Country Matters 2017

COUNTRY MATTERS



CONTENTS

7 23
PLANNING AND PROFESSIONAL RESIDENTIAL

Let us guide you through the tricky terrain of Tips for buyers and sellers, ideas for converting
planning permission, proprietary estoppels your swimming pool into a natural beauty,
and where the law stands on privacy and our take on why the high street must adapt
to survive, and a look behind the scenes at
drones. Then catch up with our young
professionals, get the low down on running Axminster Carpets. Plus a family tribute to the
a holiday let, step back in time in Salisbury, heroes of the Somme, and insights from our
and discover why we’re not the retiring type.
Move to the Country show.
45
LETTINGS 57
AUCTIONS
How to make a success of letting your
property, an accountant’s-eye view of Why we’re saying “long live livestock
buy-to-let investments, and your red tape markets”, the expert definition of a guide
round-up. Plus we turn the spotlight
on Performing and Creative Arts at The price, and a cautionary tale from our
own gavel master. Plus the surprising link
Blandford School, and embark on a between tractors and Formula One cars,
photographic journey to 19th century China.
and a generous serving of seaweed –
the coastal superfood.

Editors: Mark Lewis, Marlise Jolliffe, Roger Excell, Imogen Robinson The contents of this publication are intended as guidance and general interest.
It does not constitute legal advice and can be no substitute for considered
Proof Readers: Richard Miller, Marilyn Wright advice on specific problems. Although every effort has been made to ensure
the accuracy of the information printed in this publication, Symonds & Sampson
Artwork: Shaun Hodge LLP cannot accept liability for errors and omissions. The views expressed in this
publication are not necessarily those of Symonds & Sampson LLP.
Show/Farm Sale photos: Rob and Lucy Nolan

Printed by: Remous Ltd, Glovers Close, Milborne Port, Dorset DT9 5EP

tel: 01963 250920 www.remous.com

3

CONTENTS

71
AGRICULTURE

Our Head of Farm Agency assesses the market,
news of how we can help you to secure a

loan, and a word to the wise on diversification.
We unpick the do’s and don’ts of firearms
licensing, tell you what to expect when

dealing with utility companies on your land,
and ask five farmers for their views on the
future of farming. Plus, we dip our toes into

the water at the region’s best beaches.

87
AND FINALLY

It’s been another great year for charity
fundraising, and we’ve got the pictures –
and the strained muscles – to prove it! Plus,
memories of a safari in Botswana, a review
of our sporting endeavours, coffee break
moments that are just for fun, and everyone’s

favourite... the photo gallery.

4

WELCOME

W elcome to the 2017 edition of our multi-award winning magazine,
Country Matters. You will have noticed the image on the front
cover and we feel this sums up Symonds & Sampson succinctly.

Everyone in the business is a vital part of our overall team, and we’re all travelling
in the same direction. While we are on our journey, we look for opportunities and
then tell as many of our clients as possible so that all can benefit. We do this by
holding numerous seminars throughout the region, often in conjunction with
solicitors, accountants and other professionals. Our stands at various agricultural
shows are great places for us to meet clients new and old, and ideas are often
exchanged in a relaxed, convivial atmosphere over a suitable beverage.

We also hold a number of seminars for our residential landlords and others thinking
of investing in buy-to-let properties, with the aim of providing a professional
management service wherever it is required.

The wheels on our elongated bicycle are cogs, and it hopefully portrays how we
strive to work together, like any well-oiled machine. Needless to say, the smaller
components are as vital as the big cogs, and every member of staff and every client,
big or small, is extremely important to us.

We hope that you enjoy the magazine as much as we have enjoyed putting it
together. Please remember we are only a phone call away, so do get in touch to
discuss any form of property-related business. I am certain we will always be able to
match you with a relevant member of staff.

Andrew Robinson FRICS FAAV
Senior Partner

5

Situated on the West Dorset coast we produce the world's only Pure
Milk Vodka™ made entirely from the milk of grass-grazed cows and
nothing else. Fresh whole milk makes an exceptionally smooth vodka
with a unique creamy character.

Pure Milk Vodka™ is the invention of West Dorset dairy farmer Jason Barber. His
inspiration came from a desire to diversify the produce from his 250 strong dairy
herd and his deep personal interest in vodka.

The milk is separated into curds and whey. The curds are used to make cheese, the
whey is fermented into a beer using a special yeast that converts the milk sugar into
alcohol. This milk beer is then distilled and treated to our secret blending process.
The vodka is then triple filtered and finished, before being hand bottled. Black Cow
is made from the same milk that is used to make Barber’s 1833 Cheddar, and our
own Black Cow Deluxe Cheddar.

