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Manchester has the fastest rising prices

More research highlights the growth of Manchester’s property market, with no other city matching the levels of capital appreciation investors are achieving in the north-west.

Summary:

  • Manchester tops the latest index covering property price growth of the UK’s 20 largest cities
  • Capital appreciation for the 12 months to the end of June 2018 came to 7.4%, versus a national average of 4.6%
  • It follows research that suggested house prices in Manchester could be set to rise by as much as 25% over the next three years

Yet another piece of recently published market analysis states that Manchester is the strongest UK city for property investment.

The city once again tops Hometrack’s index of property prices in the country’s 20 largest cities. In the 12 months to the end of June 2018, average values in Manchester have increased 7.4%.

On a national level, average prices in the UK rose 4.6% during this time. However, growth in London was among the lowest, with prices rising marginally by just 0.7%.

Performance is being underpinned by a property market that simply cannot keep pace with demand from a fast-expanding population. Commenting on the Hometrack index Kevin Roberts, Director of the Legal and General Mortgage Club, said that a “boost to housing supply remains critical and it’s essential that the government continues to focus on meeting the (UK-wide) target of 300,000 new homes a year”.

Earlier in July 2018, Hometrack pinpointed Manchester as being home to the UK’s fastest rising property prices. Crucially, they also pointed to a similar pattern of growth between 2002 and 2005, at a time when London prices were slowing, where Manchester and Birmingham saw the largest increases in real estate values.

Hometrack believes that due to surging population numbers and the subsequent demand for property, a similar period of growth could once again take hold in Manchester; one in which investors could expect to see as much as 25% capital appreciation in the next three years alone.

Source: Select Property

 

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Mortgage lending 2.1% higher year-on-year

Estimated gross mortgage lending for the total market in June was £23.5bn, 2.1% higher than a year earlier, UK Finance’s Household Finance Update for June has found.

The number of mortgage approvals by the main high street banks in June fell by 2.1% year-on-year and within this only remortgaging approvals increased and were 3.4% higher year-on-year.

This was offset by the 4.7% reduction in house purchase approvals and 4.3% drop in other secured borrowing.

Henry Woodcock, principal mortgage consultant at IRESS, said: “Despite a recent RICS survey recording newly agreed sales in decline for the sixteenth consecutive month, gross mortgage lending in June has increased from the previous month.

“While a base rate rise has not yet materialised, the likelihood of an increase is still encouraging remortgagers and first-time buyers to secure the best available deals.

“Lenders are offering an array of incentives, not just a competitive rate, with affordability criteria being relaxed to provide more bespoke deals to applicants. So, there is evidence that lenders are still fiercely competing to secure volume.

“With house prices slowing, the momentum should continue into July, with the market seeing an increase in first-time buyers overtaking home movers for the first time in twenty years.”

Eric Leenders, managing director, personal finance at UK Finance said: “Growth in mortgage lending continues to be driven by remortgaging, as borrowers take advantage of attractive deals ahead of an anticipated bank rate rise.”

Mike Scott, chief property analyst at estate agent Yopa, said that the data provides mixed news for the economy as a whole with low unemployment, wage growth picking up and stable inflation.

He said: “However, business investment is restrained, the pound remains weak against other currencies and GDP growth is at its lowest level for five years, suggesting that unemployment may soon start to rise again. If the economy does turn down, it will inevitably feed through to the housing market.

“The detailed figures for June are not yet available, but it’s likely that the drop in the total number of mortgages reflects a large fall in the number of buy-to-let mortgages, with first-time buyer mortgages holding up better.

“The number of remortgages was up by 3.4 per cent, and some of that money may find its way back into the housing market via the Bank of Mum and Dad.”

Source: Mortgage Introducer

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The “double whammy” hitting the UK housing market

It’s now generally agreed that the dramatic rise in property prices of the last five years has come to an end – the seasonally adjusted Nationwide house price index peaked at the start of the year in nominal terms and has been declining in real terms since last summer. In a reversal from previous trends, London prices have been doing much worse than the rest of the country.

