AN ESSENTIAL MONTHLY PROPERTY GUIDE FOR ANYONE MOVING OUT OF LONDON – FROM TIMES LOCAL NEWSPAPERS
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a u g u s t Ed i t i on
Making the right move for you
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Karrina Oki, from the Sales and Marketing team at Berkeley Homes (left) explains the new concept of ‘rightsizing’ when it comes to buying a property…
he world of homebuying seems to have its own vocabulary, from upsizers and second-steppers through to downsizers, retirees and empty nesters, with each reflecting ever-changing living trends and motivations for moving home Recently we’ve seen an increasing number of buyers moving on from the family home now the children have left, but it’s not necessarily always to a smaller – or lesser – home than the traditional ‘downsizing’ label would suggest. Size isn’t everything and there is a
now a new generation of rightsizers, for whom there are far more important factors in their decision making. Location, location, location For many buyers, location is a top priority. Not everyone wants to retire to the country they want to be conveniently placed to enjoy life. Towns with a rich heritage, particularly those with active local communities and lots of leisure and entertainment on offer, such as Tunbridge Wells and Sevenoaks, are particu-
larly popular with rightsizers, the key appeal being the ease of lifestyle. A convenient central location means both great transport links and only a short walk to the local amenities, shops and restaurants. For one couple, who relocated from Bristol to Royal Wells Park, the development’s proximity to the town centre, cultural amenities and railway station was a huge draw, and ticked off some of the key requirements for their new home. That said, if the rural country life is calling, there are more options for rightsizers than a period property overlooking the village green. One buyer at new development, Holborough Lakes, wanted to be in the heart of an active community, but didn’t want to compromise on the countryside views. Her apartment, which lines the eight-acre freshwater lake, is also just a short walk from the new village green and hall – ticking two of the most important boxes for her new home. Easy upkeep and low cost Many rightsizers also want a lower maintenance property that is easier to look after, both inside and out, yet with the high specification they are used to - making new build properties an ideal choice. For another couple who bought at Royal Wells Park in Tunbridge Wells, finding a low See pages 2 & 3 for more on rightsizing >>
HOT PROPERTY NEWS
Prepare to be gazumped That infuriating infliction of the 1980s and 90s gazumping – when buyers are pipped to the post by a higher bidder - is rife once again in the housing market. Recent research by eMoov revealed more than one in three buyers (36%) have experienced the sly tactic compared to just 13% in 2015. It was also revealed that 35% of gazumping affected buyers in London.
What price loyalty? Loyal bank customers who do not remortgage after their fixed term deal comes to an end can end up paying an average extra £400 a year, according to a study. Citizens Advice also calculated that 1.2 million people would be better off if they switched to a new deal, with one in 10 paying more than £1,000 a year extra by staying on the standard variable rate.
Foxtons feel the pinch Revenues and profits at Foxtons slumped in the first half of the year as the London estate agent pointed to ‘unprecedented’ economic and political uncertainty hitting the property market. The group said revenue fell 15% to £58.5 million in the six months to June 30, with pre-tax profit plummeting 64% to £3.8 million.
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maintenance property was crucial. Travelling regularly to visit family abroad, they wanted something much easier to manage than their previous large five-bedroom home in Sevenoaks with its substantial garden, so opted for a new-build apartment that required far less upkeep and maintenance. Rising fuel costs have also made these buyers more conscious about the energy efficiency of their home. It’s no longer just about the environmental impact, but also about reducing their energy bills.
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The Kent Commuter meets two sets of home owners who have found the perfect property for themselves by rightsizing looked after. “An added benefit of our new build property is the emphasis on sustainability. Alongside solar panels and highly effective insulation, the surface rainwater is thoughtfully used to regenerate the ponds in the adjacent Great Culverden Park.”
Style over size Last, but certainly not least, is layout. These are people who aren’t ready to give up their busy social lives, and still want impressive entertaining spaces for family and friends, but perhaps want a lateral layout rather than a two or three-storey home. A flexible layout means the people have the space to design the rooms they want, whether it’s a study, library or hobby room – whilst still having the additional bedrooms needed to comfortably host guests.
Rightmove records large profit jump Despite a slowdown in the housing market profits at property portal Rightmove jumped in the first half of this year. ‘THE COMPANY NOW HAS MORE THAN 1.1M HOMES LISTED ON ITS SITE’ The group said pre-tax profits rose 9% to £87.5 million in the six months to June, with revenues rising 11% to £120 million. Website visits rose 3% to 131.8 million per month and average revenue per advertiser climbed by 10% to £911 per month. The news came at the end of last month, despite growing fears over the health of the UK housing market. The company now has more than 1.1m homes listed on its site. Reporting his first set of results since taking the top job at the end of June, chief executive Peter Brooks-Johnson said: “Home hunters visited Rightmove a record 3,000 times a minute in the first half of 2017, turning to us first to search and research on the only place you can see almost the entire UK residential property market.” Rightmove has launched a number of features designed to pull in more visitors to its site. They include “Where can I live”, which helps home-hunters find areas they can afford within a given travel time from specified locations.
Royal Wells Park Case Study: Mr And Mrs Smith Name: Mr and Mrs Smith (John and Anna) Ages: 70 (Anna) and 81 (John) Type of House: Four-bedroom townhouse Family situation: Married (42 years) Job: Retired for over 20 years Moved in: April 2015 Mr and Mrs Smith, who have been married for 42 years, bought their very first new build property in 2014 at Royal Wells Park, the prestigious new Berkeley Homes development in the heart of Tunbridge Wells. In 2015, the couple moved into their traditionally-styled four-bedroom townhouse, and were the first residents to settle into one of the houses at the picturesque new neighbourhood. Having been retired from the higher education sector for over 20 years, John and Anna decided to downsize from their home of over 25 years in Bristol and relocate to Tunbridge Wells, wanting to be close to their family and
friends, particularly Anna’s 100-year-old mother, Esther. One of the first buyers at Royal Wells Park, the Smith’s enjoyed all the benefits of an early off-plan purchase, including a broad selection of property styles and a choice of interior finishes, enabling them to put their own personal stamp on the house before moving in. John and Anna were so impressed with the design and finish at Royal Wells Park, as well as its town-centre location, the couple decided to purchase a further two-bedroom apartment as an investment. A Family Affair Having been familiar with the company and its product for over 20 years, a Berkeley Homes property was high on the wish-list for John and Anna – so much so, once the couple learned of Royal Wells Park, they took their own property in Bristol off the sales market until they could make a purchase at the new scheme. The couple have two sons, Matthew (40) an accountant and economist at the World Bank in Washington DC and Nathan (33) a Marketing Manager at the health care company, AXA PPP in Tun-
bridge Wells. The draw of Berkeley Homes’ properties is shared across the Smith family, with Matthew also owning an apartment at its Royal Arsenal development in Woolwich. Meanwhile, Nathan makes the most of Royal Wells Park’s convenient town-centre location, and is based at his parents’ house for work during the week, returning to his own apartment in London at the weekends – enjoying the best of city and country life. John and Anna are very happy with both of their Berkeley Homes purchases: “The whole buying process has been an extremely positive experience. The Berkeley Homes team always made sure we were well
Cultivating a New Community Anna and John are now well settled and enjoying their retirement in the growing new community. “We now know most of the residents at Royal Wells Park, and are looking forward to even more moving in. There is already a real sense of community and neighbourhood spirit. We’re keen to get involved in both the resident and local community activities going forward.