6

PLANNING
AND

PROFESSIONAL

Planning Matters
- An Overview

The Government continues to encourage development and house building as the
demography of our country changes but Local Planning Authorities have not always

been willing to adopt such a positive approach

Opportunities for landowners with land Permitted Development – from Dwellings
suitable for development to Commercial Use

There have been an influx of option and promotion There continues to be a wide range of opportunities under
agreements following opportunities presented by new Local the Government’s Permitted Development Regulations
Plans and pressure from Government for development of including the following:
both large and small scale schemes.
• Class Q permits the change of use of agricultural
In their simplest forms, under a promotion agreement, a buildings, both modern and traditional, to dwellings
promoter obtains planning permission for development of provided you are outside an Area of Outstanding Natural
the landowner’s land, which is then sold and the promoter Beauty (AONB).
shares in the sale proceeds.
• Class O is a temporary Permitted Development Right
Under an option agreement a developer obtains planning allowing for the change of use of premises from B1 (A)
permission for development of the landowner’s land and then office use to C3 residential use.
has the exclusive right to purchase the land at a price below
its open market value. • Class PA allows for the change of use from B1(C) (light
industrial) to C3 dwelling houses.
Any decision about the most suitable agreement for a
landowner looking to maximise the value of his land in the • Class P is another temporary Permitted Development
short or even longer term must be considered against a wide Right allowing for the change of use of premises from
range of factors including the backdrop of the current political B8 storage and distribution use to C3 residential use.
and economic climate.
• Class R allows for the change of use of agricultural
If you have land that you think may be suitable for buildings under 500 m2 to a flexible commercial use
development in the future, submitting an application which including A1 (shops), A2 (professional and financial
identifies your land as being available for development uses services), B1 (business use), B8 (storage and distribution),
to your local Council under the Housing and Economic Land C1 (hotels) and finally D2 (assembly and leisure).
Availability Assessment (HELAA) may be the first step in
assessing the land's planning potential.

8

A number of our agricultural clients have
been taking advantage of the Class R PD
Rights to create commercial units on their
farms. This is particularly useful where there
may be a son or daughter looking to set up
their own business and requiring an office
or workshop. We have also had a client who
runs a camping and wedding venue on the
farm and wanted to set up a shop and club
house which was then achieved under the
Class R PD.

Permitted Development What if I don’t qualify under
the Permitted Development
Barn Conversions Regulations?
All of the above Permitted Development Changes of Use
are subject to meeting certain criteria and prior approval If you fall within an AONB or you have recently
being sought in respect of transport and highways impacts, erected a new agricultural building under
noise impact, contamination risks, flooding risks and Permitted Development Rights and therefore
whether the building is suitable for the proposed use. can’t exercise your Class Q rights to create a
The Class Q agricultural buildings to C3 residential dwelling out of an agricultural building all
use is still a very effective way of securing a house on is not lost. The majority of local authorities
an agricultural unit provided the building is capable of have now adopted their new local plans
structural conversion and great care must be taken in pulling which interpret the National Planning Policy
together the application in order to avoid being tripped up Framework (NPPF) and include policies which
during the prior approval process. allow for the change of use of traditional
buildings to dwellings subject to certain
criteria. As a result if you lie within an AONB
and have a fine range of traditional buildings
or even a single traditional building which
would be suitable for conversion to a dwelling
then there is still great opportunity to pull
together and pursue a successful planning
application. Local authorities will always
prefer the change of use of an existing
building to create a dwelling, however,
provided you have a viable agricultural
business and can demonstrate the essential
need for a dwelling there is always the possibility of securing
planning permission for a new
house which would be subject
to an Agricultural or General
Occupancy Condition.

Edward Dyke FRICS FAAV
Sturminster 01258 472244

edyke@

Planning Building Surveying

Edward Dyke – Sturminster 01258 472244 David Meaden – Wimborne 01202 639401
Philip Pollard – Salisbury 01722 334323 James Shapland – Wimborne 01202 639401
AJ Monro – Wimborne 01202 639408 Tom Schouten – Wimborne 01202 639401
Andy Booth – Yeovil 01935 382905 Chris Hall – Wimborne 01202 639406

9











Leah Judd MRICS FAAV Nick Rymer MRICS FAAV

Agricultural Professional Agricultural Professional
ljudd@ nrymer@

When did you qualify and what firm When did you qualify and what firm
were you with? were you with?

I joined S&S in 2012 and, in December 2015, passed my Central I graduated from Cirencester in 2012 and spent the summer
Association of Agricultural Valuers (CAAV) exams, followed by working on the harvest, before starting with S&S. I did all my APC
the Royal Institution of Chartered Surveyors (RICS) qualification training at S&S, completing my CAAV exams in December 2014

in May 2016. and qualifying as a member of RICS in 2015.