However, there is still disagreement as to whether this represents a “correction”, or something more serious along the lines of the 2007-09 collapse – or even the implosion of the late 80s and early 90s.

To get a ground-level view of what’s going on in the property market, we decided to speak to someone who is directly involved in construction and development: Andy Scott, co-founder of RELCAP. RELCAP is a medium-sized development company with a portfolio of 400 properties. It specialises in turning brownfield sites into homes, though it also runs some mixed-use developments, such as bars and clubs in London’s West End. Its residential operations mainly focus on what Scott calls “big-ticket homes” in the Home Counties and commuter-belt towns.

Brexit and stamp duty combine to dampen demand

Things haven’t been going too well for the past two years, says Scott. This is partly because of the uncertainty created by the referendum result, but the rise in stamp duty on second homes to 3% hasn’t helped either, dealing a “double-whammy” to demand. Indeed, “interest from potential buyers dried up overnight”, says Scott, and there’s a definite sense that people “are sitting on their hands”. He’s still convinced that “’we can get away with a slow and soft bump, rather than a collapse”, but he accepts that “a correction still needs to take place  in the market”.

Scott is also concerned about those who’ve bought buy-to-let properties. Many of them took advantage of historically low interest rates to take out large loans, hoping that prices would keep on rising – leaving them tremendously exposed if rates continue to rise. Already he notes that many those still interested in buying are cash buyers, and 40% of flats in London are now sold to bulk-buyers. Overall, he’s very pessimistic about the capital’s property market and thinks that, “we may be at a worrying part of the cycle”.

Scott is more relaxed about the market outside London. With a bit of luck, he says, “the cycle might have further to run”. Houses priced between £300,000-500,000 especially benefit from being in the “sweet spot”, attracting young couples who are looking to trade up, as well as older people who are looking to trade down. Though he does admit that while “typically it used to take three months to sell a new property, this has now increased to six months, which eats into our profits”.

Another big problem for property developers such as RELCAP is the availability of credit. Lenders “are getting nervous” –  some are even refusing outright to lend to smaller firms. As a result, RELCAP has been forced to turn to alternative forms of finance, such as P2P and boutique lenders. This is less than ideal, says Scott, because P2P lenders “can be fickle”. While the boutiques are more reliable “they charge very high interest rates, sometimes in the double digits”. Generally, he finds the credit situation “worrying”.

It’s not all doom and gloom

Scott is upbeat about the pub and bar sector, however: “discretionary spending on bars seems to be holding up in London”. The wave of pub closures over the last ten years, which he blames on the smoking ban and the rise of social media (which reduced the need for face-to-face interaction), is coming to a close; with the weaker pubs driven out of business, the remainder tend to be those that were better run. There has also been a shift in public taste back to pubs from expensive restaurants.

Scott would like to see several things happen:. Firstly, he wants a Brexit deal to be hammered out “to end the uncertainty”. He also wants further changes to the planning laws, Indeed, while the new “presumption in favour of development” means, “that planning officers now try and find reasons why development should go ahead”, local and parish councils still frequently ignore their advice. He would therefore like to see power re-centralised in the hands of officials, “who can use it to help us build communities where all the generations can live together side by side”.

Source: Money Week

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‘Brexodus’ to cost UK up to 12,000 finance jobs: City chief

Brexit will cost Britain up to 12,000 financial services jobs in the short-term, the City of London financial district’s leader said on Tuesday, and many more jobs might disappear in the longer term.

At the lower end of the scale, 3,500 jobs could be lost to EU states, Catherine McGuinness told parliament’s Exiting the European Union Committee. More than 2 million people work in financial services across Britain, with 396,000 in London.

“We are not expecting a big Brexodus in the first instance. But depending on how things pan out … in the longer term, we may see many more go,” McGuinness told lawmakers.

Banks, insurers and asset managers in Britain are opening hubs in the EU before Britain’s departure from the EU in March to ensure continuity in services to customers there.