‘AN ADDED BENEFIT OF OUR NEW BUILD PROPERTY IS THE EMPHASIS ON SUSTAINABILITY’ “Living in Tunbridge Wells is ideal as we are so central to everything we need. Royal Wells Park is just a short walk from the main shopping area, as well as the railway station, health services and other cultural amenities – exactly what we wanted when we started the search for our new home.”
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A peaceful location and lakeside views sealed the deal… Holborough Lakes Case Study – Judie Snow Name: Judie Snow Job: Retired Type of house bought: Two-bedroom apartment Last Autumn, Judie Snow was one of the first to buy an apartment at Lakeside, a new collection of homes at the award-winning Berkeley development Holborough Lakes, set on the borders of the North Kent Downs. Ideal for downsizers Having lived in Kent all her life, Judie was keen to stay in the local area, yet was looking for a smaller, more manageable property since her children had left home. Following the recommendation of a friend who had recently bought a Berkeley property, Judie visited the new neighbourhood and took the first steps to purchasing her contemporary home. Judie comments: “I was happy at my current home but it was just too large for me, especially when one of my two sons moved away. I wanted to stay as local as possible, as I know the area so well. When I
visited Holborough Lakes and saw the new waterside properties on offer, I knew it was the ideal place for me. “The sales team at Berkeley were really helpful and patient showing me around, and as a result I found a property that ticked all the boxes very quickly – it’s the perfect size for my needs.”
‘I’M BUYING MORE THAN JUST A HOME HERE AND AM REALLY LOOKING FORWARD TO SETTLING IN AND GETTING TO KNOW THE EVER-GROWING COMMUNITY’ Peaceful lakeside living Judie purchased a two-bedroom apartment at Lakeside, bordering the tranquil eight-acre freshwater lake which forms the centrepiece of the development. Homes are thoughtfully designed to blend traditional Kentish architecture and historic character with high quality design and interiors. Finished to an impressive specification, properties feature a generous living areas and individually-designed kitchens. Judie comments, “The apartment
Santander warns of ‘greater uncertainty’ really appealed to me due to its size, which will be much easier to manage. “Its location next to the water’s edge was also a draw - it has a stunning outlook across the lake, especially from the lovely terrace.” With more than two thirds of the development now complete, the well-established neighbourhood has community at its heart with a village green and village hall hosting a number of activities throughout the year, as well as a residents’ gym and trim trails located throughout the landscaped grounds. Judie comments, “The amenities on offer at the site are fantastic. I’m buying more than just a home here and am really looking forward to settling in and getting to know the ever-growing community.”
High street lender Santander has posted flat first half UK profits, and warned that rising inflation may intensify the challenging economic picture. The bank reported pre-tax profits of £1 billion in the six months to June 30, in line with the same period last year. Adjusted profit rose 13% to £1.1 billion and net interest income, a key metric, grew 8% to £1.9 billion. But the firm said that it sees ‘greater uncertainty’ and downside risks in its outlook for the end of this year and the beginning of 2018. “The labour market remains strong, but higher inflation, largely from the lower value of sterling, is now reducing households’ real earnings. “This is likely to result in lower consumer spending growth which, when combined with a potentially more challenging macro environment, adds a degree of caution to our outlook,” a spokesperson for the lender said. It took a £69 million charge to cover claims for payment protection insurance (PPI) compensation in the first six months of the year, much lower than rivals Lloyds and Barclays, which also reported figures this week. Santander added that net mortgage lending fell by £200 million after withdraw-
ing some of its most competitive rates at the end of last year. Chief executive Nathan Bostock said: “Santander continues to make strong progress against the backdrop of a changeable operating environment.
‘A PRUDENT APPROACH TO LENDING SHOULD ENSURE WE REMAIN RESILIENT IN A MORE UNCERTAIN OPERATING ENVIRONMENT’ “We performed well in the first half of 2017 - with net interest income growth, ongoing cost discipline and good credit quality. He continued on to say: “Our relentless focus on enhancing customer service and developing innovative solutions for our customers, coupled with our focus on cost efficiency and a prudent approach to lending should ensure we remain resilient in a more uncertain operating environment.” The wider Banco Santander group posted a better-than-expected 37% leap in second quarter net profit to 1.75 billion euro (£1.5 billion) as strong growth in Latin America boosted earnings.
Editor Eileen Leahy eileen@timesoftunbridgewells.co.uk Art Director Lee Smith lsmith8@markerstudy.com Production Hannah Patterson
hpatterson@markerstudy.com
Commercial Director Nick Moore
nmoore@markerstudy.com Contact sales: 01892 774781
jrose@markerstudy.com jreville@markerstudy.com
ONE MEDIA AND CREATIVE UK LTD 16 Lonsdale Gardens, Tunbridge Wells, Kent TN1 1NU 01892 779 650 • www.one-media.co
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THE VIEW FROM THE ESTATE AGENT: The Kent Commuter speaks to Trevor Rose, Partner at Proctors estate agents in Petts Wood and Orpington about why you should be thinking about relocating to Kent
What other priorities are high on the list? Another request is for an area that has a strong family community with good schools. We often find that it is the young professionals looking to start a family or young families that are the ones looking to move out of London, so schools and community are going to be high on their list when searching for a property. Although not a big priority, crime rates often come up in conversation with buyers, which is not surprising if they are looking for a safe family environment.
