Thank you for your support this year, we look forward to being of service to you in 2015. It has been a good year for DABORACONWAY, and as we approach the years end I am pleased to announce that we have sold and let more properties than ever before. In a changing and challenging market our Guaranteed Rent Scheme has provided the security of income that many Landlord's want.

From all of us at DABORACONWAY, Seasons Greetings, a Merry Christmas and a Happy and Prosperous New Year.

David DaBora

Both apprentices are currently undertaking one year NVQ courses. They are visited once a month by their dedicated trainer from the apprenticeship provider, who tests them on their progress and sets them their tasks for the month ahead.
They both have the opportunity to progress to a higher NVQ level in year two.

Antony Hughes joined us at our Winchmore Hill branch in August of this year and is currently undertaking an NVQ Level 2 Certificate in Residential Property, Letting and Management.   Antony is progressing really well and brings a refreshing energy to the office. He is always seeking to enhance his learning and contributes with good ideas.

Saskia Jones joined our Wanstead branch in September of this year and is undertaking the same NVQ course as Antony.
Saskia is progressing well and showing a keen willingness to learn.

Both have undertaken in-house as well as professional training provided by our Sales and Lettings software providers which they found to be hugely beneficial and immediately enabled them to increase the level of support provided to their branch colleagues.

When asked what he felt was the benefit of being an apprentice, Antony said "This apprenticeship at DABORACONWAY is allowing me to learn from experts in the property industry. I am gaining vital experience, knowledge and a qualification.
It is the perfect way to enter the working world having just finished my A-Levels this year and will give me everything I need to kick start a career in property sales and lettings.”

Saskia stated “Nowadays, a qualification on it's own is not enough without any experience. An apprenticeship is a perfect way to get both key elements. Being in the working environment gives me first-hand experience of the industry, as well as working with successful people who can open my eyes to the profession and help me with my NVQ work.” 

DABORACONWAY’s Area Manager Brett Miller commented on how well both apprentices had settled in and become part of the team.

He said "We have invested in them and they are paying us back with their enthusiasm and commitment. We will certainly be considering apprentices for other departments within the company."

Introducing a mandatory solution to anti-social behaviour

With the majority of tenants holding fixed term assured shorthold tenancies, tackling anti-social behaviour and obtaining possession during the fixed term has often proved problematic in the private rented sector.

Historically, you could not rely on a Section 21 Notice Requiring Possession during the fixed term and the only way possession could be sought was by relying on the discretionary Grounds 12 (breach of tenancy) and 14 (behaving in a manner causing or likely to cause nuisance or annoyance) contained in Schedule 2 Housing Act 1988. However, with both Grounds subject to judicial discretion and an assessment of reasonableness, seeking possession may prove costly with no guarantee of success.
The difficulties faced by private landlords in such cases has at last been recognised and the Anti-Social Behaviour Crime and Policing Act has now introduced a new Ground 7A into Schedule 2 Housing Act 1988; allowing landlords to seek possession, in cases of anti-social behaviour, on a mandatory basis.

In summary Ground 7A will operate in much the same way as Ground 8 in the court must give possession if any one of the 5 conditions are met.

The 5 conditions are as follows:

1. the tenant and/or another occupier or visitor has been convicted of a serious offence and that offence took place in or near the property; or elsewhere but against a tenant/occupier of the property; or against the landlord or agent
2. the tenant/occupier or visitor has breached an injunction to prevent nuisance and annoyance
3. the tenant/occupier or visitor has breached a criminal behaviour order and that breach was in or near the property, or caused or was likely to cause harassment to a tenant/occupier or landlord/agent, wherever it took place.
4. the property has been closed down under s73 of the Act. The court has a power to prohibit entry to a property where the use of the premises has resulted in or likely to result in serious nuisance to members of the public.
5. the tenant is in breach of an abatement notice relating to statutory nuisance.

To be able to rely on the new ground, the offence of anti-social conduct must have been committed in/or in the locality of the dwelling house, affected a person with the right to live in the locality of the dwelling house, or affected the landlord or a person connected with the landlords' housing management functions.

The grounds will not be made out if the conviction is in the process of appeal, or has been overturned.
Although a hearing is required the fact that it is a mandatory ground means that landlords should be able to secure possession without delay at the first hearing and Ground 7A may present as a handy tool for landlords wishing to obtain swift relief against problem tenants and will be of particular use when dealing with fixed term ASTs where there is no break clause.

