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Ensuring your items reach your new property, on time, and in perfect condition, is imperative. So, guaranteeing a straightforward move starts with making sure you choose the right sized van for the job. As local property experts in South East London and North Kent we are aften asked, “What size van do I need when moving house?” so we’ve created this easy guide to help you! Let’s Look at Van Sizes There are four main sizes of vans used for house moves. However, sitting outside of this main category is the smallest of them, the short wheelbase panel van. Although this van is not suitable for a full house move, it does have its advantages. If you are a student moving out of the family home for the first time, perhaps into halls of residence or a furnished place, a small wheelbase van will likely be plenty big enough to transport your belongings. These smaller vans are popular in London, perfect for navigating the narrow streets and sliding into small spaces. The main choices when choosing a van for moving house are: A Medium Wheelbase Van (MWB) Medium wheelbase vans are the smallest in the main category of removal vans. They are ideal for those moving without the help of a professional removal company, who may lack the confidence or experience of driving a bigger vehicle. The most commonly used medium wheelbase vans are the Ford Transit and the Mercedes Sprinter. The interior load size sits at just over three meters in length, meaning they can fit a good number of personal items inside but are not suitable for large amounts of bulky furniture. However, if you are only moving a short distance and are prepared to make multiple trips, a medium wheelbase van will be perfect. A Long Wheelbase Van (LWB) The specifications of these vans will vary between models, but all have the capacity for a significant amount. These are best for moves from a flat, fitting all of the usual personal items alongside a small amount of furniture. They are long enough to transport the average three-seater sofa. Long wheelbase vans are great for those moving to or from part-furnished properties. For those who want to transport white goods alongside household furniture, a bigger vehicle is generally needed. A 3.5 Tonne Luton Lorry This is the largest vehicle you can drive with a standard driving licence (category B). This Luton Lorry can move the average home’s entire contents, comfortably transporting your belongings and furniture from a two bedroomed house. The Luton Lorry will have enough room for personal possessions, furniture, and white goods. A 7.5 Tonne Luton Lorry A 7.5 tonne Luton lorry requires the driver to hold a HGV licence, so usually, you will need to work with a removal company. For three-bedroom properties, you will require a vehicle of this size. Enabling you to fit the entire inventory of furniture, personal items, and white goods. For anything bigger than a three-bed property, you will need to discuss with the removal company for the prospect of getting multiple vehicles on board. Hiring a Self-Drive Van v Hiring a Removal Company A decision must be made during any move, whether to hire a self-drive van or work with a removals company for the moving process. Compare Prices Hiring a self-drive van will undoubtedly be much cheaper than working with a removal company. However, a removals firm will get the job done efficiently and professionally. They will also offer additional services such as packing your belongings – and supplying materials such as bubble wrap, boxes and packing tape. Look at Experience When hiring a removal company, you are not only paying for their time, but their experience and professionalism. They will have experience of efficiently packing vans to reduce the chances of anything getting broken in transit and the obvious; experience driving larger vehicles. You are unlikely to choose the wrong size van when working with a removal company, as they will be able to assess your property and belongings, providing a vehicle that caters perfectly for your needs. Consider the Stress! Choosing a self-drive van can often bring about its own elements of stress, as you have the responsibility of sorting, packing, transporting, and unpacking your items without professional help. Working with a removal company will undoubtedly be less stressful, however, you will have to stick to their timescales. Hiring a self-drive van allows you the freedom to make multiple trips and even spread the move over a few days. Once the move is complete, a self-drive van will need returning to the designated garage. This can be a logistical issue and yet another stress on top of an already long day. What about Insurance? Many removal companies will have different levels of insurance to cover your belongings. A self-drive van will probably not include insurance to cover anything that is broken in transit. Ensure you discuss the ‘goods in transit’ insurance with your supplier, to decide what level of protection is appropriate for you. James Gorey Estate Agents are your local property experts for the South East London and North Kent area. Call us on 020 3633 9866 or email info@jamesgorey.com to chat with a member of our friendly and experienced team.