Do you find it is mainly young families who are moving out of the capital or is it a broader mix of people? About 80% is made up of young professionals, those looking to start a family as well as young families, aged between 25-40. There are always some buyers looking to retire and downsize with a bungalow in mind and aiming to be closer to family who have already taken the plunge. Which areas do you deem to be the current hotspots for buying a property in Kent? Petts Wood and Orpington are strong areas for Londoners looking to move to Kent, offering excellent transportation into London, good schools as well as National Trust escapism into the green, peaceful countryside. It is very much a buyers’ market in these areas so buyers have an opportunity to get good value for their money, although as we have witnessed in the past this could easily change. Do you find those moving from the capital tend to keep hold of their property in London or completely sell up to finance buying down here? Wind back a year ago and most buyers were
HOMES UNDER THE HAMMER Buying at auction could land you a bargain – but do your research
© Marathon
When it comes to buying a property in Kent what do you think those living in London are looking for? Transport is a big priority for buyers, with good links into London. Easy access for commuting to the mainline stations such as London Victoria is high on the list and we are regularly asked about this from people looking to move out of London. Petts Wood for example is in Kent and yet is just a 20-25 minute commute to London Bridge with access to the DLR. This is important for our buyers who work in the city, and in particular those who work in the financial sector.
holding onto their properties for buy-tolet opportunities. However, since then the government has made it expensive to buy a second property, adding a high stamp duty charge and therefore increasing the costs. It is definitely a bigger financial commitment so people are now selling their London homes to invest in Kent. This of course, has a knockon effect with the property chain making them longer. What would you list as the three main reasons for buying a property in Kent to be? Transport, schools and community. Is the current housing market in a good position when it comes to deals
on mortgages and interest rates? Absolutely, there are good products available and rates are competitive. The higher the deposit the better the rate, however it’s best to shop around to find the right deal. And finally… Post-Brexit we saw the property industry switch from a predominant sellers’ market to a buyers’ one. The latter have more power at the moment so property prices need to be competitive and realistic. The good thing in Kent is that demand is strong and we are getting lots of viewings on properties. For example we recently listed a three-bedroom family home on a Thursday and two days later on the Saturday achieved six viewings and an offer shortly after.
Top tips for buying at property auctions
If you don’t want to go down the traditional estate agent route when it comes to finding your new home then how about going under the gavel and trying your luck at auction? Julia Gray explains how… Location, location, location The first step is to find auction houses that sell properties in the area you’re looking in. London auctions have properties in London and the Home Counties, but often also much further afield. Outside London, auction houses are more likely to specialise in local properties. Once you’ve found an auction house, get on its mailing list for auction catalogues. The catalogue should be available a few weeks before the auction, and will have viewing times, guide prices and conditions of sale. Attention to detail Legal documents for each lot should be available to download from the auction house’s website. Read them carefully and send them to your solicitor, as they could affect how high you bid and if you bid at all. Searches are often included in the legal documents, but if they’re not, ask your solicitor to do them before the auction, although this could, of course, be a waste of money. The same applies to a survey - if you don’t want to pay
for one on a property you may not buy, ask a good builder to view the property with you. Houses and flats being sold at auction often require modernisation, and not being aware of the full extent of the work required could prove very costly. Do your research Research the local housing market before the auction so you know how much the property is worth, and decide on your maximum bid accordingly. The temptation at auctions is to get carried away and bid higher than your maximum. If you’re worried about this, get someone to bid for you, or bid by proxy, where you authorise the auction house to bid on your behalf up to a specified limit. Money matters Before the auction, check what ID you need to register to bid and what methods of payment are accepted for the deposit. If you’re the successful bidder, you’ll have to exchange contracts
and pay a deposit (usually 10% of the purchase price) and a fee to the auction house immediately. The completion date is often four weeks from the date of the auction, but it can vary. If you fail to complete on that date, you could lose your deposit and even be sued by the seller. For this reason, paying cash is a much safer way to buy property at auction than with a mortgage. Pricing policy The guide price is the price the auction house expects the property to sell for, but properties often fetch much more. Lots will usually have a reserve price and only the auction house knows what it is. If the bidding doesn’t reach the reserve, it may be possible to do a deal with the seller, via the auction house, on the day. You can check online after the auction to see which properties didn’t sell - it usually says the price they’re available for. You may also be able to buy a property before the auction, but many sellers will refuse because they know prices can leap up in the heat of the moment.
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House prices are on the up but will interest rate rises follow suit? At the time of going to press The Bank of England was expected to keep interest rates on hold after inflation dipped in June and economic growth continued to stutter. Prior to June’s inflation reading of 2.6% there had been growing clamour for a rate rise as a Brexit-fuelled increase in the cost of living ramped up pressure on hard-pressed households. While we can’t speculate on whether you will be reading this safe in the knowledge the Bank of England has kept things steady or fretting due to them introducing an interest rate hike we can report that there is some good news in the housing market.
The Only Way is Up MARKET WATCH – A ROUND UP ON MORTGAGE AND MONEY MATTERS The TwentyCi National Homemover Audit has revealed that, despite a bumpy year, the UK housing market is surprisingly buoyant. The report shows that average house prices are up by 0.7% in the second quarter of 2017 compared to the same quarter in 2016, currently standing at £298,916, and exchanges are up 6.3%. The TwentyCi National Homemover Audit, created by life event data firm TwentyCi, is believed to be the biggest, most comprehensive report of its kind, drawing from 29 billion qualified data points to create a factual view on 99.6% of all home moves across the UK.