Written by Simone Protheroe & Donna McCarthy

Devonshires Solicitiors - www.devonshires.com

To see all of the properties that are currently available for sale with our Wanstead branch please click HERE

To see all of the properties that are currently available for sale with our Winchmore Hill branch please click HERE

To see all of the properties that are currently available to let with our South Woodford branch please click HERE

To see all of the properties that are currently available to let with our Winchmore Hill branch please click HERE

CASH INCENTIVES ON OFFER 

In recent months we have witnessed the additional offer of cash incentives on the scheme. Subject to area and suitability an incentive of up to &2500.00 could be available for every property let onto the scheme.

For more information on whether your property is eligible please contact the team on the details below.

**STOP PRESS** AREAS OUTSIDE OF LONDON NOW CONSIDERED FOR THE GUARANTEED RENT SCHEME

Due to ever growing demands for properties to be used as temporary accommodation we are finding that areas outside of London, providing they are within a 1 hour commute by public transport, can be considered for the Guaranteed Rent Scheme and are therefore able to achieve competitive guaranteed net rents.

If you have a property outside of London which you would like to secure on a 3 year lease please contact the team.

SELECTIVE PROPERTY LICENCING

As you may have heard a number of London Local Authorities have introduced Selective Property Licencing which requires ALL rented accommodation to be subject to a licence application.

DABORACONWAY have assisted our owners whose properties fall within the London Borough of Newham and the London Borough of Barking & Dagenham and we are pleased to advise that to date properties let onto the Guaranteed Rent Scheme have found to be either fully exempt from the application process or in most cases exempt from having to pay the application fee. 

The Borough's which are expected to begin licencing in the near future are as follows;

London Borough of Waltham Forest - Spring 2015

London Borough of Enfield - Date yet to be announced.

London Borough of Redbridge - Date yet to be announced.

As more information becomes available on each of the above we will be in touch.

Guaranteed Rent Scheme Team - 020 8989 5678 ext. 240/227 or leasing@daboraconway.com

Written by Olivia Lond-Caulk, Manager

When thinking of selling your home its always worth doing those jobs you’ve been putting off to make your property more appealing to a potential buyer.

But can shoddy DIY work put off a potential purchaser? Yes it can. The attached article from the Telegraph explains how DIY could unfortunately have more than one meaning:

http://www.telegraph.co.uk/property/11241638/Could-shoddy-DIY-knock-60k-off-the-value-of-your-home.html

Written by Peter Gale, Branch Manager Winchmore Hill

WHAT TO DO AND WHERE TO GO FOR CHRISTMAS ACTIVITIES

www.timeout.com/london/christmas

www.visitlondon.com/things-to-do/whats-on/christmas

www.valentinesmansion.com/index.php

www.netmums.com/local-to-you/places-to-go

WHAT TO DO AND WHERE TO GO FOR NEW YEAR

www.timeout.com/london/new-year

LONDON NEW YEARS DAY PARADE

lnydp.com/lnydp-2015 

The main points regarding stamp duty are as follows:-

• The new Stamp Duty rates at different band levels will only apply to the part of the property price that falls within that band,
• 0% tax paid for the first &125,000 then 2% on the portion up to &250,000, 5% on the portion between &250,000 and &925,000, then 10% up to &1.5m; 12% on anything above that. Saving &4,500 on an average priced home,
• Changes came into effect at midnight on Thursday 4 December.

DABORACONWAY's feels that the changes to Stamp Duty rates are good for the housing market which should increase by a further 3-4% during 2015. This is just what the market needed, as in over 90% of cases buyers will make considerable savings when purchasing a property.

To see how much Stamp Duty will apply when purchasing a property please click on the link below to be taken to the HMRC Stamp Duty Calculator. Simply enter the date of purchase and purchase price then submit to calculate the amount payable.

www.hmrc.gov.uk/tools/sdlt/land-and-property.htm

For a summary of what the changes mean see below:-

New Stamp Duty Land Tax (SDLT) regime

For acquisitions on or after 4 December 2014, the ‘slab’ system of SDLT has been abolished. SDLT will instead be charged at each rate on the portion of the purchase price which falls within each of the following rate bands.