Are there some things you can only What impact will technology have on the
learn on the job?  profession over the next 10 years?

Hands-on experience and being face to face with clients Administrative systems such as Basic Payment Scheme and filing
is the best way to learn. annual returns are moving online. I would hope that, in 10 years’

What impact will technology have on the time, DEFRA and the like will have made them work
profession over the next 10 years? – you know, properly!

My feeling is that we won’t have paper files, Greatest challenge for surveyors over
it will all be electronic. the next 10 years?

Most important non-technical I do quite a lot of agency work and we are seeing more online
skills for surveyors? agents. There is no doubt that the service provided through a
face to face relationship with a client, complete with office, tea,
Setting – and meeting – expectations, undertaking work in a biscuits and occasionally cake can’t be beaten, but it is vital to
professional manner, being accountable for your actions and ensure we promote ourselves strongly against this new tide of

communicating well. web-based services.

Greatest change in the industry over 25% of RICS members reach retirement age
the next 10 years? in the next 10 years. Are we doing enough

Rural practice has been a male-dominated sector for so long, to replace them?
but there are more women joining the profession. It won’t be
In the rural sector, there aren’t a great number of firms that visit
long before they are leading firms from the front. schools and universities to explain what surveyors do and why it’s
such a great career. The first question I’m asked when I say I’m a
25% of RICS members reach retirement age
in the next 10 years. Are we doing enough rural surveyor is:“What does that mean, then?”

to replace them?  If you could go back in time,
where would you go?
What needs to be encouraged is personal development. This will
allow young professionals to develop into leaders and give them New York in the Roaring Twenties or take a stroll through Rome
during the height of the Empire – experience a time that’s almost
the tools to run multi-office firms with numerous employees.
unimaginably different. 
What sayings annoy you?
Your favourite film
‘Blue sky thinking’ and ‘popping' (to see someone
or put someone on hold). Back to the Future.

What’s your signature dish? 15

Slow cooked cod and saffron paella.

Dilapidated Farmhouse

to Luxury Holiday Portfolio

Ever considered owning a Holiday Let? The Crang family share their story...

Somerset based family run Woodlands Retreats is ‘‘
celebrating a decade of success in the Holiday ‘‘
Letting market. The Crang family began the venture ‘‘Right from day one we have focused
in 2006, renovating a dilapidated farmhouse near
Glastonbury into a stunning luxury holiday property. Today on quality and luxury, probably obsessively!
Woodlands Retreats operates six holiday properties with more I couldn’t work any other way, with a
in the pipeline.
family business you have to feel confident
‘‘Holiday Letting was expanding of what you offer… you can’t escape it
hugely especially here in the
South West, and seemed being personal to you. The results speak for
something we could manage themselves in happy and returning guests.
alongside the farming There is no hiding from poor standards or
mis-sold expectations, online reviews are
Following the renovation of four of the family’s old farm instant, frank and potentially damaging.
properties, and a very healthy booking calendar it wasn’t
long before Paul was being approached by local property
owners keen to enter the Holiday Letting market themselves.
The appeal is obvious, enjoy the benefits of owning a
holiday property whilst leaving the marketing and day to day
operations to someone else. Holiday property management
was an unexpected but most welcome addition to the
diversification. Woodlands manages two further properties
with plans for many more as the business expands. Of course
it hasn’t all been plain sailing but clearly Woodlands has
created a formula that works.

16

‘‘ To be successful you have to be proactive, anyone expecting ‘‘
to simply place a holiday property on one of the big listing sites and
watch the bookings roll in may be disappointed. Guests expect
high levels of customer service from booking, meet and greet, right
through the stay. With hundreds of holiday properties to choose from
guests now seek out the properties that specifically meet their needs

whether that be spa facilities, activities or location… you have to
know and sell to your audience

The Crangs' story is good news and encouraging for those booking websites, this maximises margin and attracts high
interested in owning Holiday Letting accommodation. The quality repeat guests. Launched in 2012 the Sophisticated
figures stack up too, with experts predicting a continued rise Hen brand is a great example of Woodlands seeking out
in visitors opting for letting accommodation over hotels or new markets. The brand offers luxury 'hen' experience
B&B’s. Paul offers an optimistic but cautious word to those getaways. The bride-to-be and guests enjoy a luxury retreat
looking to follow in his footsteps. and activities including beauty treatments, clay pigeon

Woodlands is in the enviable position of creating complete shooting, garter making
control over marketing and booking using no third party and cocktails, served by
a butler in the buff (if
that’s their thing!) It’s a
great move too, creating
further diversification
within the business.
The next 10 years is
set to be just as busy
for the Crangs with a
rapidly growing portfolio
of managed holiday
properties and further
property developments
on the farm.