Other key findings from the TwentyCi National Homemover Audit are: • The silver economy: People aged 66+ have played a significant role in driving momentum this quarter, with residents aged 66+ showing 56% more exchanges year-on-year. There has also been a dynamic shift in the number of people opting to live alone, with 69% more exchanges for homes occupied by single adults. Colin Bradshaw, Chief Customer Officer at TwentyCi, comments: “One of the unique aspects of the TwentyCi National Homemover Audit is that it provides insight not only into the shifts in the property market itself, but also the people behind the changes. It’s interesting to see the impact that older consumers are having as they increasingly become the age group with the highest disposable income. It seems that pension reforms, such as the ability to cash in annuities, and even new mortgage deals for people aged 70+, have led to a boost in older home buyers.” • Decline in buy-to-let: 2017 has seen a shift in tenure with a 25% drop in property exchanges for properties bought for buyto-let, more than likely a consequence of the 3% surplus Stamp Duty tax introduced in April 2016 and uncertainty around the impact on landlords of the proposed ban on agency letting fees. Conversely, exchanges on owner-occu-
pied properties were up by 14% year-onyear, underscoring a positive shift towards home ownership that is generally reflected nationwide. • Online on the up: There has been a significant shift towards using online-only estate agents. While they still only represent a small portion of all exchanges (5%), online estate agents’ market share has increased by 57% this year. Independent Property Market Analyst & Commentator Kate Faulkner says: “We are seeing shifts in the housing market like never before. This data from TwentyCi provides a layer of transparency and understanding to the industry and homemovers. It’s interesting to see the impact of the government tax hikes on the landlord market. Although it may appear ‘good news’ initially that there are fewer buy-to-let investors, this is likely to back fire on tenants as where there is a shortage of rental properties, rents may rise. However, it’s also likely to hit the economy which is already slowing. A landlord spends thousands checking a property and letting it, supporting all manner of trades and letting experts. A loss of money in this sector will surely impact on earnings, and therefore on economic growth.”
‘WHILE EMPLOYMENT GROWTH HAS REMAINED RELATIVELY ROBUST, HOUSEHOLD BUDGETS ARE COMING UNDER PRESSURE’ Property prices are predicted to grow by around 2% across 2017, according to a report showing that property values continued to head upwards in July. Across the UK, the average house price reached £211,671 in July - a new record for Nationwide Building Society’s index. Property values increased by 0.3% month on month and by 2.9% annually. A year earlier, in July 2016, annual house price growth was running at a stronger pace of 5.2%. Robert Gardner, Nationwide’s chief economist, said a lack of homes for sale is helping to support house price growth - although he also said it could become
more of a buyers’ market in the coming months. He said prices are expected to rise by around 2% over 2017 as a whole – ‘only modestly lower than the levels recorded in recent months.’ Mr Gardner said: “A lack of homes on the market appears to be providing support, with annual house price growth remaining only just outside the 3%-6% range, that has been prevailing for most of the past two years. “This pattern looks set to be maintained in the near term. Survey data point to relatively sluggish levels of new buyer inquiries, but at the same time surveyors report that relatively few properties are coming on to the market.” Mr Gardner said ultimately housing market developments will depend on wider economic performance. He said: “While employment growth has remained relatively robust, household budgets are coming under pressure as wage growth is failing to keep up with the rising cost of living. This suggests that housing market activity is likely to remain subdued, with the balance in the market shifting a little further towards buyers in the quarters ahead.” Jeremy Leaf, a north London estate agent and a former residential chairman of the Royal Institution of Chartered Surveyors, commented: “Fortunately there does seem to be an enthusiasm among serious buyers and sellers to get on with the job in hand.The current climate is also providing an opportunity for first-time buyers at least to better compete for smaller properties.” ALL CHANGE? House prices are buoyant again but a rate rise could harm the market
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KENT FACTS Employment
August 2017
Kent’s Top Hot Spots
Kent has an employment rate close to the national average with 74% of people in work
Income People living in the west of Kent have higher earnings than in the east. The highest earners live in Tonbridge and Malling borough and have average weekly full time earnings of £655.10
All homes Detached Semi Terraced Flats
AVG VALUES £332,440 £532,612 £323,973 £252,099 £202,240
1 YR +3.65% +3.92% +3.54% +3.4% +4.16%
Living costs The average household weekly grocery shop costs around £63 – which is more than people pay living in inner London. Petrol prices are pretty average, however, at 117p.
Penshurst: If there’s one archetypal English country village to be found in the heart of Kent then Penshurst is it. Clusters of pretty cottages, a good selection of country pubs, tea rooms, a primary school, a stately home and picturesque country vistas, this period village ticks all the boxes when it comes to country living. Commute: Hildenborough is the nearest station to commute in and out of if you’re living in Penhsurst. (London Charing Cross, 45 minutes). Drive to station: about 10 minutes. Frequency of trains: 5 per hour (peak). First train: 4.56am; last train home: 12.15am. Annual season ticket: £3,796. Annual car-park ticket: £1,043. Location: Positioned on the northern slopes of the Weald of
Kent, Penshurst is a village that comes under the Sevenoaks district of Kent. The majority of the parish is located in the High Weald Area of Outstanding Natural Beauty. It lies 4 miles west of Tonbridge and 6 miles south of Sevenoaks and is easily accessible to bigger towns such as Tunbridge Wells. It is located approximately 32 miles south east of London. Why pick Penshurst? If you want to enjoy all the trappings of a perfectly tranquil pastoral life but don’t want to be totally marooned then this is the place for you. As well as boasting the impressive Penshurst Place, the village is also home to a few gastro pubs, a primary school and some enjoyable country walks. It’s also got the oldest privately owned cricket pitch in the world.
Life Expectancy The average life expectancy from birth in Kent is slightly higher than overall averages for England, at 84 for women and 80 for men. Research courtesy of USwitch www.uswitch.co.uk and 2011 Census
Penshurst
St Margaret’s at Cliffe: Coastal living certainly appeals to many of us, but a lot of the time it can be out of budget. This pretty enclave however, located near, Dover should definitely be considered as it is not only in a jaw-dropping location – think sheltered beach and stunning backdrop of white chalk cliffs just down the road where there are a fair few spectacular properties clinging to the clifftops. Alternatively there’s the hub of the village – both of which would make a very special place to call home, especially if you’re after a relaxed and secluded existence.