Where contracts have been exchanged but not completed before 3 December 2014, purchasers can opt for the old rates if they prefer.

The rules only apply to purchasers of UK residential properties. The SDLT regime for other properties has not changed.
The regime will change the rate paid in most cases such that there will be winners and losers. As a generality, for properties up to &937,500 (which represent 98% of purchases), the SDLT is the same or less. For high end properties, the SDLT will generally be higher.

Also, buyers penalised by the old system will be the biggest winners. For instance, a purchase for &510,000 (just falling over the cliff edge of &500,000 under the old system) will save &4,900.

However, a buyer of a &5m home will pay &163,750 more SDLT.

The slab system was perceived as unfair and its reform is therefore welcomed. The vast majority of purchasers will pay less SDLT as a result. 

The worst affected group however are non-resident investors in high-end properties. As a result of other measures recently announced, not only can they expect to pay capital gains tax at up to 28% on gains accruing from 6 April 2015, they can also expect to pay a good deal more SDLT. Clearly this will make a severe dent in projected post tax returns.

It is reported that 13 million people live below the poverty line in the UK.

For many reasons people can find themselves in financial difficulties especially when we face increases in fuel bills and the general cost of living. 

The Trussell Trust foodbank network has helped feed nearly 1 million people who have been referred to them. Their aim is to open a foodbank in every town and they are well on their way with a total of 420 to date.

Those at DABORACONWAY chose to show their support by buying items from the Trussell Trusts 'shopping list' as donations and delivered them to one of our closest foodbanks in Barking.

For more information on the great work that The Trussell Trust offers and how you can help through donations or volunteering please visit http://www.trusselltrust.org/

Statistics and Image provided by www.trusselltrust.org

Written by Olivia Lond-Caulk, Manager Guaranteed Rent Scheme

The pressure was on…as the event was booked for over 70 stall holders, including a Christmas marquee. The Brentwood Craft & Gift Show boasts an average footfall of around 5,000 people over the course of the weekend. Scary!

My sister Anita came down to help me for the weekend all the way from Cardiff, along with my partner Matt who offered his invaluable support as always and throughout the whole process. A few friends from DABORACONWAY also came to show their support, which was much appreciated and lovely to see!

I make hand crafted decoupaged mirrors, which I absolutely love to do in my spare time at home. With previous sales success last Christmas, I was delighted to have been given the chance to display my work at the show. In addition, hand crafted wooden necklaces and gift vouchers were and are still available to purchase.

Decoupage is the art of decorating objects with cut out designs from magazines and specialised paper. Fabric can also be used. Designs are glued to the items and then left to dry, and also varnished to present a lovely finish. I began my hobby in 2012, and can sit for hours cutting and sticking! I find it very therapeutic.

All in all, a brilliant, successful weekend at the show. I met a lot people from other stalls, and had a lot of interest in the actual products and the designs. Subsequently, I’ve taken some custom orders from clients who would like their products made in time for Christmas.

For further information on my available products, my website address is www.wallflowerdecoupage.co.uk

Written by Yana Mattson, Administrator Guaranteed Rent Scheme

Olivia, Manager of our Guaranteed Rent Scheme team, carried out a small fundraiser by going sober for all of the month of October. 'Go Sober for October' was organised by We Are MacMillan Cancer Support in order to raise money so that help can be given to those with cancer when they need it the most. The results of the donations are worth shouting about. Olivia would like to thank all those that kindly donated.

We are delighted to announce that Carly, from our Finance Team, had a baby girl at the beginning of November and is now on maternity leave. Within the office we had a 'Guess the weight' competition which was won by Kathy and Toni, who correctly guessed the weight of 6lbs13oz!

We welcome back Joanne O'Dwyer who returns from maternity leave and joins the Finance Department in her new role.

Within the word search below you will find the names of well known carols and festive songs, feel free for yourself or family to have a go.

However in order to win yourself the prize please email us with the answer to the following trivia question, a word or phrase not within the list of those to be found but one that is also hidden within the word search!

Q. In what Christmas song would you sing about Parson Brown, a circus clown, a bluebird and a new bird?

Please submit your answer to leasing@daboraconway.com no later than the 4th January 2015. The prize winner will be drawn on our return on Monday 5th January 2015.

Good Luck!

Puzzle supplied by Super Word Search Puzzles - www.superwordsearchpuzzles.com