So far, there have been 1,600 confirmed job moves, a City of London spokeswoman said separately.

The City was disappointed that Britain’s government ditched its preferred option of future EU trade based on mutual recognition, whereby Britain and the EU accept each other’s rules under two-way regulatory cooperation.

“We had expected continued support for mutual recognition,” McGuinness said.

Instead, Britain has asked for financial-services access based on a more accommodative version of the EU’s equivalence system, used by Japan and the United States, whereby Brussels alone decides who gets access.

The EU had already dismissed mutual recognition and has said it won’t adapt its equivalence system in the way Britain wants.

“We can all see it’s going to be an uphill task to persuade the EU27,” McGuinness said.

Huw Evans, director general of the Association of British Insurers, said that opting for some form of equivalence posed a risk that Britain would end up becoming a “rule taker” – having to continue copying EU rules in return for access after Brexit.

“You are asking the EU to partner with you in a way to make equivalence work in future. Equivalence… is something the EU considers proprietary,” Evans said. “It’s quite a big psychological ask.”

There was plenty of opportunity for “mischief making” by EU states topping up equivalence with national rules, Evans said.

THROWN UNDER A BUS

The lawmakers also quizzed the broadcasting and tech sectors about Britain’s “White Paper” proposals for future EU trade, which calls for full access for goods, but less access for services in return for flexibility to diverge from EU rules.

Sammy Wilson, a committee member, accused the industry officials of giving “alarmist evidence”, adding that foreign direct investment in financial services was around a 10-year high.

“You are now trying to do an Airbus on us with the kind of evidence you have been giving,” Wilson said, referring to Brexit warnings from the European aircraft manufacturer that angered some government ministers.

“There is no getting away that Brexit is deeply suboptimal,” Evans replied.

“This isn’t a scare story,” added McGuinness.

The government also ditched mutual recognition for broadcasters from its White Paper but, unlike with banks, proposed no alternative, Adam Minns, executive director of Commercial Broadcasters Association, told lawmakers.

“The White Paper for us was a backward step. We are not certain if we are being thrown under a bus or just hitting a temporary roadblock. This could not have come at a worst time,” Minns said.

Britain is home to 1,200 international TV channels that beam programmes to viewers in the European Union, but without an EU licence they would have to relocate, Minns said.

Giles Derrington, head of Brexit policy at techUK, said the sector wanted the same trade-off as proposed for goods, meaning EU rules in return for EU access, but without flexibility to diverge.

The tech sector struggles to see where the benefits of diverging from EU rules would come from, Derrington said.

Lawmakers asked whether the industry officials if they would like Britain to join Norway in the European Economic Area, whose members must follow EU rules but without any say over them.

“I look at the EEA longingly. We don’t desire more flexibility at the moment,” Minns said.

Source: UK Reuters

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House transactions fall amid ‘stagnant’ property market

Housing transactions slipped last month as the UK’s stagnant property market shows little sign of picking up, according to a closely-followed report.

Data from HM Revenue and Customs (HMRC) shows that the number of residential property transactions decreased by three per cent between May and June, falling to 96,370.

House sales completions were also 5.7 per cent lower in June this year compared with the same month in 2017.

Kevin Roberts, director, Legal & General Mortgage Club, said: “Overall housing transaction figures are stagnant. Barriers to moving, such as stamp duty and the high price of property in our urban areas, means that for many the maxim remains ‘improve, not move’, as they seek to renovate or develop their homes, rather than move up the housing ladder.”

Roberts added: “The biggest factor is housing supply. The nation simply hasn’t built enough new homes over the last decade to keep up with demand.”

The news comes less than a week after the Office for National Statistics (ONS) house price index showed house price growth in May slowed to its lowest annual rate in nearly five years.

On average, house prices across the UK have risen three per cent in the year to May 2018, falling from 3.5 per cent in April and dropping to the lowest yearly rate of growth since August 2013, according to the ONS.