St Margaret’s © Dover District Council
Home values in Kent
The Garden of England as Kent is affectionately known is brimming with beautiful villages, cool coastlines and smart, sociable towns. Here are a few places which are proving popular right now…
Commute: Walmer station which is on the Highspeed Rail Link is the quickest route into London taking just over 1 hour 20 minutes. Frequency of trains: 3 (peak). First train: 5.14am; last train home: 23.37pm Annual season ticket: £5,324. Location: This small village is situated just off the coast road between Deal and Dover. The centre of the village is about ¾ mile from the sea with the residential area of Nelson Park further inland and St Margaret’s Bay situated along and below the cliffs north of South Foreland. Why pick St Margaret’s at Cliffe? If you enjoy all the goodness the fresh sea air has to benefit your health and walking your dog along a quiet beach then this is the place for you. Other notable attractions nearby include The Pines Gardens, a six-acre site with ponds and an organic kitchen garden, and St Margaret’s Museum, which has displays on local history and wildlife.
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Rochester: This historic city is most famous for being the place where Charles Dickens started and finished his life. Many of the places that he references in his canon of work are real and still in existence today such as Miss Haversham’s home Restoration House and the Six Poor Travellers House (mentioned in one of Dickens’ short Christmas stories). Given its wealth of impressive period buildings which include the cathedral and Baggins Book Bazaar, Rochester is steeped in character. Commute: It’s a city with great rail connections in and out of the capital and services most of London’s key stations including London Victoria, St Pancras, London Bridge and Cannon Street. Frequency of trains: 6 (peak). First train: 5.01am; last train home: 00.37pm. Annual season ticket: £3,984. Location: Situated in the Medway area of Kent this historic city lies approximately 30 miles from London
© Images courtesy of Visit Kent
August 2017 and its neighbours, Chatham and Gillingham, Strood and a number of outlying villages form a single large urban area known as the Medway Towns with a population of about 250,000. Rochester is located near the mouth of the Thames Estuary and enjoys a somewhat less temperate climate than other parts of Kent due to its proximity to the North Sea. As well as good road and rail links there is also an airport close to the city centre, too. Why pick Rochester? As well as its beautiful central streets which boast lots of pretty old buildings and a favourable mix of independent shops and cafés, Rochester enjoys an idyllic setting on a tranquil estuary with the dreamy North Downs as its backdrop. Add to this its imposing cathedral and castle and you have all the makings for a striking city that manages to combine ancient history with contemporary appeal. Further afield there are charming villages to consider including Cliffe and Hailing.
Chilham
Rochester Chilham: If you’re after a palpable sense of history for your next location then Chilham has it in spades. Amongst its wealth of beautiful historic buildings are a Norman keep and a Jacobean mansion not to mentions lots of attractive Tudor timbered houses which are to be found around this pleasing parish.
the North Downs and not far from the Stour Valley and Kings Wood, an ancient woodland site. The villages of Bagham and Shottenden are also nearby. Chilham’s scenic appeal has led to it being featured in many TV series including the Marple Mysteries and Jane Austen’s Emma.
Commute: The village’s railway station, is located in an area sometimes referred to as Bagham and is on the line from Ashford to Canterbury. Once you have changed at Ashford you can commute easily into the capital either via the Highspeed Rail Link or usual Southeastern lines. Ashford International to London St Pancras, 37 minutes. Frequency of trains: 3 per hour (peak). First train: 5.13am; last train home: 12.12am. Annual season ticket: £4,668. Location: Chilham is located just off the A252 between Ashford and Canterbury in
Why pick Chilham? This attractive village located near Canterbury is one of the most visited villages in Kent thanks to its historic and highly appealing period character. Among the older buildings is the St Mary’s Church which dates back to the 13th century and also The White Horse inn, whose history as a hostelry can be traced back to the 1400s. This popular pub lies at the heart of this delightful village’s main square just down from St Mary’s church which was mentioned in the Domesday Book in 1086 and is allegedly where St Augustine and Thomas Becket are buried.
YOUR GUIDE TO SOME OF THE KEY KENT COMMUTER TOWNS Kent town
Kent commute station to London station
Commute time
Frequency of trains
TUNBRIDGE WELLS
Tunbridge Wells station to London Charing Cross
57 minutes
5 per hour (peak). First train in: 5.21am; last train home: 12.15am
£4,484
HYTHE
London Terminals (via Folkestone)
3 per hour (peak times). First train: 4.41am; last train 00.22
£5,252
1 hr 27
3 per hour (peak). First train: 5.40am; last train home: 00.07
£4,732
WHITSTABLE
Whitstable to London St Pancras or Victoria via Javelin high-speed rail link
56 minutes (peak times)
Annual season ticket
SEVENOAKS
Sevenoaks to London Terminals
26 minutes
6 per hour (peak). First train in: 5.55am; last train home: 11.47pm
£3,380
ASHFORD
Ashford International to London St Pancras
37 minutes
3 per hour (peak). First train in: 5.13am; last train home: 12.12am
£4,668
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Local lessons to be learnt The Kent Commuter spoke to Kent County Council Cabinet Member for Education Roger Gough to find out how our county’s schools are faring, and why schooling your children in Kent will help them make the grade…
August 2017
How are schools faring in the local area? As we head into a new school year I am delighted to say that standards in Kent schools continue to progress; in fact they are now performing better than the national level. Ofsted is continually raising the bar in terms of standards in schools. Kent schools have risen to the challenge and the latest Ofsted data shows that 87.4% of our schools are rated good or outstanding compared to 84% nationally. In July 2015 82% were good or outstanding and in 2014 this was 75%. Tunbridge Wells primary schools have made ex-
cellent progress with 84% good and outstanding compared with 81% last year. Sevenoaks primary schools are performing even better with 93% good and outstanding compared with 86% last year. We have set an ambitious target of at least 90% of primary and secondary schools to be judged good or outstanding in the next year or two. How has the role of education changed within the area? The role of local authorities has changed dramatically over the last five years, due mainly to the introduction of academies and free schools. The Government’s vision for education still encompasses a significant role for local authorities. This includes coordinating admissions and ensuring that there is a good supply of school places; in a time of rapidly rising school roles, this will continue to
be a major task. Most of our secondary schools are now academies and, in fact, the three in Sevenoaks are academies or free schools. However, most primaries are still maintained by the County Council.