For more information about Woodlands Retreats visit:
www.woodlandsretreats.co.uk

17

A Sense Philip Pollard reflects on his family’s
of Place links with Salisbury

H ere in Salisbury, it is very common for us to
advise farming families who have been on
the same farm for many generations. We see
the continuity that is part of the structure and
strength of this wonderful part of the country.

It was the anniversary of the Battle of the Somme that
caused me to reflect on my own family’s links with Salisbury.
My mother’s father was one of three brothers who lived,
with their mother, in Cathedral Close at a property known as
The Elms.

Of the three brothers, Toby Dodgson was killed on 10 July
1916 at the Battle of the Somme, and Guy Dodgson died on
14 November 1918, after the Armistice had been signed, as a
result of wounds. My own grandfather was seriously injured
and recuperated at Wilton House, which is where he met my
grandmother.

There are 12 wooden crosses in the Cloisters of Salisbury
Cathedral for the soldiers lost to families living in The Close
and which were originally their grave-markers from the WWI
battlefields where they were killed. When the wooden
crosses were replaced with headstones the families of the
soldiers could ask for the return of the original cross, and 12
were placed in Salisbury Cathedral. These crosses had hung
undisturbed in the Cathedral Cloisters until last year when
Toby’s cross was stolen; not once but twice.

18

The first time it was stolen, it turned up at
Salisbury main post office and was returned
to the Cathedral where it was simply re-hung
on the wall. It was then stolen a second time,
sadly not to return.

The remaining crosses are now secured in
the Cathedral Cloisters so that they can’t be
taken and the Cathedral craftsmen worked
to make sure there was a replica cross for my
great-uncle Toby in place by 11 November
2016.

From time to time

The publicity surrounding the theft of the

cross prompted me to look at some old

photograph albums kept by my mother.

They were fascinating because they showed

my great-grandmother with my grandfather

parked in their car alongside Choristers

Green in 1916, exactly 100 years ago – they

were living and working in the same part of

Salisbury where I now work.

I walk across Choristers Green every day

and it has been very poignant for me to reflect

on the fact that, 100 years ago, my ancestors

were going about their daily lives in the same

spot. In July 2016, I found myself reflecting

on how my great-grandmother must have felt

and how she coped back in July 1916 when

she heard of the death of her eldest son, Toby.

Viewing the photographs in my mother’s family album I also found myself wondering whether it was my

also shed new light on my grandmother. She clearly enjoyed grandfather who had persuaded my grandmother to let him

her work as a nurse at Wilton House and even found time drive her ambulance. This confirmed for me that these young

for light-hearted moments – shown in a letter she received people, even in the most extraordinary circumstances of WWI,

telling her in no uncertain terms that ‘‘They were living ‘‘ had their own way of enjoying their
she was not allowed to let anyone other youth and getting into trouble with the
than herself drive her ambulance! and working in the authorities!

I reflected on the life and work of my And on the subject of driving,

grandmother who would have seen same part of Salisbury my mother told me that my great-
young men coming back from the grandmother was one of the very

battlefields of the Somme, many with where I now work first ladies to have her own motor car,
life-changing injuries. My grandmother, which she drove determinedly around

along with many others, played her part The Cathedral Close and Salisbury.

in helping these injured soldiers to recover. Perhaps that’s where I get my driving skills from!

This all goes to demonstrate that sometimes our

links with a place are deeper that we know. Certainly

for me, my walk to work has taken on a whole new

significance as I reflect on the fact that my ancestors

were living and working in the same part of Salisbury

where I work today.

Philip Pollard FRICS FAAV
Salisbury 01722 334323
ppollard@

19

I want Another
House on My Farm

Patrick Woodford offers some guidance
on agricultural occupancy conditions

As a Land Agent, one of the most frequently region ranging from Devon and Dorset up through Somerset,
asked questions is “How do I get planning Wiltshire and Hampshire. No two applications have been the
permission for another house on my farm?”The same. You certainly do not have to be an intensive dairy farmer
question is most commonly asked in a family to be successful but the more intensive the business, the easier

farming situation where there is no second dwelling for an it is to justify the need for the dwelling.

adult son or daughter. The cases have been varied – including a dairy farm where

While several aspects of rural planning policy have been the dwelling applied for was a third AOC house for the farm –

simplified under reforms since 2010, in general the tests that and farms that already had cottages let out to non-agricultural

Local Planning Authorities (LPA) apply to applications for tenants for rental income. By putting forward successful

agricultural dwellings have remained little altered. arguments, it was possible to persuade the LPAs that additional

Best option ‘‘ housing was justified.
During the last three ‘‘ Pass the tests
Where there are agricultural buildings years, we have secured
suitable for conversion to residential LPAs will apply two main tests to an

use, this may provide the best option planning permission application. Firstly, is an additional
for securing additional dwellings on for more than 20 AOC dwelling justified based upon the
the farm. If you are outside an Area of size and nature of the agricultural