“For us, the number of property transactions is always a much better indicator of market strength than house prices, with recent economic and political uncertainty reflected in these lower, seasonally-adjusted numbers. We certainly would have expected higher figures bearing in mind the spring buying season is generally the best for the property market” said Jeremy Leaf, north London estate agent and a former RICS residential chairman.

“However, we are not really surprised when, on the ground, we are seeing fewer buyers nervously trying to negotiate best possible terms and transaction times lengthening as a result. We don’t expect to see any great change but have noticed more listings and viewings in the past month or so, which hopefully will be reflected in slightly higher transaction numbers later in the year.”

Alex Depledge, chief executive and co-founder of Resi.co.uk, said : “After a slight uptick in transactions in May, a decrease in June will be disappointing for those looking to sell their home. Issues still remain as second time buyers are being hit by high stamp duty costs and are struggling to afford to move, halting growth within the market.”

Source: City A.M.

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Buy-to-let investors looking for cheaper higher yield properties

Buy-to-let investments will continue to offer attractive rates of return compared to other asset classes, but investors will increasingly search out cheaper and higher yielding properties, research commissioned by The Mortgage Lender has found.

The report, authored by the UK’s leading housing economist, Martin Ellis, also predicted that interest rates are set to rise by a quarter of a point in the next few months and that house price growth will have slowed to between two and three per cent a year by the end of 2018.

Peter Beaumont, The Mortgage Lender deputy chief executive, said: “Our special report on the buy-to-let market looks at the macro and micro economic environment for buy-to-let investors and the factors that are likely to influence landlords’ investment choices over the coming years.

“It also highlights the need for a flexible and competitive buy-to-let mortgage market to facilitate continuing investment in a sector of the housing market that has grown in significance as home ownership has declined and demand for good quality residential property has increased.”

The private rented sector has grown substantially in recent years. One in five (4.7 million) households in England now rent privately. Nearly half of 25 to 34 year olds live in the private rented sector (46%), almost double the percentage in 2006 (24%).

There has also been a considerable increase in the proportion of 35-44-year olds in the private rented sector over the past decade, rising from 11% to 29%.

Buy-to-let mortgages play a vital role in supporting housing supply in the private rented sector, with the market representing nearly 13% of new UK mortgage lending.

The market grew from 840,000 buy-to-let mortgages outstanding with a total balance of £93.2bn at the end of 2006, to 1.8 million buy-to-let mortgages with an aggregate balance of £214bn by the end of 2015; growth of 114% and 130% in the number and value of balances outstanding respectively.

In recent years, buy-to-let was typically the strongest performing sector of the mortgage market. There were annual increases in the number of buy-to-let loans to fund house purchase of 21% in 2014 and 17% in 2015.

New buy-to-let mortgages increased by nearly 200% between 2010 and 2016 with their share of all mortgages rising to 20% in 2015.

There was, however, a significant fall in the number of buy-to-let property sales following the introduction of the stamp duty charge for additional properties in April 2016.

Buy-to-let house purchase declined sharply immediately, but has remained broadly flat since then, albeit at a much lower level.

Buy-to-let house purchase activity in 2017 was more than a quarter (-27%) lower than in 2016, with buy-to-let purchases made with a mortgage averaging 6,240 a month in 2017 compared with 8,500 in 2016.

In value terms, buy-to-let house purchase lending fell by 28% in 2017, from £14.9bn in 2016 to £10.7bn. Despite this decline, the total for 2017 was still 67% higher than the annual average during the period from 2009 to 2013.

There has been a further weakening recently with the number of buy-to-let house purchase loans in the first three months of 2018 totalling 11% lower than in the same period of 2017.

In contrast to house purchase buy-to-let lending, buy-to-let remortgage activity has been very stable with the volume of lending in 2017 only 0.6% lower than in 2016. As a result, remortgages’ share of total buy-to-let mortgage lending rose from 60% in 2016 to 67% in 2017 in volume terms.

Source: Mortgage Introducer

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Longer tenancies: more security for renters or a vote grabbing political move?

