chartered Surveyors’ (RICS) latest housing market survey.

Buyers and sellers are both waiting for a resolution to Brexit before committing to a sale, according to the survey conducted in February and released today, with 77 per cent of respondents blaming the political uncertainty.

Buyer demand fell for the seventh month in a row in February as 41 per cent of respondents said buyer enquiries are falling, while agreed sales have been flat or negative since March 2016.

Simon Rubinsohn, RICS chief economist, said: “The latest RICS survey makes it pretty clear that the ongoing uncertainty around how Brexit will play out is the critical factor influencing both buyers and sellers.

“And with little sign that the issue will be resolved anytime soon, it could prove to be a challenging spring for the housing market and the wider economy.”

He added that while it is a buyers’ market now, sellers reluctant to give up higher prices must face reality if they want to agree a sale.

“This environment requires a greater degree of realism from those looking to move,” Rubinsohn said. “A reluctance from some vendors to acknowledge the shift in the balance of power in the market will compound the difficulty in executing transactions.”

Meanwhile the Office for Budget Responsibility (OBR) curt its five-year house price forecast from 20 per cent to 17 per cent yesterday, saying prices will fall in 2019.

By Joe Curtis

Source: City AM

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House Prices Predicted to Fall

House prices in the UK are expected to fall by the end of the year, according to the Office for Budget Responsibility.

The OBR downgraded their official forecasts, predicting that in the final quarter of 2019 average house prices will fall by 0.3%. The independent analysts previously predicted back in October last year that the average price of a home in the UK would grow by 3.2% over that period.

According to official figures, the growth of house prices over 2018 was just 2.5%, the lowest rate in the last 5 years. Many analysts have pointed towards uncertainty surrounding Brexit as a reason for the slowdown in the UK housing market, as well as a shortage of supply. The Royal Institution of Chartered Surveyors said that new buyer enquiries and agreed sales have both been falling for six months in a row.

However, the OBR were more positive about the outlook beyond 2019. They predicted that by the second quarter of next year, average house price growth will hit 0.9%. This is still lower than their previous prediction of 3.1%. But they believe that by the end of 2021, growth will be up to 4% – higher than the 3.3% predicted in October.

“Leading indicators of housing activity and prices have weakened noticeably since our October forecast,” said the OBR. “Beyond the near term, we expect price inflation to pick up as a result of stronger real household income growth and continued pressure of demand on supply. Overall, we expect house prices to rise by almost 17% between the fourth quarter of 2018 and the first quarter of 2024 – close to household income growth over the same period. That compares with forecast growth of nearly 20% in our October forecast.”

However, some people in the housing industry weren’t as confident. Aneisha Beveridge, head of research at estate agents Hamptons International, believes the future of the housing market will be less prosperous if the UK were to crash out of the EU without a deal by the end of the month.

“Their forecasts are based on the assumption that the UK will leave the EU on March 29 with a deal in place and a smooth transition period,” said Ms Beveridge. “But given that this assumption is now looking less likely than ever, there is every possibility that their forecast for house price growth will be revised down again.”

Simon Rubinsohn, the chief economist at Rics, believes that people selling their home need to be more realistic and have more awareness of the current market conditions.

“This environment requires a greater degree of realism from those looking to move,” said Rubinsohn. “A reluctance from some vendors to acknowledge the shift in the balance of power in the market will compound the difficulty in executing transactions.”

In a bid to tackle the issue of limited supply, the government have announced plans to inject more affordable housing on the market. In his Spring Statement, the chancellor Philipp Hammond guaranteed £3bn of lending to housing associations to help deliver 30,000 affordable homes.

By Fergus Cole

Source: Money Expert

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First-time buyers shore up UK housing market

The residential mortgage market has had a strong start to the year, as the number of first-time buyers entering the market increased by 4.6 per cent.

The latest data from UK Finance, published today (March 14), said 25,100 new first-time buyers completed in January 2019, an increase of almost 5 per cent when compared with the same month in 2018.

The number of homeowner mortgages completed in the month rose to 25,300, a 2.3 per cent year-on-year increase.

Gareth Lewis, commercial director at specialist lender MT Finance, said: “There was always a worry that the lending market would be depressed at the beginning of the year as we edged ever close to the March deadline for Brexit, with this preventing people from buying and selling.

“But these figures are actually very positive and show that people have come out and continued to
buy, so sentiment is pretty good.

