Property TV Property Question Time S1 Ep29

Gemma Forte: Hello and welcome to Property Question Time. The show where you get to ask your question to our panel of industry experts. And today’s no exception. We’ve got three fantastic experts here to join me.
First up, we’ve got Satyen Lakhani who is a director of Market Invest. Then we have Tomer Aboody who is direct of MT Finance and Paul Mahoney, the MD of Nova Financial.
Right. Welcome, gentlemen. So, I’m gonna kick off with you Satyen. So, quite a long question we’ve got from a viewer here. And this is it.
My situation is that I’m looking to buy an investment property, off plan. A one bed flat in London on a town that will get cross rail. Prices have been increasing a lot in that area and I think the strong rental market and demand will increase.
The flat I’m looking at would be ready in quarter to of 2018. This is a very detailed question. It is a one bed but at 330,000, it’s about 10% more expensive than other one bed flats in the area because it’s a luxury flat. I was all set to buy until they told me that that flat was non-assignable. So I couldn’t sell it to someone else until I’d have completed.
My worry with this is that if I couldn’t raise the money, I’d be stuffed as I couldn’t sell it to a third party. Are there any other options.
Satyen Lakhani: Wow.
Gemma Forte: I know. It’s quite a studious question. Someone really needs your help.
Satyen Lakhani: Let’s take the main issue in that question.
Gemma Forte: Okay.
Satyen Lakhani: The question of assignable contract to non-assignable contract.
If it is non-assignable, as it says, you can’t then sell that property on.
Gemma Forte: Okay.
Satyen Lakhani: So if you’re gonna enter into something like that, you have to be pretty sure you’re gonna get the mortgage. And in anything, when you are forward purchasing, maybe a year or two … When is that complete?
Gemma Forte: Yes. Second quarter of 2018.
Satyen Lakhani: Right. Okay.
So you need to make sure that you’re … You’ve got stability in your job, in your life in terms of whatever your money expenditures are because even if you speak to … And we would recommend, speak to a financial broker. Get the advice now, but your situation may change.
So, by having a non-assignable contract really sticks you to that. There’s nothing else you can do.
So, my advice would be first of all, negotiate with the developer before you enter into any agreement. Try and get that assignable contract because by assignable it allows to transfer your rights of that property to a third party. That way if whatever situation may change, you’ve got some room to manoeuvre. And then your mortgage ability situation may change. It may even improve.
Gemma Forte: Yeah.
Satyen Lakhani: At least you’ve got options there.
Gemma Forte: Right.
Satyen Lakhani: In terms of price compared to the local market, as the question says, you’re buying a luxury property. It be new built. It’s off plan so there’s always a premium you pay for that. And in an area like Cross rail, the demand is there and if someone’s gonna rent a property, they’d rather rent a new property as opposed to a second-hand property.
So, yes. The price will probably be higher but do your research, understand what the rentals are, compare it to a new build, compare it to a second-hand property. And I’ll think you’ll find out from the figures, you’ll find out which is the best way to go.
Gemma Forte: Okay.
Satyen Lakhani: But non-assignable, be careful. Try and negotiate to get that to an assignable contract. Otherwise, don’t agree, don’t confirm and don’t exchange on it until you’ve sorted your mortgage out.
Gemma Forte: Okay. Thank you. And this is why people come here for the advice, you see. So tread with caution.
Satyen Lakhani: Absolutely.
Gemma Forte: Is the message there.
Right. Tomer, your question is so long and I’m going to have to take a deep breath and possibly have a lozenge before I start.
Right. Here we go. I’ll try and sort of [inaudible 00:03:51] here.
So this person says, “I currently own” … It’s literally an essay. “I currently own two properties I’ve purchased at market value that I’ve refurbished and let out successfully.
After doing to a four to six month overseas deployment, I’ve come back, quite a bit of cash in the bank. Being young and single” … Ready to mingle. He didn’t write that. “I’ve quite literally no personal expenditure. And instead of sending money on other stuff, I’ve decided to invest the money.”
“What I’m curious about is auctions. I’ve been to a few. I can get a mid-terraced house for between 35 to 40K at auction, which after renovating would be around 65 to 70K. I believe I can do a basic renovation for 10 to 15,000 within four to six weeks.”