Whether you want to invest in property or save for retirement, there are plenty of pros and cons for each. If you’re unsure what’s best for you, this guide should help to give you a few handy tips to fit your circumstances. Property – The Pros If you find the right property then you could have a fixed income for life. Rental yields can be as high as 8% in some cities, and demand for rental properties is very high, especially in cities. With demand often outstripping supply, there’s no reason why your property can’t remain permanently occupied if it’s in the right location. Another advantage of a property vs a pension is that you can cash in at any time. Of course, a property sale can take many months, and if you need the money by a certain point then you’ll need to plan ahead, but a property can essentially free up a large amount of cash relatively quickly. Property is also generally considered to be a solid long-term investment. Although the market can fluctuate, house prices tend to go up over the long-term, so unless you’re in a position where you need to sell quickly and potentially make a loss, you can ride out any storms in the housing market to ensure that you sell for a tidy profit if and when you need to cash in. Property – The Cons Owning a buy-to-let property isn’t as simple as buying a place, renting it out and watching the money roll in. Although rental income can be quite lucrative, there are often lots of additional factors to consider, such as maintenance costs, letting agent fees, and landlord insurance, which can all eat away at your profit. Void periods are another consideration you’ll need to think about, particularly if you’ve got a mortgage on the property, as a few months without tenants can quickly lead to significant extra costs. Changes in government legislation in recent years have also made owning a second property far less profitable than it once was, with increased taxes affecting profit margins for landlords. You should also bear in mind that being a landlord can be quite a hands-on role, even if you employ a letting agent or property management company to look after the property. Ultimately, things like repairs and maintenance costs will fall on your shoulders, and a lot of would-be landlords are surprised by the level of responsibility that comes with owning a buy-to-let. Pensions – The Pros Compared with property, a pension is usually a far more hands-off way to grow an investment. In many cases it’s as simple as putting money into a pension pot each month and watching it grow, and especially if you have a financial adviser that you can trust to manage your affairs. After all, there are no tenants or maintenance repairs to think about when you compare it to a buy-to-let property for example. Another major plus point for pensions is the fact they attract tax relief. So instead of seeing lots of your investment go into the government’s pocket, you’ll actually be benefiting personally, with pensions being the most efficient investments from a tax perspective. Pensions – The Cons The main downside to a pension is that you can’t access any of the money until you’re at least 55. However, as it’s an investment for your retirement, this shouldn’t be an issue, and in some ways, this can be a blessing, as it stops you from pulling the money out on a whim. Another possible downside to a pension is the fact it’s invested in stocks and shares, meaning it could fluctuate. However, as with property, it tends to go up over time, and you have the option to decrease your risk if you wish to. The Verdict Ultimately, it comes down to personal circumstances to determine what’s right for you. When it comes to tax benefits, pensions are the clear winner as they attract tax relief, whereas landlords have been hit with ever-increasing tax bills in recent years. However, when it comes to growth, property fares better than pensions, with house prices reaching record highs in recently, especially in certain parts of the UK. As with any investment, there’s risk involved with both options, and while property can be more lucrative if you find the right place, it’s also widely considered to be the more risky of the two options. If you’re unsure how to invest your capital then it’s always a good idea to consult a financial adviser. Have questions about investing in property or becoming a landlord? James Gorey Estate Agents are your local property experts for the South East London and North Kent area. Call us on 020 3633 9866 or email info@jamesgorey.com to find out more about investing in South East London and North Kent.