An estimated 46% of 25-34 year olds live in private rented accommodation. This has risen from 27% in 2006-2007 and, as such, the build-to-rent sector has seen massive growth. Of these, 81% of rental contracts are assured shorthold tenancies (ASTs) with a minimum fixed term of just six or twelve months, most allowing landlords to increase rents or evict tenants at the end of their contracts, without giving reason.

This can leave tenants feeling insecure, unable to challenge poor property standards (for fear of tenancies being terminated) and unable to plan for their future.

Earlier this month, the Secretary of State for Communities, Housing and Local Government, James Brokenshire, proposed the introduction of a minimum three year tenancy, with a six month break clause.

He wishes to offer greater protection to tenants, creating rental environments with more of a community basis. Tenants would be able to use the six month break clause and have greater protection if they wanted to stay for the full three years. Moving every six-twelve months can be expensive (deposits / moving costs / agents’ fees) and the proposals would help ease this issue. However, the proposal is not favored by everyone.

However, shadow housing secretary John Healey countered by saying this latest promise is ”meaningless if landlords can still force tenants out by hiking up the rent”.

But do tenants want longer tenancies? According to the National Landlords Association (NLA) only four out of ten tenants actually want longer contracts, and according to government data (even with the current forms of tenancy available) people stay in their rented homes for an average of nearly four years.

The proposals will help landlords avoid costly periods whilst searching for new tenants, offering them the flexibility to regain their properties when their circumstances change. However, many landlords worry about the time it can take to gain possession of their property in the courts. To this end, a call for evidence will be published this autumn to better understand the experience of users of the courts and tribunal services, including considering the case for a specialist housing court.

An eight-week consultation (until 26 August) is now underway and ministers are seeking views from landlords, tenants and other related organisations.

Lenders may also take an unfavourable view which could have a dramatic impact on the buy-to-let industry. ASTs gave lenders the confidence to grant mortgages against properties, as they knew they could repossess the property at short notice if necessary. But will the proposals make lenders wary about granting loans, or will they decide to increase the interest rate to reflect the additional risk? A further disadvantage for landlords.

Source: Property Week

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UK households’ mood boosted by easing inflation squeeze

British households grew more positive about their finances this month as they faced less of a squeeze from inflation and benefited from higher pay – though most will be in for a shock if the Bank of England raises interest rates next month.

Financial data company IHS Markit said its monthly Household Finance Index rose in July to its second-highest level since December 2016 at 44.6, up one point since June and above its long-run average.

“July data indicated light at the end of the tunnel for UK household budgets,” said Sam Teague, an economist at IHS Markit.

Britain’s economy has picked up since a weak start to the year, when growth was hit by bad weather as well as high inflation sparked by 2016’s Brexit vote. But last week the International Monetary Fund forecast that full-year growth would still be the lowest since 2012.

Nonetheless, most economists polled by Reuters think the Bank of England will raise interest rates next month for only the second time since the financial crisis, as it judges even modest growth risks pushing up domestic inflation pressures.

Just 8 percent of households surveyed by IHS Markit expect a rate rise next month, though 51 percent think one will come over the next six months, up from 45 percent in June.

Households also judged inflation pressures to be at a 13-month low in July. Official data last week showed consumer price inflation unexpectedly held at its lowest in over a year.

Separately, the EEF manufacturers’ association said its members had enjoyed “very strong” growth over the past year but that concern over Britain’s departure from the European Union in less than a year was holding back investment.

“This domestic uncertainty is now being exacerbated by global trade tensions which could add up to potentially different dynamics over the next year,” EEF chief economist Lee Hopley said.

Source: UK Reuters

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Ministers accused of abandoning thousands in need of social housing

Ministers have been accused of “abandoning thousands of people who need social housing” after charity Shelter revealed 33,000 working families are living in temporary accommodation in England.

The charity’s analysis suggested 55% of families living in temporary housing were working in 2017 — up 73% on 2013.