“Capital-wise, I’ve got enough money for a 10% deposit on the day, admin fees and renovation costs. I’ve been looking at business and bridging loans and if I were to borrow 80% of the finance in a bridging loan, I could put the 10% deposit down, or 4K, on the day of the auction. And the other 4K from my own pocket to make up the whole 40K. That means I’ve put 8K down on my own money and borrowed 32K in a bridging loan. And then I need more money of my own and then I’d have to turn it over quickly and get a mortgage, pay the bridging loan back and then I’d have a property that’s cost to me…” Wow. “18 to 23K to buy and renovate. I’m aware of pitfalls and I’m not work shy, but I’m wondering if my train of thought on the finances is correct and realistic?”
Tomer Aboody: All right.
Gemma Forte: Did you follow?
Tomer Aboody: I did follow.
Gemma Forte: Wow. I’m not sure that I did.
Tomer Aboody: The numbers might be lost somewhere.
Gemma Forte: Yeah.
Tomer Aboody: Sounds like an experienced guy. So…
Gemma Forte: Yeah. Well it sounds like he’s done his homework. Yeah.
Tomer Aboody: Definitely, for sure.
The numbers … Okay. So, going to an auction with ready-made, kind of finance agreement, whether it’s with bridging lender or another, you know, some sort of finance house. I suppose the bridging lender because they can act quicker.
Gemma Forte: Yeah.
Tomer Aboody: That is probably the best option to go down because you’ve got … Then in your mind-set you can go bid comfortably, say, “I know I’m gonna get this property. I know in theory or actually more or less definite, that I’m gonna get the money from the bridging lender that I’m speaking to.” Then you can complete, refurbish, refinance, probably rent it out, get a refinancing and go into a buy to let mortgage.
Numbers-wise, with regards to the 80% he’s looking to borrow, and not many bridging lenders go up to that kind of level.
Gemma Forte: Right.
Tomer Aboody: A lot of bridging finance, try … Typically stop around 70%. 65, 70%. You do have other lenders going 75, 80%. Their rates might be a lot higher-
Gemma Forte: Yeah. Okay.
Tomer Aboody: … Then what the gentleman might anticipate or expect. Therefore, he has to build that into his costs before going in.
So, I suggest definitely doing your homework in more detail. Making sure that the costings in your mind actually are what’s are factual. What it’s gonna cost you, whether there is a profit at the end of the day, and whether you’re gonna be able to rent it at the right levels.
But the train of thought is definitely correct. I mean, I would definitely speak to an advisor or to a bridging lender that way he can see what kind of options are available to him. But I think at auction purchases, there’s always stuff, which is available.
Gemma Forte: Yeah. Yeah. And actually, probably, that lengthy research is a great sign, isn’t it?
Tomer Aboody: 100%
Gemma Forte: When he thought about all the figures and what’s involved.
Tomer Aboody: He’s definitely not … He’s looking to the pitfalls, looking to any particular scenarios, which might hinder him.
He looks like he knows what he’s doing. And I think the fact that he’s had to do the work, himself, I think helps with regards to minimizing the amount of working that he has to … The amount of money he has to spend on it.
But I think just making sure the research and what he can afford at the end of the day, is actually there because the loan the AltaVista is looking at, are slightly topping to what a lender can really provide.
Gemma Forte: Okay. Would you agree with that, Paul? Would you say?
Paul Mahoney: Yeah. I’d say so. I think the main thing there is making sure that you can actually get the finance. I’ve seen many cases where people have bought at auction, not realizing their committing to the purchase. And then potentially not being able to get finance.
One way of having security around that would potentially taking the bridging against an existing property so then he actually has the money.
Gemma Forte: Right.
Paul Mahoney: Where as if it was on the property he’s buying, the bridging company could say no.
Gemma Forte: Okay.
Paul Mahoney: And he’s already committed.
Gemma Forte: Yes. Yes. Yes.
Paul Mahoney: So, yeah. Making sure you can definitely get that otherwise you can find yourself in big trouble. Not only for your deposit, but for that balance because they can sue you for that.
Gemma Forte: Yeah.
Satyen Lakhani: It could … Excuse me. It could be another option for in which it’s written down. That on the properties he’s got, he could perhaps refinance those to see what he could raise on them.
Tomer Aboody: Exactly.
Satyen Lakhani: And that’ll give him some comfort.
Gemma Forte: Yeah.
Satyen Lakhani: He’s got money on that.
Tomer Aboody: He’s in a lucky position that he owns two others so he can do those.
Gemma Forte: Yeah.
Gemma Forte: There’s a few options.
Tomer Aboody: That would definitely make sense in his position. Someone else who doesn’t suppose make sure they do their research. But I think, as Paul mentioned, I think that’s a very, very good idea.
Gemma Forte: Okay.