Kent County Council also has responsibility for making sure there are sufficient school places, and to do this we work closely with all the schools in Kent including academies. We produce a commissioning plan each
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YOUR AT-A-GLANCE GUIDE TO SOURCING SCHOOLS:
year which is regularly updated to keep track of any changes in the number of school places required. What changes do you anticipate over the coming academic year? The number of primary age
pupils is expected to continue to rise significantly until 202122, after which it is expected to fall. In Tunbridge Wells, we are planning on building a two-form entry primary school by 2018 or 2019, to replace St Peter’s Primary School at Hawkenbury to help provide
sufficient places for the new Berkeley Homes development of 235 homes. Planning for additional secondary provision is now becoming a significant focus of activity as the number of secondary age pupils in Kent schools is expected to increase from 77,931 in 2014-15 to 96,581 in 2024-25. In Sevenoaks, The Trinity Free School has just finished its first year and in September the new grammar annexe building for girls provided by The Weald of Kent Grammar School will be open. Why should parents consider sending their child to
a local educational establishment? There will always be very strong demand for school places in tight urban areas, particularly in districts like Tunbridge Wells. Overall our record of meeting parental preference by expanding schools has been very successful. What is your aim for the immediate future? Our vision is that every child and young person should go to a good or outstanding school, have access to the best teaching, and benefit from schools and other providers working in partnership with each other to share the best practice as they continue to improve.
Whether you want to source a state primary or secondary school Kent County Council can help. • For general enquiries visit www.kent.gov.uk/ education-and-children • For updates on admissions either call 03000 41 21 21 or email kentonlineadmissions@ kent.gov.uk • For information on enrolling your child for the Kent Test (11plus exam) see kentonlineadmissions@kent.gov.uk • For Special Needs (SEN) queries visit: www.kent.gov.uk/education-and-children/ special-educational-needs If you would like to secure a private school there are a number of helpful websites. These include the following: • The Independent Schools Association founded in 1879, this is one of the oldest of the independent schools’ organisations. www.isaschools.org.uk • The Good Schools Guide - dubbed the ‘parent friendly’ school guide, it’ll help you find the best school for your child as well as view comparable exam data, catchment maps, OFSTED ratings, special educational needs. www.goodschoolsguide.co.uk
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August 2017 Advertising Feature |
Developer leads the way in building something for everyone across Kent Housebuilder Taylor Wimpey is proudly showcasing an impressive portfolio of new properties across the county, and here we get a sneak peak of a range of developments that will tick every box, no matter what’s on your list Shorncliffe Heights
Stadium – is comprised of two, three, four and five-bedroom homes and a new Sales Village, complete with three showhomes, and opened in June 2017.
The Bridge
Repton Park Conveniently located in Ashford, this offering provides flexible living with modern-day lifestyles in mind. The latest phase is a collection of two and four-bedroom homes set within a new community. A selection of four-bedroom townhouses has recently been released for sale. The Bridge This is Taylor Wimpey’s contemporarystyled development in Dartford, and is now in its final phase. The one and two-bedroom apartments and two, three and four-bedroom houses have been tastefully designed to cater for buyers in a range of circumstances, and TAYLOR WIMPEY is leaving no corner of Kent untouched. Their developments, whether it’s high-spec apartments, contemporary-styled houses or spacious family homes, can be admired from Dartford, Maidstone and Ashford to Folkstone, Canterbury and Tenterden. If the design was not enough to entice buyers, a wide range of incentives are also available across all developments, such as Part Exchange, Easymover and Help to Buy, to make the purchase of a dream home as affordable and stress-free as possible. DEVELOPMENTS IN KENT Shorncliffe Heights This is a major development located on the
Langley Park
Repton Park
Taylor Wimpey has exciting new developments due to be launched in the coming months and the early part of next year. Keen property-seekers can register their interest for all the developments, to ensure they get the latest news as soon as it’s released. DEVELOPMENTS COMING SOON: Waterside at Castle Hill Located in the Ebbsfleet Valley, Swanscombe, this development will comprise one and two-bedroom apartments as well as two, three and fourbedroom houses. The development is due to be launched in early 2018.
former MOD Shorncliffe Garrison site in Folkestone. The first phase – Shorncliffe Heights at St Martins Plain – has proved popular with 85% of the homes now sold. The newer phase – Shorncliffe Heights at The The Bridge
located within reach of all the amenities needed for the demands of modern living. The homes are set within acres of open space, with excellent transport links, so would be ideal for commuters. Langley Park One for all the family, Langley Park is a fantastic collection of two, three and fourbedroom homes located on the south-eastern fringes of thriving Maidstone, which has proved particularly popular due to the scope of homes available. A new primary school has recently opened at the development and a community centre and a nature conservation area will be added soon. Three Fields
Three Fields This is a new development on the outskirts of the market town of Tenterden. It boasts a range of one, two, three, four and five-bedroom new homes to suit all tastes. The development will be launched in the Autumn of 2017. Barming Rise Coming soon is an exciting new development near Maidstone. It will offer a superb choice of three and four-bedroom homes, and is due to be launched in January 2018. Halden Field Located in the peaceful village of Rolvenden, will be a collection of two, three, four, five and six-bedroom homes due to go on sale in February next year. CONTACT: Property-hunters can register their interest for any of the upcoming developments by visiting www.taylorwimpey.co.uk or calling 01732 836000.
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August 2017
John Bullock: Design
Party agreements Planning works that may affect neighbours can land you in unforseen holes. Expert Mark Michel tells Kent Commuter’s resident architect John Bullock what you need to do if you find yourself in this particular situation Your Question: Dear Kent Commuter, We live in a semi-detached house in Tunbridge Wells, close to the common, and are planning an extension to our home. We are increasing the ground floor to create a large kitchen and dining room and, having read your recent column, believe it would be classed as permitted development. We have discussed this with our neighbours and they would like us to enter into a formal process and obtain a Party Wall Agreement. Please can you advise how this process works? Our Answer: This is a situation that often crops up, and while some home extenders choose to agree this informally with their neighbours, others prefer a more formal route – and this is something which needs handling by a specialist. We asked Mark Michel, MSc, MRICS, from MMA Chartered Surveyors to offer his expert advice: How does The Party Wall etc Act affect my alterations? Most home owners first become aware of this piece of legislation either when a good architect raises it; they have received an unsolicited letter from a mysterious company (usually in London or Manchester) offering their services; or when a neighbour (invariably as the contractor starts on site) advises that the intended work falls within the party wall act and asks why hasn’t notice been issued? The latter is by far the worst scenario! The Party Wall etc Act 1996 places various obligations on owners wishing to undertake alterations to their properties, and which may affect neighbouring properties. It also sets out a framework for resolving disputes between neighbours without recourse to courts. The main obligation arising under the act is that the building owner proposing the work should give notice of their intentions to the adjoining owners/ neighbours.