One of the first steps to buying a house after your offer has been accepted is to order searches on the property. If you’re not sure what house buying searches are, we’ll explain in this article: What they are Why they’re important Whether you need to purchase them What Are House Buying Searches? House buying searches are checks carried out on a property before you buy it. They usually cost a couple of hundred pounds (approx. £200-300) and can provide highly valuable information about the property. For example, searches can tell you, and your lender, if the house: Sits on a floodplain and regularly floods Has any debts that you’ll take over when you buy it Sits on top of a mineshaft which, if it collapses, could cause severe damage to the property Is in an area where a new road, train line, housing estate, wind farm or other types of development will be built Sits on contaminated land from being previously owned by an industrial site – which can include things like asbestos, solvents, gases or arsenic You’ll normally have to pay for searches shortly after your offer has been formally accepted and you’ve instructed your solicitor to commence work. What Are the Most Common Searches That Need to Be Done? There are three main searches your solicitor will order for you when you buy a house: Local authority searches Environmental searches Water and drainage searches Local authority searches will check the following for issues: Planning Building control Highways Pollution Environmental searches will check for issues related to: Flooding Landslides Subsidence Contaminated land Water and drainage searches will check things like: Who owns and maintains the nearby sewers and drains Whether the property is connected to a water supply and sewer If the water supply is on a meter or not Where the public sewers, drains and pipes are on the property If you’ll need permission from a water company to extend the property Are Searches Necessary When Buying a House? If you’re buying a property with a mortgage, the lender will almost always require you to pay for searches on the property. This is because they need to know how much the property is worth and what issues they may be liable to pay for if they repossess it in the future (if you don’t keep up with your mortgage payments). However, if you’re buying in cash, you don’t legally have to pay for searches, unless you want to. But remember, there are still benefits to ordering searches when you’re a cash buyer. They are much more in-depth than a homebuyer’s survey and can provide a detailed picture of what risks there are in buying the property. Conclusion Generally, you’ll always need to pay for searches when buying a property with a mortgage. If you buy a property with cash, it’s usually your decision whether you pay for searches, but it’s important to remember that not paying for them can cause significant risk and issue later down the line. If you’re considering buying a property in South East London and North Kent and want advice about the process, our friendly team of agents at James Gorey Estate Agents are happy to help. Give us a call today on 020 3633 9866 or email us at info@jamesgorey.com to start the conversation.

When browsing property listings online and in estate agent offices, you may come across the term ‘under offer’. If so, you may be wondering what this means and whether you can still view or make an offer on the property. In this article, we’ll answer the question, “What does ‘under offer’ mean?” and provide an overview of what you need to consider if you plan on making an offer on an ‘under offer’ property. What Does ‘Under Offer’ Mean? Put simply, a property that’s ‘under offer’ means that a buyer or multiple buyers have made the seller an offer to purchase the property. Usually, estate agents cancel viewings on properties under offer. This is to ensure the buyer who made the offer has a fair chance of being accepted without being gazumped (which means losing the property to someone else after their offer has been accepted). Once the vendors have accepted the offer, the status of the property will change to ‘STC’ or ‘Subject to Contract’. This means that the sale of the property is progressing with the buyer whose offer was accepted. The sale isn’t legally binding until contracts exchange – which usually doesn’t happen until at least a couple of months later. Can an ‘Under Offer’ Sale Fall Through? Technically, a property that’s ‘under offer’ hasn’t sold, so it can’t fall through. But just because the home is under offer, that doesn’t mean it will be sold. The seller could reject the offer or the buyer could pull out. If you have your eye on a property that’s under offer, keep an eye on the listing to see if the status changes back to ‘for sale’ or to ‘subject to contract’ and ask the local estate agent to be kept in the loop for updates. Can I Make an Offer on a House that’s ‘Under Offer’? Put simply, yes you can make an offer on a property that’s listed as ‘under offer’. In fact, it should be seen as your last opportunity to put in an offer on a property. Just be aware that if you do this, you could enter into a bidding war with the other buyer that’s made an offer – which can mean you’ll need to make a competitive bid that’s higher than the market value. How to Find the Perfect Property in South East London and North Kent If you’ve missed out on a property in South East London and North Kent, we truly believe everything happens for a reason and there’s another home just around the corner for you! Here are our tips on how to find the right property for you: Browse property portals Subscribe to alerts for properties that match your criteria Register your details with us – we’ll get in touch with you when a property that matches your criteria comes up If you’re looking for a property in South East London and North Kent, James Gorey Estate Agents are your local property experts. Give us a call today for a chat about what you’re looking for and we can send you information about relevant homes for sale. Call us now on 020 3633 9866 or send us an email at info@jamesgorey.com to arrange a call back from one of our friendly team of agents.