Outstanding Natural Beauty (AONB) houses in the South West enterprises and the typical labour
and the buildings are not listed, then requirements?

the quickest and easiest way of achieving the conversion may Secondly, has the farming business been profitable for at

be to take advantage of the current permitted development least one of the last three years, does the farm have a business

rights (PDRs). The PDRs permit a farmer to develop up to three plan, and is there a reasonable prospect of future profitability?

dwellings with no agricultural occupancy restriction and, in so Councils will also look at the availability of redundant

doing, meet the farm’s requirements for additional housing for a farm buildings that may be capable of conversion as

family member or farm worker. an alternative to new-build, as well as the availability of

However, most of our practice in Dorset and East Devon alternative housing in the locality or on the farm.

falls within an AONB which means that PDRs are not available. Each business case must be looked at carefully in terms

In spite of this, Local Plan Policies must now reflect the of individual farm characteristics, livestock types, husbandry

National Planning Policy Framework (NPPF) which allows systems and stocking numbers, areas under cultivation and

for the conversion of Listed Buildings or buildings which are used for silage, land owned and rented, actual and typical

redundant or disused and their re-use as a dwelling, in certain labour requirements, and the availability of farm buildings.

circumstances, where it would lead to an enhancement of the Critical to the success of an application is building a

immediate area. case to put to the LPA as part of the initial application.

So if a client’s property falls within an AONB, there is still the In marginal cases, applicants need to be prepared for a

possibility to pursue a straight planning permission for change sustained argument with the LPA. Responses to questions

of use to a dwelling, and we are undertaking a large number of from Planning Officers need to be very carefully answered to

these types of applications. ensure the right information and

If there are no buildings suitable for conversion, then one is impression are given.

faced with having to make a full planning application for a new The second most frequently

agricultural occupancy conditioned (AOC) dwelling and go asked question is “How do I get my

through the process of satisfying the LPA that the dwelling is agricultural tie lifted?” but that is a

fully justified for agricultural purposes. question for another day.

Successful arguments Patrick Woodford MRICS FAAV
Dorchester 01305 236573
During the last three years, we have secured planning pwoodford@
permission for more than 20 AOC houses in the South West

20

















Guide £1,150,000Sold Sold Sold
Sold Sold
Guide £650,000 Guide £450,000

Guide £399,950 Guide £320,000

29

New Homes

Tall Mill, Merriott

Symonds & Sampson have a number of exciting new build properties for sale
from some of the best developers in our region.

Hamslade Green, Poundbury

Whether you are looking for contemporary accommodation
or a more traditional style home in a market town or village,
Symonds & Sampson have new build properties of exceptional
character, outstanding build quality and superior specification
which blend in seamlessly with their surroundings.

30

Lorton Park, Weymouth Why buy new?

There’s nothing quite as special
as a brand new home. Not only
will your new home be architect
designed with modern lifestyles
in mind, it will be more energy
efficient and backed by a warranty
for peace of mind and a low level
of maintenance.

Ricketts Lane, Sturminster Newton Queens Head, Milborne Port

Our Sales and Marketing team currently service Our service is always bespoke to our client’s
over 14 new build developments across our requirements and can include:
region. We understand the need for targeted • The provision of flexible staffing, whether for
and effective marketing campaigns supported
by highly motivated sales people.  occasional viewings, open days or a more
permanent on-site role.
• An experienced and highly motivated team,
who focus on matching active buyers from
our database to our portfolio of available New
Homes properties.
• Reviewing, planning and implementing
marketing strategies.
• Access to cost effective marketing solutions and
discounted advertising rates.
• Detailed reporting and analysis of
marketing and sales activity.
• Supply of comparable market data, to support
ongoing pricing.
• Promotion via our website which receives up to
60,000 visits per month.
• Our online presence features carefully selected
websites which include, Rightmove, Zoopla and
Prime Location. 
• Taking your properties
to London and meeting
buyers at The London
Office is a crucial part of
the marketing.

Church Track, Bourton Andy Wakinshaw
Sherborne 01935 814488

awakinshaw@

31

How to Sell a Home
with Pets
Your dog or cat may be your best friend,
but your buyer may not have the same
view. Richard Taylor offers six smart moves

Get them safely out of the way Clean the garden

Can you put the animals in a car or with a neighbour during Top priority – pick up any messes in the garden. Pet-
viewings? It’s easier to show and sell your home if your pets ownership is hard on your lawn, so also consider replacing any
are not present when buyers arrive. badly damaged areas of turf.