Tomer Aboody: Because you’ve got a house which is already standing, you know the kind of values the … Ant lender will go in there, value those in advance and make sure and say, “Listen. In theory, we have got you a loan subject to you’re being able to purchase this asset, but those are secured against the other two assets that you have.”
Gemma Forte: Okay. Thank you. Thank you.
Right. Paul, I’ve got one for you and it’s a bit briefer.
I wanted to follow in my grandfather’s footsteps and develop my own property. I’ve already got my eye on a good plot of land I know I can get for a good price. What are the steps I’ll need to take in purchasing the land and to begin development on what will hopefully be my new home?
Paul Mahoney: Right.
Gemma Forte: That’s quite an exciting proposition. Isn’t it?
Paul Mahoney: How much time do we have?
Obviously, a very high level answer. There’s a lot of steps that need to be followed.
Gemma Forte: Okay.
Paul Mahoney: I’m a big believer in folks who own the outcome rather than the way of getting there.
Gemma Forte: Okay.
Paul Mahoney: And then, I suppose, the reason I say that is, does he need to develop it himself? That’s one thing just to consider first.
Gemma Forte: Yeah.
Paul Mahoney: Because eventually he can get a good property that he hasn’t had to himself and therefore, maybe, it’s an easy way of getting there. But that’s just a suggestion.
If that’s definitely what he’s doing so far as doing it himself, then of course, he’s going to have to do his research so far as the location. You know? He’s right where he wants to be. If he is, then great. He needs to go through a conveyance in order to purchase the land. He may need finance on the land. Finance on land can be a bit more difficult because obviously it’s not, you know, it’s not really property. It’s just something to be developed.
Gemma Forte: Okay.
Gemma Forte: Can you get mortgage on land?
Paul Mahoney: Well, you can but it’s a different type of mortgage.
Gemma Forte: Yeah. Okay.
Paul Mahoney: So that’s worth considering. What finance is available.
Gemma Forte: Okay.
Paul Mahoney: And I suppose, before all of that, is speaking to an architect so far as the design. A main contractor, that probably the most important thing, I’d say. Getting a trustworthy main contractor. Working out how much he wants to be involved. Is he actually going to be the developer and manage the process himself or is that going to be completely outsourced?
You know, I think we’ve all heard horror stories of main contractors not doing the right thing and taking far too long. The time thing, it is obviously time sensitive if he’s going to have finance in place. So he doesn’t want things dragging out too much, therefore cost building up, you know.
Other things that we’ve seen happen is recessions hitting whilst your through the build period. Again, that can cause major issues. So there’s … I’m not trying to be negative here, but there’s a lot to consider.
Gemma Forte: There’s a lot to consider. Yeah.
Paul Mahoney: Probably too much to cover in this short answer.
Gemma Forte: Sure. Yeah.
Paul Mahoney: But making sure that each of those steps are very succinctly planned out. He understand what he needs to do, what he needs to outsource, you know, what professionals he needs to talk to make sure he’s covering each of those bases. To make sure all that, it’s a success at the end of the day.
Gemma Forte: Yeah. Yeah.
And I think what you’re saying is, you know, from the perspective of people who’ve done this and really understand, and there’s that slight worry is that when it’s somebody’s dream, it’s like … It’s actually it’s really hard work.
Paul Mahoney: Yeah.
Paul Mahoney: A bit of a by the way comment there, is … Yeah. We meet these people like this all the time. I think potentially homes under the hammer, you know, sort of makes it look really easy.
So, making sure that he’s aware of what’s involved.
Gemma Forte: Okay.
Paul Mahoney: As opposed to just rushing in.
Gemma Forte: Yeah. Really understand the undertaking.
Satyen Lakhani: Also, again, this is his dream home. You don’t want it to be a nightmare so he should also consider another exit strategy if things go wrong. Is he buying somewhere that he can sell to someone if things don’t work out?
Gemma Forte: Yeah. Okay.
Satyen Lakhani: Think of that option as well. Add that part of your things to do list.
Gemma Forte: Great advice. Thank you so much and that little section is over. That is part one of Property Question Time, but don’t move a muscle. We’ll be back after this short break.
Hello and welcome back to part two of Property Question Time with me, Gemma Forte and my three panelists who today are Satyen, Tomer and Paul. All industry experts.
Right. In the show, occasionally we like to have a golden nugget, a little nugget of amazing advice and Paul, I’m going to pick on you. Have you got a golden nugget for us please?
Paul Mahoney: I do. I do.
We were discussing this earlier. It’s with regards to the growing value of advice.