Taking your first step onto the property ladder can seem like a daunting prospect, especially considering that a typical deposit is usually between 10% and 20% of a property’s value. We often get asked by first-time buyers: “How do I get on the property ladder” and we always tell them that it is achievable with some patience, hard work and dedication to make it a reality. If you are a first time buyer, our useful tips on how to get on the property ladder could help you make your dreams a reality sooner than you think! Start Saving Early The sooner you start saving, the sooner you’ll be able to get your foot on the ladder. And not only that, but the earlier you start saving, the more it will become a habit, meaning you’re less likely to take lump sums out of your account for impulse purchases. A great way to maintain consistent savings is to set up a direct debit from your bank account to your savings account every month. Try to achieve a regular transfer of a specific amount each month on payday. That way, you won’t miss the money each month as you stash it away! Stay With Your Parents if you can It can be tempting to move out and be independent at the very first opportunity, and of course, that’s not necessarily a bad thing. However, if you’re serious about owning your own property, then forking out at least a few hundred pounds a month on rent is not the best idea. Those monthly payments could instead add up to a substantial deposit over time. So if you’re still living at home then don’t be in too much of a hurry to leave, as staying with Mum and Dad could help you buy your own place much quicker. Make Sacrifices and Prioritise Be sensible about how you spend your money. If buying a property is your focus, then you may need to make a few small sacrifices to reach your goal. It could just be missing the odd night out, or not buying an expensive pair of trainers you’ve got your eye on. Any chance to save money is an opportunity to get a little closer to the first rung of the property ladder, so think twice before making any impulse purchases. Be Realistic and Flexible It’s unlikely that your first property will be your dream home, or your forever home, and the location might not be your first choice either. However, if you’re serious about buying a property, there needs to be some room for compromise. It might be that you choose a smaller property, for example, a one bed flat instead of two, or you find an ideal sized property but with a slightly longer commute than you’d like. When it comes to your first property, the most important thing is just getting on the ladder. Speak to a Mortgage Advisor Before you View any Properties When you’re in a position to put down a deposit, arrange meetings with a couple of mortgage advisors to find out exactly how much you can borrow. Mortgage calculators on banking websites aren’t always an accurate indicator, and you may be able to borrow slightly more or less than you think. Therefore, it’s essential to know exactly what budget you have to work with so that you don’t view the perfect property, only to find that it’s out of your reach. Save Your Money Wisely Keeping your savings in the right place can make a big difference to the time it takes to achieve your deposit. It’s best not to keep your savings in your current account. Not only will you gain little or no interest, but you’ll be far more likely to dip into them when you fancy a treat. Instead, consider opening a Lifetime ISA. These accounts allow you to earn a 25% annual bonus from the government up to a maximum of £1000. So for every £1000 you save, you’ll receive a £250 top up until you reach the maximum savings amount of £4000 per year. Look into all Your Options There are many different initiatives available to help first-time buyers get on the property ladder, and while some of them might not seem ideal solutions, they can help you get there more quickly. Help to Buy is one example of a government-backed scheme that allows you to buy a property with just a 5% deposit, with the government lending you 20% interest free for five years. Alternatively, you could look into shared ownership. This allows you to own a percentage of the property while paying rent on the other part. Again, it’s worth speaking to a mortgage advisor first, who will go through all the options with you. James Gorey Estate Agents are your local property experts for the South East London and North Kent area. We can also recommend mortgage experts to help you with your finances. Call us on 020 3633 9866 or email info@jamesgorey.com to chat with a member of our friendly and experienced team.