A member of the Symonds & Sampson team will usually show Remember insurance
your home, preferably while you are away. Having a pet in
the house or garden can create complications for your agent You can be held liable for your pet biting someone while on
while trying to show the house, and puts your pet at risk of your property. I know you are probably thinking Fido would
accidentally getting out during the process. never hurt a fly, but is it really worth taking a chance?

Repair all damage Chat to the vet about the emotional stress
on your animals
Dogs and cats will almost inevitably spoil something in your
home, be it the carpets, furniture, hardwood flooring, walls, This is especially important when
doors, garden or your fence. Take a good look around and your pet is older and may not
repair any damage – it’s worth the investment. adjust well to change. Selling a
home can be just as stressful for the
Remove pet odours and stains pet as it is for the home-owner.

You may be oblivious to any ‘pet smell’ in your home, but Richard Taylor FRICS
new visitors will be sure to notice the odour. Give carpets and Dorchester 01305 261008
upholstery a thorough going over and make sure litter trays
are clean. rtaylor@

32

‘‘Why use an T he National Association of Estate Agents
NAEA agent (NAEA) is the UK’s leading estate agent
association. With agents joining voluntarily,
Meredith Holmes on the it demonstrates transparency as well as
importance of being part of ensuring that they are up to date with developments
a respected association within the industry and changes in legislation. This
enables the agent to provide the best possible
‘‘When clients experience for clients when selling what is, for most
see MNAEA people, their largest single asset.
after your name,
you instantly By choosing an NAEA agent, a client is guaranteed
earn their to be consulting with a professional agent who can
respect and give sound advice and guidance. NAEA agents are
trust experienced and trained professionals who abide by a
nationally recognised code of practice and follow strict
rules of conduct. There are complaints procedures in
place via an independent ombudsman’s service and
they hold all the correct insurance and protection to
give the client peace of mind.

Something to prove

Becoming a licensed estate agent was important to me
not only because I thought it would aid in my career
progression, but also, as a younger agent, it would prove
to clients that I have gained the knowledge and skills
necessary to do a good job.

Studying for, and taking, the exams also allowed me
to prove to myself that I am more than capable of being
a qualified estate agent, and gave me the confidence to
provide advice in all aspects of agency.

I do believe that, when potential clients, purchasers
or other professionals see MNAEA after your name, then
you are considered a young professional and instantly
earn their respect and trust.

Within residential agency, the majority of fee
earners and support staff at Symonds & Sampson
are qualified and members of the NAEA. Those who
have yet to become licensed are studying to obtain
their professional qualification so that our reputation
of providing a first class service can continue into
the future.

Everyone I work with strives to provide the best
advice and best possible service, which gives us all a
great sense of pride and self worth.

Well qualified

The National Federation of Property Professionals
(NFoPP) Level 3 Technical Award in Sale of Residential
Property is one of the qualifications accepted by the
NAEA for membership. The qualification syllabus is
divided into four units:
Unit 1 – Health and Safety, Security and General Law
Unit 2 – Law Relating to Residential Property Sales
Unit 3 – Practice Relating to Residential Property Sales
Unit 4 – Property Appraisal and Basic Building

Construction
Once all four units are
passed, an agent can apply
to become a member of
the National Association of
Estate Agents.

Meredith Holmes MNAEA
Blandford 01258 452670

mholmes@

33

And our
survey
says...

Think you don’t need a survey?
Think again

T his could be an expensive thought – indeed I suppose the moral of the story is, and particularly with an
it was for a client of mine. Lots of buyers just rely old building, don’t rely on a valuation. Pay for a survey and save
on their mortgage provider’s valuation, which yourself a good deal of trouble and money.
they wrongly conclude is a survey, when making
one of the biggest purchases of their lives. I don’t think they Three levels of survey
understand the small print.
The Royal Institution of Chartered Surveyors (RICS),
The fee paid is for arranging the mortgage and for a recommends three types of survey available to buyers
valuation to ensure that the lender won’t be out of pocket of residential property, each suitable for a different type
should the borrower default and they have to force a sale. of property.
While a mortgage valuer will look at the general state of the
building, their report will carry caveats limiting their liability to Level 1: Condition Report
the lender only – not to the buyer.
Choose this report if you are buying, or selling, a
I was involved in a recent case where the buyers bought conventional house, flat or bungalow built from common
a barn conversion and cottage for £500,000 but didn’t building materials and in reasonable condition. The report
commission their own independent survey, to their cost. They is straightforward and does not include a valuation.
thought the lender’s mortgage valuation covered them. It
mentioned several minor areas of disrepair, so the buyer went Level 2: HomeBuyer Report (Survey) or
ahead. On moving in, they noticed several defects that pointed (Survey & Valuation)
towards some movement in the buildings.
This report provides more extensive information and can
include a valuation and an insurance reinstatement figure
for the property.