“First-time buyer numbers remain strong and encouragingly, loan-to-values have been consistent so it is not as if they are over-stretching themselves.

“With the average LTV around 85 per cent, sensible lending is being done rather than chasing volume.”

New homeowner remortgages, however, fell by 2.7 per cent when compared with January 2018, with 47,400 completed during the first month of this year.

Remortgaging in the buy-to-let sector also fell by 4.2 per cent when compared with the year before.

Kevin Roberts, director at Legal & General Mortgage Club, said: “While the current political landscape is forcing some homeowners to ‘improve, not move’, increased competition within the mortgage market continues to help thousands of buyers with their property plans and ambitions.

“With mortgage rates having halved in the last decade, and a growing number of lenders offering 95 per cent LTVs, first-time buyers stand in a particularly strong position.

“For any would-be borrowers, looking to make the most of the competitive rates and flexibility the mortgage market has to offer, speaking to a mortgage adviser is a wise first move.

“Not only can these professionals provide access to thousands of mortgage products, but their extensive knowledge of the market means they know which lenders will best cater to a borrower’s unique circumstances.”

Meanwhile, new buy-to-let home purchase mortgages completed in January were 1.8 per cent down on the same month a year earlier.

According to UK Finance, the rate of decline this year is less than experienced in January 2018, when buy-to-let home purchases plummeted 5.1 per cent year-on-year.

Matt Andrews, managing director of mortgages at Masthaven, said: “More could still be done for the buy-to-let market to encourage greater purchase activity.

“The slight softening in remortgaging figures for this sector suggests landlords remain committed to the market, greater product innovations, alongside a range of housing tenure that meets consumer needs, would certainly be welcomed so the sector can reach its full potential.”

Jenny Turton is a freelance journalist

Source: FT Adviser

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Buy To Let Property Investors £3.8 Billion Income Tax Bill

Buy to let property investors in England pay a minimum of £3.8 billion in income tax on their rental property earnings every year.

Further to our article last week confirming that UK landlords contribute as much as £16.1 billion per year to the UK economy, it seems that their income tax bill is huge as well.

New research carried out by the National Landlords Association has shown that the combined taxable income for landlords in England on a yearly basis in 2018 was recorded at £19.1 billion – when costs paid for regular maintenance, finance costs, and miscellaneous legal and management expenses are taken into account.

If the tax is simply calculated at the basic rate of income tax – and many landlords will pay much higher rates – this would equate to an estimated minimum of £3.8 billion in income tax annually.

This has become particularly pertinent as changes to the way landlord income is taxed were phased in by the government over the last few years, changes that are likely to push many landlords into a higher income tax bracket.

The huge income tax liability figure also excludes additional mandatory fees such as stamp duty land tax, capital gains tax, VAT, and the additional property levy

NLA chief executive Richard Lambert commented: ‘Far from being subsidised by the taxpayer, private landlords make a significant contribution to the public purse. Furthermore, changes to landlord taxation made in 2015 are forecast to increase HM Treasury’s receipts from landlords by almost £2 billion – pushing total estimated Income Tax contributions to £5.7 billion in years to come.

‘These dramatic increases in landlords’ tax liabilities in the UK has led many to conclude that it is no longer possible to achieve a reasonable return on investment, prompting them to sell their properties and close their businesses.’

Source: Residential Landlord

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More action needed to tackle impact of HMOs in town centre

More action needs to be taken to tackle the impact of houses in multiple occupation (HMOs), according to an opposition leader in Wrexham.

Poor living conditions and rubbish being dumped in the street are among the issues which have been raised in recent years amid an influx of applications to convert properties in the town into shared homes.

Cllr Alun Jenkins, who is the leader of the Liberal Democrat group on Wrexham Council, said some landlords were failing in their duty to look after tenants.
He said there were almost 100 in his ward of Offa, which covers part of the town centre, some of which were causing problems for the community.

Cllr Jenkins made his comments as leading councillors met to make minor tweaks to the authority’s policy on HMO licences and fees.

The report’s main aim was to reflect the outcome of recent landmark court rulings, which require licence fees to be paid in two parts.
However, he said he would have liked to see a greater overhaul of how licences are monitored.

Speaking at the Executive Board meeting at the Guildhall, Cllr Jenkins said: “For those of us that have town centre wards, HMOs are a big issue.

“I could take you round my ward, where I’ve got approaching 100 HMOs.