Does it benefit me? For the owner undertaking the work, the act gives certain rights to undertake works which may affect the adjoining property, including the ability to remove eaves overhangs, cut away chimneys, raise party walls, etc. It also gives the right to access neighbouring land to carry out works covered under the act. For the adjoining owner (this is not necessarily always the occupier) affected by the works, it provides reassurance that the works will be undertaken within certain working hours in a professional way, and without unnecessary inconvenience. It also includes provision for dealing with damage with recourse to the courts. What kinds of works require notice? These conveniently fall into three categories: New walls (including extensions and garden walls) astride or at the boundary (Section 1). In many instances, owners undertaking extensions want to build astride or at the boundary to maximise width of the extension. If an adjoining owner agrees, the
new wall can be built astride the boundary. This creates a new wall which the adjoining owner can use later (subject to serving notice). If the adjoining owner disagrees, then the new wall must be wholly on the building owner’s land. The actual position of the boundary can be a matter of some hot debate. These works require one month’s notice. Works to existing party walls or structures (walls/floors separating adjoining dwellings) (Section 2). This gives the building owner proposing the work the right to un-
dertake various works which may affect the party wall/other structure separating dwellings. The most common examples include raising the party wall (say to create a dormer or undertake a roof conversion) or, rather oddly, undertaking a basement conversion; to demolish/rebuild a party wall; cut away chimney breasts; and/or insert beams into a party wall. These works require two months’ notice Excavation near to an adjacent building/ structure (Section 6). It surprises many building owners that they must serve a notice on their neighbour, even though the hole they plan to dig will be entirely on their own land. The
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August 2017
ors, with a view to resolving any dispute. It must be remembered that once appointed, a party wall surveyor is under a duty to be impartial. Both building owners and adjoining owners can find this difficult to accept. The surveyor will then inspect the drawings, buildings, etc, with a view to preparing a document known as a Party Wall Award. reason is that excava- ting close to any structure carries a risk that the foundations to the neighbouring property/structure may be disturbed. These works require one month’s notice. Excavation works fall broadly into two categories Those within 3m of an adjacent structure and which may extend below the level of those foundations. Those within 6m and which extend below a 45° line drawn from the base of the adjacent foundations.
How do you serve notices? Notices are usually in a prescribed format containing information such as the building owner’s name and address, the adjoining owner’s name and address, the address of the affected properties, and information as to the nature of the intended work. It is a requirement that plans and sections are included with excavation notices, but good practice to include them with other types of notice as they can help the neighbours understand the proposals. Draft notices can be downloaded from many internet sites, including the planning portal. However, a word of caution – many notices are incorrectly completed, or contain insufficient or wrong information, and this can result in the need to begin the progress again.
Do I need a party wall surveyor? That depends. It is often worth consulting a surveyor to give advice as to whether your works will fall within the remit of the act, and also with a view to preparing notices on your behalf. More importantly, while it is invariably better that building owners discuss their proposal with neighbours prior to issue of notices, there are times when neighbours may well object, whatever. In this instance, it is worth getting a party wall surveyor involved at the earliest possible stage. What if the adjoining owner disagrees with the proposals? Firstly, it is important to know that the Party Wall Act cannot be used to prevent a building owner carrying out their work. Failure by adjoining owners to respond to notices or appoint a surveyor gives rise to a ‘deemed dispute’. In extremis, the building owner may appoint a surveyor to act on the adjoining owner’s behalf. If the adjoining owner disagrees with the works, then both the building owner under- taking the work and the adjoining owner must appoint either an agreed surveyor, or independent survey-
What is A Party Wall Award? This is a document which sets out the nature and extent of the works being undertaken, the way the works are to be carried out (including working hours), any rights of access, and what happens if things go wrong. The award also invariably includes a schedule of condition detailing the condition of the adjoining property. This is probably the largest part of the surveyor’s work. It is a detailed list documenting the condition of the adjoining owner’s property. It is essential that this is done accurately so that any subsequent damage can be properly attributed. It is amazing how an adjoining owner will swear blind that the crack in their property never existed before all that banging started next door. Although it often appears that the adjoining owner receives the greater num-
ber of benefits, those received by the building owner can be very important, particularly in protecting themselves from spurious claims for damage. THE MAIN OBLIGATION ARISING UNDER THE ACT IS THAT THE BUILDING OWNER PROPOSING THE WORK SHOULD GIVE NOTICE OF THEIR INTENTIONS The only situations where the benefits gained from a Party Wall Award do not outweigh the cost of preparing is for very minor works, eg repointing, renewal of flashings or the insertion of damp-proof courses. These are all tasks where, technically, a Party Wall Notice should be served, but the likelihood of significant damage to a neighbour’s property is minimal. Finally, just because the adjoining owner consents to the works, the building owner’s responsibilities do not disappear. If there is a dispute between the owners later in the process, surveyors may still be appointed to resolve it. However, it becomes more difficult to prove that the damage didn’t arise because of the work. Our grateful thanks to Mark Michel, MSc, MRICS, MMA Chartered Surveyors. Mark would be pleased to provide up to 20 minutes free advice and can be contacted on 0845 302 7430 or by emailing: enquiries@mmasurveyors.co.uk
KentCommuter
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PROPERTY
FOCUS Sevenoaks & Brenchley
STYLISH FAMILY LIVING IN SOUGHT-AFTER AREA
Set across three floors, this spacious and versatile accomodation benefits from seven bedrooms and south-facing gardens.