Considering a move to a new area can feel incredibly exciting. When you first move, daily life can feel like an adventure. There will be new restaurants to explore, local markets to discover and new people to meet. But deciding whether you should move to a new area is a big decision, and there are some essential things to consider before you take the plunge. In this article, we will share our advice on the top five things to consider before buying a new home and moving to a new area. 1. Can You Afford It? First, you need to establish whether you can afford to live in your chosen new area – and which type of property is best for your budget. The best way to do this is to get in touch with a local estate agent. With their help, you can understand what types of properties are available to suit your budget. 2. Are the Transport Links What You Need? Travelling around your local area is something you are likely to do frequently – probably daily. Good transport links can make a huge difference in determining whether an area is the right place to live. To check whether the location is suitable for your lifestyle, check out area guides on your local estate agents’ website. 3. Are the Local Amenities Suitable? Some people will want lots of amenities close to their home – whether that’s schools, colleges, supermarkets, leisure activities or local parks. However, for others, these things may not be quite so important. Ultimately, the amenities you want in an area entirely depends on your lifestyle. The best way to find out about the local amenities is to explore the area and contact an expert estate agent. 4. What are Crime Rates Like? If you feel particularly concerned about the crime rates in an area because you have children, elderly relatives or for any other reason, it’s a good idea to investigate the local crime statistics. You can do this online. Simply type the location into the police.ukwebsite to analyse the results. Just remember that the statistics can look scarier than they seem, so it’s a good idea to compare the data with where you currently live before you decide. 5. What Employment Opportunities Are There? Naturally, if you want to retire to a new area, local employment opportunities will not be important to you. However, if you plan on working close to home when you move, you should check out available jobs and salaries. Get Expert Advice At James Gorey Estate Agents, we are your local property experts. If you’re thinking about buying a new house and moving to a new area, our friendly team are happy to help you find your dream home in South East London and North Kent. Give us a call today on 020 3633 9866 or send us an email at info@jamesgorey.com to start your new journey.

If you’re thinking of making some improvements to your home then a conservatory can make a really nice addition to a property, and it will almost certainly add value. The exact amount will depend on a number of factors, but roughly speaking you can expect it to add around 5% to the value of your home. Ultimately, it’s an extra room in the house, and most houses will benefit from having more space, particularly if the conservatory is used to its potential, as a dining area or extra lounge for example. Before committing to any major expense though, you should take a number of factors into consideration. ●     Check If You Need Planning Permission Most conservatories won’t require planning permission, but you should double-check with your local council before having any work carried out. Having one built and then finding out you need planning permission afterwards can be a very expensive problem to deal with, and could easily wipe out any added value on your home. ●     Don’t Try To Cut Costs If you’re serious about adding a conservatory to your property then make sure you get it built by a reputable company using quality materials. If you’re planning to just slap a cheap conservatory on the back of your house with the intention of making an extra £10,000 when you come to sell then you could be in for a nasty shock. While conservatories generally add value to a property, it’s only if they’re made of quality materials and have relevant safety certificates and guarantees with them. ●     Keep It Maintained Maintaining your conservatory is vital to protecting the added value of your property. After all, if a new owner is going to come in and need to rip it down immediately then it’s not worth having in the first place. Maintenance doesn’t need to be particularly expensive or time-consuming, just look after it in the way you do with the rest of the house. Regular vacuuming, dusting and cleaning of windows for example. Bear in mind that during the winter months, in particular, there’s likely to be mud and dirt coming in and out, so it’s usually a good idea to go with a tiled or wooden floor and avoid carpet. ●     Make Sure It Blends In With Your Property It’s rarely a good idea to think that adding a conservatory will automatically see a high return. Some properties just aren’t suited to having a conservatory, while some companies may just be trying to sell the most expensive one they can with no regard for how it will look once finished. So take your time when choosing, obtain a few quotes and go with a company you trust and who are looking to sell you the most suitable conservatory for your property, not just to line their own pockets. ●     Consider How It Will Look In Your Garden Houses with small gardens are often just not suitable for a conservatory as they take up most or all of the available outdoor space. If it’s your ‘forever home’ and you’re happy to take over the garden then go ahead, but if you’re planning on building a conservatory as a way of adding value to your property then it’s probably a good idea not to dominate your entire outdoor space with one. Remember, when it comes to adding value you need to put yourself in a potential buyer’s shoes, and if they’re looking for a property with a garden then yours won’t meet the criteria. ●     Ensure You’re Getting It For The Right Reasons First and foremost, a conservatory is best added as an additional room that you’re going to use. Whether it’s as an additional dining area, living room, playroom, office or even an extension of your kitchen, it should be something that’s going to be used and enjoyed. If your sole intention is to add value to your property so you can make a return on your investment then it’s wise to carry out some research before going ahead. Find out how much other properties in your area have sold for with and without conservatories to see if it makes as big a difference as you hope. Contact us on 020 3633 9866 or email info@jamesgorey.com and ask for our opinion as we are more than happy to appraise your property.