“The majority of those you wouldn’t know were HMOs because they’re well run, but it’s the same ones at the bottom of the pile which keep coming up and causing problems.

“There is a need to be certain that we’re doing all we can to make sure the conditions in which people are living in HMOs are satisfactory and that we’ve got enforcement ways of dealing with all of that.”

The changes outlined included revised charges for HMO licensing fees.

The report asked members to agree to proposed payments of £100 for the recovery of costs incurred by immigration inspections and £35 per hour to landlords for providing advice on a prospective HMO.

It also requested them to remove the current enforcement charge of about £415 for hazard awareness notices from 1 April 2019.

But Cllr Jenkins questioned whether the council had enough staff to enforce against landlords who do not act responsibly.

He said: “We know the constraints there are on the department. You’re under resourced and you’ve got fewer officers than are needed to do all the enforcement that’s needed.

“There are huge issues there about how we enforce and police all of this.

“You are revising the document and it would have been nice to have the opportunity to be able to comment and suggest some other tweaks.”

In response, the authority’s deputy leader said he sympathised with the difficulties mentioned by Cllr Jenkins.

Cllr Hugh Jones (Con), who is also lead member for people, told the meeting efforts were being made to improve the quality of HMOs in the area.

He said: “Can I just say that Cllr Jenkins and I have had long discussions over the problems of HMOs in Wrexham and I’m fully aware of what they are.

“I’m fully aware of the frustrations that all of us as members have faced over the years in trying to improve the standards, because it affects people’s quality of life and it affects the whole character of wards.

“It is a hugely important and significant problem for mainly town centre, but not entirely town centre wards and members.

“All I can say to you Alun is that had there been any significant change in policy other than bringing the document up-to-date, we would have gone through a different process.”

By Liam Randall – BBC Local Democracy Reporter

Source: Wrexham

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UK Economy Roars Back to Life in New Year with Strong GDP Beat

– UK economy rebounds with a bang in January as GDP rises 0.5%.

– Rebound more than offsets -0.4% decline seen back in December.

– And may be enough for markets to keep faith with BoE rate hike bets.

The UK economy rebounded from its December slump early in the New Year, according to Office for National Statistics (ONS) figures released Tuesday, and momentum behind the recovery could be enough to ensure financial markets keep faith with hawkish bets about Bank of England (BoE) interest rate policy.

The UK economy grew by 0.5% in January, which more than reverses the -0.4% decline seen back in December, when markets had been looking for only a 0.2% increase in the New Year.

All main sectors of the economy contributed to growth during the January month, with the exception of agriculture, although the standout performer was the construction sector which saw output rise by 2.8%. However, that simply reverses a -2.8% decline from December.

“The larger than expected monthly increase in GDP of 0.5% in January (consensus 0.2%) is a reassuring sign that, up until January at least, the UK economy was weathering the political crisis at home and slowdown overseas pretty well,” says Andrew Wishart, an economist at Capital Economics.

“The rebound in GDP in January, after December’s 0.4% month-to-month drop, is a timely reminder that the PMIs aren’t a reliable indicator of the economy’s momentum when political uncertainty is elevated,” says Samuel Tombs, chief UK economist at Pantheon Macroeconomics.

Tuesday’s report comes after IHS Markit PMI surveys of the services, construction and manufacturing sectors suggested strongly that the economy ground to a halt in January.

Those PMI surveys continued to point toward economic stagnation after ONS data revealed the December GDP contraction, leading to increased speculation that the economy had hit a rough patch just as the March 29, 2019 Brexit day appeared on the horizon.

ONS figures for January show the economy rebounding resolvedly from its December trough but the UK economic picture painted by Tuesday’s numbers is entirely different when viewed over a longer horizon, because GDP grew by just 0.2% for the three months to the end of January.

UK Economy Roars Back to Life in New Year with Strong GDP Beat Commercial Finance Network

Above: Sectoral contributions to UK GDP growth on a three-month basis.

Quarterly growth was led by a robust expansion in the services sector but the increase was unchanged from the 0.2% pace of growth seen in the final quarter of 2018 and takes the shine off of Tuesday’s headline.

On a three-month basis the services sector expanded by 0.38% while output from the construction sector declined -0.04% and output from the industrial sector fell -0.12%. However, economists say the pace of growth in the January month alone could be more important for the outlook than the three-month number.