Level 3: Building Survey

Choose the Building Survey (formerly called a Structural
Survey) if you are dealing with a large, older or run-down
property, a building that is unusual or altered, or if you
are planning major works. It costs more than the other
reports because it gives detailed information about the
structure and fabric of the property. It does not include a
valuation or an insurance reinstatement figure.

Alarm bells rang and I was instructed to carry out an David Meaden
independent building survey where I found what I considered Wimborne 01202 639401
to be a list of serious defects pointing to cracking and
movement that would cost some £165,000 to put right. My dmeaden@
opinion was that a competent valuer should have noted
these defects, but the buyers could not pursue the valuer as
his contract was with the lender only and they accepted no
responsibility to any other parties.

34

In it together

Buying a property with someone
else? You need to know what
you are getting yourself into –
and how to get out

With property prices still rising,
despite pre-Brexit fears, the
purchase of a property jointly
with a friend or partner can have
obvious benefits. However, what should potential

buyers watch out for, and what if things go wrong?

A new risk to be aware of is the government’s

additional 3 per cent stamp duty charge. This tax

was largely introduced as a curb on the purchase of buy-to-let Without such a framework in place, if relations between

‘‘properties and second homes. Therefore, By setting a structure‘‘ the parties become strained, then
for their joint ownership basic decisions about the property
if you are buying with a friend or partner, or the timing of any sale can become
you must check whether they already own and an exit strategy, problematic. Remember that joint
a property that is not being sold. If they owners have a right to live in the
do, even if this is the first property that you
have purchased, the higher rate may apply. people feel more property and if you have taken out a
comfortable mortgage you will be responsible for
Types of ownership that mortgage until it is paid off or you

You must also consider whether you wish are released from its provisions. Trying
to hold the property as joint tenants or tenants in common. If to obtain your money from the investment can take you all
you do not obtain the correct advice, you could find that the the way to Court, if parties cannot agree, and this can be
Land Registry’s record of how you own the property produces costly and stressful.

unforeseen consequences. For example, where one joint Trust issues
tenant dies, the other automatically inherits the other’s share.

However close your relationship, this may not have been the Having read this, you would think such documentation would

intention and family members, or those to whom you intended be obligatory … it’s not. The problem is that people think

to leave your share, could accidently be disinherited. that, if they suggest this to a friend or partner, it infers a lack

Furthermore, if you put a larger contribution towards the of trust. They are also concerned by the additional expense.

purchase price and this is not documented, or if you are However, if you talk to people who have put this framework in

recorded as holding the property as joint tenants, when the place, you will find that rather than being a cause of mistrust,

property is sold you could find that you can’t prove that you in reality by setting a structure for their joint ownership and

are entitled to more than 50 per cent of the proceeds of sale. an exit strategy, people ultimately feel more comfortable with
their investment.
Get it in writing
Buying a property jointly can be a fantastic opportunity

A Cohabitation Agreement or a Declaration of Trust would and, with the right professional and legal advice, potential
deal with the above points, and would also set out a pitfalls can be avoided.

framework for the period of your ownership. They could

cover for example:

• how any increase in value is to be split – should it be in

accordance with your contributions to the property or

evenly between you?

• who covers household bills and mortgage payments, and

most importantly

• if one of you wishes to take out their money, how this Ingrid Hindle
is dealt with? Does one have the option of buying the 01747 854244
other out? www.farnfields.com

35















Let us take your property
to the London market

Sherb8oFerbnreuaOry ce The London O ce 1C0hMelasyea The1L7oOncdtoobnerO ce

21 March

0207 839 0888 40 ST JAMES’S PLACE SW1

43

BAKING THE BEST, FOR GENERATIONS

Oxford’s bakery in Sherborne, Dorset haven’t changed
their recipes or methods for four generations.

Long fermentations and a slow mixing process, in
the last dough mixer of its kind in the UK, are the
key to the beautiful bread that is then baked in the original
Edwardian cast iron ovens.

With shops in Sherborne, Sturminster Newton and Canford
Cliffs, you can access some of the finest produce available in the
South, all made by hand in the beautiful Victorian Bakehouse in
Alweston that Oxford’s have made home for well over a century.

For more information or to book on to an amazing bread
baking course, find them via Facebook or visit their website
oxfordsbakery.co.uk

LETTINGS

Some of theLET LET LET
properties we LET LET LET LET

let in 2016

£2,500 pcm

£1,950 pcm £1,700 pcm

£1,500 pcm £1,295 pcm

£1,000 pcm £950 pcm

46

LET LET LET LETLettings£900pcm £875 pcm
LET LET LET LET
£875 pcm £850 pcm

£850 pcm £825 pcm

£650 pcm £650 pcm

47

More paperwork
– just what
we needed!