Gemma Forte: Okay.
Paul Mahoney: When it comes to investing in property.
In the past, property investment or property purchasing for buy to let has very much been a DIY type activity. You know, people have viewed it as easy. You drop on Zoopla, you buy a property and you hope for the best.
With all the recent changes with regards to tax and mortgage service ability and your changing dynamics in the economy in locations, it’s becoming more and more important to seek advice because things have become more complex. With regards to planning for tax, planning for ownership structures, finance, and what areas will perform the best based upon various drivers. It makes sense to seek advice from somebody with experience.
Gemma Forte: Yeah.
Paul Mahoney: You know, making sure … I suppose even if you are quite good at this thing, even if you have quite a lot of experience, as individuals we’re all limited by our resources.
Gemma Forte: Yeah.
Paul Mahoney: So making sure that you are at least getting a sounding board. We all like to think we’re completely commercially mind and unemotional, but we’re emotional beings and sometimes we put on the blinkers. So getting advice, making sure you’re doing the best possible thing for you and then you have the most confidence and the most clarity as to why.
Gemma Forte: Yeah. I totally get that because years ago, it was almost more difficult not to make money. Wasn’t it? It was just sort of when property was really spiralling and it’s just not like that anymore, is it?
Much more difficult. And you hear stories of people who’ve invested and then actually it’s gone the other way is quite frightening. So yes. That makes sense to me. Get some professional advice. We like to think we’re all experts, but we’re not.
So, Satyen, I’ve got another question for you here from somebody who says, “I’m looking at buying an off-plan property, but I’m new to this kind of stuff. And I’m a little confused on who the payment/mortgage works. How does the …” This is a fair enough question. “How does the bank value the property when it isn’t built yet? Or do I just apply for a mortgage once the building is completed?”
Satyen Lakhani: That is a very good question, a very common question and no simple answer. Other than you’ve got to look at the detail. So, there’ll be a payment plan from the developer. They’ll ask for a deposit to be put down to reserve the unit. That usually is non-refundable. So be careful on that part. Are you prepared to give up, it could be I think 2,000 pounds. It could go up to 5,000 pounds. So be careful that you are okay to give that up.
Mortgage wise, yes. Take advice, as Paul said. You know, take advice from whatever angle you can get because you want to make sure you’ve got something and you’re in the position where you can apply for a mortgage and pass the mortgage questions that the lenders are gonna ask you.
Payment plan wise, you’ve put down your reservation fee and then your lawyer will start to do their work to make sure that the property is gonna be where they say it’s gonna be, the developer is who the developer says he is. Even to the point where they are gonna build this property out. And on that basis, your lawyer will give you the advice that, “Look. We’re comfortable. We can exchange on this.” And on exchange of contracts, really the norm is 10% to put down at that point.
Gemma Forte: Okay.
Satyen Lakhani: And then if it’s gonna complete when it’s off plan it could take another 12 months.
So again, you need to make sure you’re up to date with your mortgage knowledge, go back to your financial advisor, make sure they’re aware as to what position you’re at and I think … This is the hard part, but you also want to try and see who else is buying in that development. If you can find that out, it’ll give you some comfort.
Gemma Forte: Yeah.
Satyen Lakhani: As to what they are doing. So try and see if there’s a property forum or set something up. Make some inquiries. Ask the developer, “Who else is buying?”
Gemma Forte: Yeah.
Satyen Lakhani: They may not give you a name or a number, but there may be an agent involved.
So the more questions you ask, the more answers you get. And then you can make a learned decision.
Gemma Forte: Yeah.
Satyen Lakhani: Don’t just go in blind now.
Gemma Forte: I suppose there’s a little bit of time where you could change your mind as well. So during that time, just be really through.
Satyen Lakhani: Well, then the reservation fee because once you put that down, you’re not likely to get that back. So you want to make sure you’re in a stronger position before you put that down than later on.
Gemma Forte: You’re both nodding away. That seems to make sense.
Tomer Aboody: I think also, I mean, if depending on the value that you anticipated this is gonna stack up to, do your research on the local area. Is it realistic a one bedroom flat in this location is gonna go half a million pounds or is actually more the pricing, is it going to be 350, 400,000 or whatever the pricing is. I think it’s important to do your research. You know, throughout because when buy off-plan your buying it as a GDV, gross development value and then at the end of day, they might not come about. The market might not go up as much as anticipated or as much as they’re telling you will do.
Gemma Forte: Yes.