“January’s increase in GDP exceeded even our top-of-the-range 0.4% forecast, so we are revising up our forecast for quarter-on-quarter growth in Q1 to 0.3%, from 0.2%. This implies that little, if any, excess capacity will open up in the first half of the year, giving the MPC little time to delay another rate hike if, as we expect, GDP growth regains some momentum once a Brexit deal has been signed off,” says Tombs.

Tuesday’s data follows a year in which UK GDP grew by just 1.4% after the economy expanded by 0.2% in the final quarter, 0.6% in the third quarter, 0.4% in the second quarter and just 0.1% in the first quarter. That was the weakest expansion since 2012, and one that many economists have attributed to uncertainty over the Brexit process.

First quarter GDP growth has tended to be weak in recent years and given the performance of the economy in 2018, expectations for the New Year period in 2019 have been particularly downbeat. But some economists are telling their clients that Tuesday’s figures could mean this year is different.

“There is no denying that today’s figures suggest the economy is weathering the Brexit storm remarkably well,” says Wishart of Capital Economics. “Of course, the data may deteriorate in February and March if Brexit has caused consumers and firms to reach for the handbrake. But note that even if monthly GDP growth is zero in February and March, the economy would still grow by 0.4% in Q1. As a result, we are happy to stick with our 0.3% q/q forecast.”

UK Economy Roars Back to Life in New Year with Strong GDP Beat Commercial Finance Network

Above: UK GDP growth trends.

Currency markets care about the GDP data because of what it might mean for Bank of England interest rate policy. Rising demand within an economy can often mean increased inflation pressures, and it is changes in the consumer price outlook that dictate BoE interest rate decisions.

The BoE has raised rates by 25 basis points on two occasions since the referendum in 2016, taking the Bank Rate up to 0.75%, and it’s said repeatedly in recent months that elevated inflation and a robust outlook for consumer price pressures mean it’ll need to keep raising rates in the coming quarters.

However, pricing in the overnight-index-swap market implies a BoE bank rate of just 0.81% for December 19, 2019, which is just 6 basis points above the current cash rate and suggests strongly that investors have only limited appetite for betting on a BoE rate hike coming this year.

The actual Bank Rate that would prevail if the BoE were to hike again is 1%. As a result, there is significant scope for investors to price-in BoE policy action for 2019, which would be positive for Pound Sterling exchange rates if such a thing were to happen.

Many economists say a deal facilitating an orderly exit of the UK from the EU would be enough to persuade the BoE to come off the sidelines and lift its interest rate again.

By James Skinner

Source: Pound Sterling Live

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Alternative property financing route proving increasingly popular

An Altrincham firm is proving that alternative funding lines are just as effective in the property market as traditional sources.

The House Crowd is a peer-to-peer lending platform that specialises in helping people invest in secured bridging and property development loans.

Based in Hale, The House Crowd is currently funding the development of more than 200 properties across the North West, all of which are crowdfunded.

The majority of the properties are developed by the company’s own development arm, House Crowd Developments, which means it has full control over its developments and can ensure full transparency into the progress of projects for its investors.

Frazer Fearnhead, founder and chief executive at The House Crowd, said: “It’s no longer the case that, in order to invest in property you need to have a high net worth or the spare time to become a landlord.

“Investing in crowdfunded development projects is a great alternative route into property investment. And it helps buyers, too – many of the properties we build are eligible for the Government’s Help to Buy scheme.

“So, in a way, those investing in property developments are helping, albeit in a small way, to solve Britain’s housing crisis.”

The House Crowd also has its own Innovative Finance ISA (IFISA) which automatically diversifies investor capital across its portfolio of peer-to-peer development loans, all of which are secured against the borrower’s property asset.

Investment starts from £1,000 up to the maximum tax-free allowance of £20,000 in any one tax year.

And, the interest rates offered are considerably higher than traditional cash ISAs, although, it must be said that they do not offer the protection of the Financial Services Compensation Scheme.

The House Crowd’s IFISA for 2019 offers a target return of 7% per annum.

Fearnhead said: “There’s definitely a lack of awareness around IFISAs, but they’re growing, with £270m invested in its second full tax year of existence (2017/18).

“Alternative investment options democratise property investment and allow normal people who are looking to make a good return on their money to invest in property and, more importantly, make a decent return.”

One of The House Crowd’s major property developments is in The Downs, Altrincham.

With a gross development value of £15m, The House Crowd is raising the money for the development through investments made in its peer-to-peer lending and IFISA products.