It’s a tough job but Rachael James, Head of
Lettings, and her team are up to the task of
dealing with the new legislation

I f there’s a landlord who enjoys paperwork, I’ve Your red tape recap
yet to meet him. Which is why, in the face of ever-
increasing legislation, more landlords are turning There have been a whole host of legislative changes for the
to their letting agents for full management of private rental sector over the last few years.
their tenanted properties. To better manage the compliance Need a quick reminder?
burden within a growing portfolio, and provide the best
possible service to both landlords and tenants, we at S&S Deregulation Act
recently took the major step of setting up a centralised
property management department in Poundbury, in the • Deposits – prescribed information was required for all
middle of our region.
deposits registered by 23 June 2015. Failure can result in a
Experienced, specialist managers deal with day-to-day fine up to three times the amount of the deposit.
maintenance issues, offering easier access in the event of
a problem, greater availability and better co-ordination of • Giving tenants notice – a Section 21 notice can’t be served
routine matters such as periodic inspections. As a result,
our local lettings staff have more time for client contact, until the end of the fourth month, and only has a shelflife
marketing and matching landlords’ properties to applicants, of six months. The notice can be invalid if the deposit has
and completing the pre-tenancy checks and documentation not been registered within 30 days of receipt, or there
in order to ensure compliance with the new legislation. is no evidence of receipt by the tenant of the gas safety
certificate, EPC, and prescribed information.
After six months, we are delighted to have received very
positive feedback from both our landlords and tenants. Energy Performance Certificates

Get in touch That means improvements to insulation, windows and
heating, so it’s important to plan ahead.
Our letting specialists are here to help. From events such as
landlord investment evenings, to handy advice for tenants, • 1 April 2016 – tenants living in an F- or G-rated home
we’ve got the know-how you need. Call us on 01258 458473.
can request the energy efficiency improvements
recommended on the EPC.

• 1 April 2018 – all new tenancies need to be graded E or

above. Properties will need to be improved by the landlord
to a state that meets the requirements.

• 1 April 2020 – all rental properties must be graded E or

above. Listed buildings are exempt.

Safety first

• Smoke alarms – fitted on each floor and tested as working

on the day the tenancy
commences.

• Carbon monoxide detectors

– fitted close to a solid fuel
appliance or open fire.

Rachael James MARLA
Blandford 01258 458473

rjames@

48

Property for Profit

Make the most of your buy-to-let investment with these pointers from Howard Jones
of chartered accountants Edwards & Keeping

Recent budgets have impacted upon the buy- are held tax efficiently to fully utilise each spouse’s tax free
to-let sector. You will no doubt be aware of allowances and lower rate tax bands.
the additional 3 per cent stamp duty land tax
applicable to individuals who, at the end of the Landlords are already requesting a review of how these
changes will impact upon their future tax liabilities and are

day of the transaction, own two or more residential properties considering plans to mitigate future exposure. In some

and are not replacing a main residence. instances, just a simple discussion has identified regular tax

However, it’s wise to remember that this remains a allowable costs that had not previously been claimed on their

one-off charge at the time of purchase and, depending upon tax returns.

the investment performance of your ‘‘Landlords should ‘‘ It’s worth noting that this measure does
property, may turn out to be less significant not currently affect furnished holiday lettings;
especially where the property is to be let for ensure they claim all our location lends itself to this market and
the longer term. possible costs many landlords are able to achieve an
attractive rate of return despite the additional
Cash or loan? work involved.

The Chancellor also introduced legislation The additional tax on dividend income is
to restrict tax relief on finance costs. This change may not also having a significant impact upon many
significantly affect cash buyers, but is likely to have a greater business owners. Owning commercial property from which
impact on those buy-to-let landlords who continue to require the limited company can operate may provide additional tax
loan finance. Some buy-to-let landlords who are heavily geared planning opportunities.
[with high loan-to-value properties] are considering disposal of Landlords should appreciate it’s always easier to structure
some properties within their portfolio. On the plus side, this will plans in advance to ensure activities remain as tax efficient as
free up market share for the cash buyer. possible. So it’s a good idea to seek advice from the start, rather
than putting it off until tax return time rolls around.
These changes are to be introduced over four years, starting Edwards & Keeping are chartered accountants in Dorchester,
on 6 April 2017. Eventually the amount of income tax relief that offering expertise tailored to your
certain landlords receive on residential property finance costs individual needs. Find out more at
will be restricted to the basic rate of tax. So now is a good time www.edwardsandkeeping.co.uk
to assess your taxable income streams and to calculate how

these changes will affect future income tax liabilities.

Claim for costs Howard Jones
01305 251333
Landlords should ensure they claim all possible costs, especially [email protected]
where loans secured against other private assets are incurred to
finance their let property. Couples should ensure their assets

49