August 2017
OAKHILL ROAD SEVENOAKS, KENT
GUIDE PRICE £2,395,000 AT A GLANCE Oakhill Road ■ Entrance hall ■ Sitting room ■ Dining room ■ Study ■ Kitchen/breakfast/family room ■ Utility room ■ Cloakroom ■ Master bedroom with en suite bathroom ■ Guest bedroom suite ■ 3 further bedrooms ■ Family bathroom ■ Bedroom/ playroom ■ 2 further bedrooms ■ Bathroom ■ Integral garage plus driveway ■ Landscaped gardens and grounds ■ In all about 0.35 acres
For sale through Knight Frank 01732 744477 www.knightfrank.co.uk
homes portfolio: RESIDENTIAL HOUSES AT A GLANCE The Old Workhouse ■ Grade II listed house ■ Entrance hall ■ Sitting room ■ Kitchen ■ Utility cupboard ■ Cloakroom ■ Bathroom ■ Master bedroom ■ Two further bedrooms ■ Gardens laid to lawn
EXTENDED GRADE II CHARACTER HOME This house has been completely refurbished and extended to provide the convenience of modern living whilst retaining period features. Firefly Properties 01892 838363 www.fireflyproperties.co.uk
THE OLD WORKHOUSE HIGH STREET, BRENCHLEY
GUIDE PRICE £535,000
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August 2017
AT A GLANCE Mount Ephraim n Entrance hall n Sitting room n Garden room n Kitchen/ breakfast room n Utility room n Family room n Study n Downstairs cloakroom n Master bedroom with en suite n Four further bedrooms n Family bathroom n Mature gardens
NEWLY RENOVATED
PROPERTY
FOCUS Tunbridge Wells & Speldhurst
MOUNT EPHRAIM TUNBRIDGE WELLS
OIEO £1,300,000
DETACHED FAMILY HOME Just a short distance from town, this property now boasts a stylish modern interior. For sale through McAuley Miller 01892 614777 www.mcauleymiller.com
homes portfolio: RESIDENTIAL HOUSES BENTHAM HILL HOUSE SPELDHURST
£500,000
AT A GLANCE
PERIOD GRADE II APARTMENT SET WITHIN 8 ACRES OF LAND Part of a Grade II listed country house availble to buy, built by Decimus Burton and divided into apartments in 1980. For sale through Wood & Pilcher 01892 511311 www.woodandpilcher.co.uk
Bentham Hill House n Entrance hallway n Bedroom n Bathroom n Master bedroom with en suite n Kitchen n Sitting room n Outside n Parking
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August 2017
CUMBERLAND HOUSE 58 FRANT ROAD
PROPERTY
£1,595,000
FOCUS
MODERN FAMILY LIVING
Frant & Holborough
An individually designed stylish and elegant seven bedroom house with state-of-the-art facilities including underfloor heating and LED lighting.
AT A GLANCE
For sale through Barnes Kingsnorth Pembury 01892 822880 www.bkestateagents.com
Cumberland House ■ Secure gated entrance with key pad & remote operation ■ Three floors ■ Kitchen/family room with granite worktops and integrated appliances ■ Utility room with additional oven ■ Underfloor heating to ground floor ■ LED flush fitting downlights
■ Working fireplace ■ Whole house ventilation system ■ Drawing room ■ Dining room ■ Study ■ Cloakroom ■ Bathroom ■ Four bedrooms with en suite
(one with dressing room) ■ Three further bedrooms ■ Under a mile from Tunbridge Wells station
homes portfolio: NEW HOUSES HOLBOROUGH LAKES HOLBOROUGH PRICES START AT
£585,000
LUXURY FLATS BY
THE WATERSIDE
Exclusive community of new homes set around a series of freshwater lakes, with exceptional views, residents’ gym and watersports access. For sale through Berkeley Group 01634 244666 www.holboroughlakes.co.uk
AT A GLANCE
Also available at Holborough Lakes are two-bedroom apartments from £330,000. Help to Buy is available on select properties at Holborough Lakes. For further information, call 01634 244666 or visit www.holboroughlakes.co.uk.
Holborough Lakes ■ Light and generous open-plan living ■ Individually designed kitchen ■ Family/dining room ■ French doors to private garden ■ Master bedroom with en suite and built-in wardrobes ■ 3 further bedrooms ■ 2 bathrooms ■ Balcony ■ On site residents’ only gym and Watersports academy ■ Own garage or car port included ■ Train station less than 1 mile away ■ Easy access to M20 and M2
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PROPERTY
FOCUS
August 2017
AT A GLANCE
KILN VIEW PETER’S VIEW, WOULDHAM
£380,000 - £464,000
Wouldham & Chartwell
Kiln View n Kitchen with modern fittings and base units n Bathroom n Gas fired central heating with thermostatically controlled radiators n Three or four bedrooms n Double glazed windows
CONVENIENTLY LOCATED TRADITIONAL PROPERTIES Community of new buillds designed for the daily rigours of modern life - combining durability with contemporary and comfortable living. For sale through Orbit Homes 0845 5578732 www.orbithomes.org.uk
homes portfolio: NEW HOUSES MULBERRY PLACE CHARTWELL
£579,995
AT A GLANCE Mulberry Place n Kitchen/dining area n Lounge n Family area n Study n Cloakroom n Master bedroom with en suite and balcony n 2/3 further bedrooms n Bathroom
THREE/FOUR BEDROOM DEVELOPMENTS
ARRANGED OVER THREE STOREYS
Stylishly designed detached new builds with the addition of a third floor seating area and an integral double garage. For sale through Pentland Homes 01797 36115 www.pentlandhomes.co.uk
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August 2017
WHYBOURNE CREST TUNBRIDGE WELLS
PROPERTY
£3,250 PCM
FOCUS
Available 01/09/2017
Tunbridge Wells
AT A GLANCE Whybourne Crest n Detached house n Popular location n 5 bedrooms n Master suite n Spacious kitchen n Breakfast area n Sitting room n Stunning views n Large garden n Garage n Dining room n Family bathroom n Family shower room
FIVE BEDROOM PROPERTY
SITUATED IN QUIET CRESCENT This family property boasts an attractive garden, garage and driveway as well as being recently extended internally on two floors. For let through Hamptons International 01892 313000 www.hamptons.co.uk
homes portfolio: LETTINGS SPACIOUS APARTMENT JUST A
SHORT WALK FROM TOWN Accomodation with living space including a large reception room, and two double bedrooms with one en suite and a further bathroom.
AT A GLANCE
For let through Hamptons International 01892 313000 www.hamptons.co.uk
n Large reception room
n Parking
n Separate kitchen
n Few minutes’ walk from the
n Two double bedrooms (one
with en suite) n Modern family bathroom n Further bathroom
town centre and station
n Council tax band C n Admin fees of £325 for up to
two tenants
WOODBURY PARK ROAD TUNBRIDGE WELLS
£995 PCM