To date, House Crowd Developments has completed phase 1 of the fundraise – £2.25m for the land purchase – as well as phase 2, £1.5m for initial construction costs.

The project is scheduled to finish in the third quarter of 2020, and it will result in a total of 40 buildings, comprising 31 apartments, eight town houses and one commercial unit. Prices will range from £225,000 to £695,000.

“London has traditionally been the focal point for property investment in the UK, but there’s so much opportunity in the North, particularly the North West,” said Fearnhead.

“We know first-hand that there’s demand for property in the region – in fact, 40% of the houses in one of our developments in Cheshire sold on opening day.

“The Government’s ‘Northern Powerhouse’ campaign has certainly helped, but the promise of new, affordable housing and nearby jobs is a big draw.”

He added: “We are confident in the land values in the North West, but would exercise greater caution for development loans in other areas which are being more heavily affected by Brexit uncertainty and sluggish house price growth.

“We are avoiding prime central London for the time being, but will look at everything else on a case-by-case basis. Thankfully, the North West, where most of our development loans are based, continues to grow steadily in value.”

By Neil Hodgson

Source:The Business Desk

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Fife’s Housing Investment Plan on target to build 3,500 new houses by 2022

Fife Council has approved an investment plan which aims to deliver 3,500 new homes by 2022. Fife Housing Partnership’s Strategic Housing Investment Plan (SHIP) for 2019-2022 was recently approved by the council’s Community and Housing Services Committee.

It focuses on the delivery of social housing by Fife Council and the Fife Housing Association Alliance over the next four years.

The strong partnership approach between Fife Council and the Fife Housing Association Alliance, enables partners to plan future funding to make best use of resources.

Cllr Judy Hamilton, convener of the community & housing services committee, said: “We remain absolutely committed to meeting the housing needs of people of Fife. There is no doubt in my mind that good quality, warm and safe housing is a determinant of health and well-being. It is the bedrock of strong communities.

“The Strategic Housing Investment Plan outlines a mix of potential development projects, providing Fife with a realistic and practical plan to deliver the vital homes that the people of Fife need. Fife Council and the Fife Housing Association Alliance have an ambitious programme to build 3,500 new affordable homes across the Kingdom by 2022 through Fife’s Strategic Housing Investment Plan.”

Source: Scottish Construction Now

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Housing minister warns of Brexit’s threat to Scotland’s housing ambition

A “no deal” exit from the EU has potential to cause serious problems for Scotland’s housing sector, housing minister Kevin Stewart has warned.

In a letter to housing organisations and stakeholders due to issue this week, Mr Stewart will highlight the potential adverse consequences of Brexit including:

  • Hurting investor confidence in residential assets and build to rent market
  • Inflation and interest rate fluctuation affecting rents, the financial health of Registered Social Landlords (RSLs) and the availability and cost of finance for new build homes
  • Reduced availability and increased costs of house-building materials such as timber, prefabricated concrete and boilers from non-tariff and tariff barriers
  • Impact on the availability of EU nationals working in the construction and housebuilding sector, as well as housing support services

Speaking ahead of Scotland’s Housing Festival 2019 tomorrow, Mr Stewart said: “The UK’s exit from the EU has the potential to impact the housing sector in Scotland and therefore our housing ambitions. As we strive to provide stability and certainty, our efforts are being compromised by the UK Government’s failure to acknowledge our concerns or discuss compromise alternatives.

“Some 60% of the UK’s building material imports come from the EU and we have a particular reliance in Scotland on imported timber for housebuilding. Many of those employed across the housing sector are EU nationals. The extent to which we depend on EU relations cannot and should not be underestimated.

“We are committed to delivering more affordable homes and are on track to deliver our ambitious 50,000 affordable homes target by 2021, backed by our investment of over £3 billion. We are also investing in energy efficiency improvements to existing homes, making them warmer and cheaper to heat.

“We must not allow the UK Government’s approach to Brexit jeopardise these commitments which also supports our aims to end homelessness, and reduce fuel poverty.

“We will continue to work with the housing sector on Brexit-related risks – with construction, housebuilding and mortgage lending industries in Scotland, as well as through the Joint Housing Policy and Delivery Group.”

Scotland’s Housing Festival 2019 takes place in Glasgow on 12-13 March.

In 2018, the Scottish Government commissioned an analysis of the construction and housebuilding industry in Scotland to understand specific Scottish risks on housing demand, materials and workforce.

Source: Scottish Housing News