There are a host of steps to take before you reach that cathartic stage of packing everything up and moving into your new home in South East London and North Kent. Even before you start the thrill of house hunting, finding your dream home and making an offer, you will need to deal with the logistics, and the first logistic is saving up for your mortgage. What is the Minimum Deposit? The absolute minimum deposit you can put down on a property is 5% of its value, but this can go further with a Help to Buy Scheme wherein the government provides either 20% or 40% of the property’s value to offset your mortgage rates. As you can imagine, the minimum deposit will often mean you end up paying more throughout your lifetime than someone who has a greater deposit than 5%, and this is because with a larger deposit you will have more leveraging power and buying power, making you a more attractive choice to mortgage lenders. How Much Deposit Should You Put Down? The minimum deposit is 5%, but the recommended amount is instead between 15% to 20% of the property value, as this will give you the ability to enjoy many benefits which is why it is wise to invest in a higher deposit. Eventually you want to own your home in South East London and North Kent outright. This is the best possible scenario but of course due to the cost of buying a house this can take a number of years so it is highly likely that you will need a mortgage. With this in mind, a larger deposit is the best choice for all types of buyers, and there are many reasons to save up that higher amount: You Have a Better Chance of Being Accepted You are not guaranteed a mortgage, and if you intend to only put down a 5% deposit then your lender may decline. This is because they often only offer a loan that is three times your annual salary. The higher your deposit, however, the less this will become an issue. Lower Monthly Repayments You have more freedom in setting the terms of your mortgage when you have a high deposit. You could opt for a higher repayment plan with a lower interest rate, for example, or you can make your repayments lower and more affordable every month. Better Mortgage Interest Deals Currently, you are likely to get better interest rates when you put down a larger deposit. This means that the bigger your deposit, the less you will pay in total overall. With the minimum deposit, banks will likely offer you a higher interest rate due to the increased risk on their investment. You Are Less Likely to Fall into “Negative Equity” The reason there is a higher risk with a small deposit is because you could fall into what is known as negative equity. Many factors can bring down your property’s value to lower than you originally paid for it and in this case, even if the bank repossesses your property, they cannot make back their initial investment making it a higher lending risk. Help to Buy It is crucial to understand Help to Buy, which is a government scheme designed to help first-time buyers of new properties to own a home of their own. Full information can be found on the government website. Help to Buy: Shared Ownership Shared ownership is available if you cannot afford the full cost of buying a new home. Instead, this programme buys a share of the property (between 25% to 75%) and you pay rent on the rest. As things improve you can then buy bigger shares in the property. Help to Buy: Equity Loan The Help to Buy: Equity Loan is available throughout the UK with the exception of London. In this scheme, the government lends you 20% of the cost of a new build. This way, you can pay the 5% deposit and still benefit from a 25% down payment. Additionally, you won’t be charged fees on your Help to Buy loan for the first five years. Help to Buy: Equity Loan London London housing prices are reflected in the Help to Buy: Equity Loan London programme, where the government increases the loan percentage from 20% to 40%. The rest of the programme works the same. Understanding the minimum deposit you need to save is a great first start, especially if you plan on using the Help to Buy programmes to secure yourself a new home in South East London and North Kent. Of course, if you want to further improve your mortgage rate and monthly repayments it is always best to try to save as much as you can for your deposit. For expert advice on all things property related, contact the team at James Gorey Estate Agents on 020 3633 9866 today.