The charity blamed a mix of expensive private rents, a housing benefit freeze and a chronic lack of social housing.

The SNP’s housing spokesman, Alison Thewliss, blasted Housing Secretary James Brokenshire over the figures — telling him that “under this Government work no longer pays”.

Mr Brokenshire responded, telling MPs that the Government is committed to ensuring everyone has “a safe and decent place to live”, adding that more than £1.2 billion has been made available to support those left homeless and £9 billion has been pumped into social and affordable housing.

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Shadow housing secretary John Healey hit out at the explanation, saying: “This is a Government that’s had more than eight years to do the job and what the Government’s doing is not working.

“Home-ownership rose under Labour and has now hit a 30-year low under the Conservatives. You can’t just stoke prices with tax cuts and home-buyer loans; we need to build more low- cost homes to make home-ownership more affordable.”

Labour MP Sarah Jones (Croydon Central) said: “Thousands of people who desperately need social housing are being abandoned as this Government, which entirely pulls out of social housing.”

Mr Brokenshire hit out at Labour’s record and said he “entirely rejected the characterisation” of the Government’s record.

He added: “We are dealing with what has been a broken housing market, something that has existed over many, many years on that lack of investment.

“That is why this Government is committed to investing £44 billion into the home-building agenda in the coming years, something that is about transforming life chances.”

Source: Shropshire Star

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Think buy to let is dead, think again

As the UK government staggers from disaster to disaster in Brexit negotiations there seems to be a growing consensus that the buy to let market will suffer. Already we have seen some buy to let investors jettisoning their property assets amid concerns that demand could fall and prices/rental income follow. There is no doubt that the ongoing Brexit difficulties have created this mindset amongst some property investors but are they right? Is the buy to let market really on its knees?

TENANT DEMAND

Those who follow the housing market fairly closely in the UK will be well aware that the number of new build properties has for many years fell short of annual demand. As a consequence, the UK is literally hundreds of thousands of new build properties behind the curve and despite positive noises from the government this is not an issue which can be fixed overnight.

Starving the market of new build properties focuses the attention of buyers on the relatively small number of properties available thereby creating competition and pushing prices higher. Yes, in the short term it does look as though Brexit concerns will lead to softer prices but what about in the long term.

A GROWING POPULATION

Constant concerns that Brexit will lead to a significant reduction in the number of people moving to the UK has to a certain extent given the impression that the UK population will show very little if any growth in the short to medium term. The reality is that those looking to move to the UK from Europe will still be able to do so although the process will be the same as those moving from outside of Europe, free movement will disappear. So, as the UK population continues to grow and life expectancy increases this will place renewed pressure on the private rental sector.

BUY TO LET FINANCE

If you believe that the UK buy to let sector is under serious threat then just look at the specialist buy to let lending banks. There is growing competition amongst not only the traditional buy to let lending banks but finance platforms such as crowdfunding which are reducing costs for investors and increasing available funding. The new PRA rules on underwriting will ensure greater emphasis on affordability, especially amongst those with relatively large buy to let mortgage exposure, thereby adding a further layer of perceived security. That cannot be a bad thing for the market.

While those concerned about the short term prospects for the UK buy to let market may be happy to sell up and reduce their exposure, many experienced investors are more than happy to pick up the slack at lower levels.

ENTREPRENEURS APLENTY

While there has been a significant shift to the political left in many countries, in light of the 2008 US led economic crash, entrepreneurial spirit still lives on in the UK. Long-term income streams with potential for long-term capital growth offer a very useful backbone for many different types of investor. Even though the UK government has increased tax charges for buy to let investors they cannot keep on picking the pockets of property investors forever.

Once the smoke surrounding Brexit clears, whether or not a deal is agreed, the short, medium and long-term prospects for the UK housing market will become clearer. It is difficult to say with any great certainty what will happen in the short term but if, as expected, the UK population continues to grow, and social housing is unable to provide sufficient state funded accommodation, the private rental sector is certain to benefit.

Source: Property Forum