Tomer Aboody: So, make sure that are you actually … Better off sometimes to buy something ready-made now. Maybe a brand-new development which is actually already finished and all the older style property but at least you know what you’re buying.
Satyen Lakhani: I think you’ve got a wait it out. When you buy off plan, there is a risk, but that risk comes with reward that if you buy in early, when the market goes up, you’re gonna make money early.
Tomer Aboody: Yep.
Satyen Lakhani: But if you wait till it’s completed, at least you’re safe. It’s built.
Tomer Aboody: Yeah.
Gemma Forte: Yes.
Satyen Lakhani: But then you’re paying at a higher price, perhaps. So it’s getting the best out of your position you’re in really.
Gemma Forte: Okay.
Paul Mahoney: I think the information is really key in that.
Tomer Aboody: Yeah.
Gemma Forte: Yeah.
Paul Mahoney: Having the information available to you, not rushing in. The research, due diligence so that you’re making aware decision as opposed to a blind decision.
Gemma Forte: Okay. So just be informed is the message there. Thank you.
Okay, Tomer, moving on to your question. Are there any bridging companies who will do a loan for an uninhabitable, I find that hard to say, property. A derelict property. We need to borrow 55% of the hammer price until we can get a planning commission for restoration, which will allow us to get a mortgage. Verbal approval of our plans have been given by the local planning officer and the building society in question.
Tomer Aboody: Well, this is what bridging is really about.
Gemma Forte: Okay.
Tomer Aboody: So, you should be … I mean, most bridging lenders, if they truly are bridging lenders, will lend you on uninhabitable properties because if they didn’t, well, the bank might as well lend against you because it’s actually cheaper and … But it’s typically a bridging lender will come in, lend you the money in order to buy the property, maybe even do the works.
Gemma Forte: Yeah.
Tomer Aboody: Get it a habitable state where there’s a kitchen. There’s bathrooms, roof, windows, you then rent it out and refinance with a mainstream lender with one of the bigger banks.
But yeah, No. That is a true bridging style.
Gemma Forte: Kind of what they’re there for.
Tomer Aboody: That is what they’re there for and at 55% loan to value, I mean, you have a flood of lenders out there being able to assist you and good ratings. So, your rates. So definitely.
Gemma Forte: Very reassuring on that one.
Okay. Paul, what really goes into developing big scale buildings that people like myself, i.e. members of the public, are completely unaware of? That’s interesting. Yeah. Come on then. We want the behind the scenes.
Paul Mahoney: Behind the scenes on development. Again, it a fairly broad topic, but what goes into developing high scaled developments that the general public are unaware of?
Okay. I suppose finding sites, getting planning. You know, generally developers will aim for sites that might already have a good plan history.
Gemma Forte: So give me an example of something that you might change one thing into another? Right, as in a site that changes completely.
Paul Mahoney: Yeah. Well, there’s a lot of community development happening at the moment. So, generally commercial buildings, often office buildings, being converted to residential
Gemma Forte: Okay.
Paul Mahoney: In some cases, for example, in Manchester there’s a lot of cotton mills they developed into residential.
Gemma Forte: Right.
Paul Mahoney: You need to be a little bit careful there because especially more regional areas. Although lenders don’t explicitly tell you they don’t like them, they don’t.
Gemma Forte: Right.
Paul Mahoney: And so there has been some issues there associated with convert developed conversions in more regional areas, but in major cities, generally it stacks up because lenders are most concerned about demand.
Gemma Forte: Okay.
Paul Mahoney: Actually, wanting to live in them.
Gemma Forte: Because I’m interested. Sorry for interrupting. Is the demand like there’s a big shortage obviously of affordable housing, but there seems to lots of luxury flats that are made. And at certain point, will it be like we’ve got enough luxury flats. The market’s gonna have to change a bit or …
Paul Mahoney: Well, I think that’s a fairly high-level question because it depends on the location.
Gemma Forte: Okay. Yeah. Different areas.
Paul Mahoney: Whenever you look at supply and isolation in any major city, it will seem like a lot.
Gemma Forte: Yeah.
Paul Mahoney: But when you balance it out with demand, certainly in the UK, there’s a major under supply. You know?
Gemma Forte: Right. Of everything.
Paul Mahoney: Of pretty much everything, you know. I mentioned Manchester, you know, the Manchester city council says they need 5,000 new units per atom over the next 10 years.
Gemma Forte: Wow.
Paul Mahoney: There’s currently a back log of 40,000. And the average for the past five years has been 1,250. So, although there’s quite a big pipeline now in Manchester, it’s still nowhere near enough to make up the back log.
Gemma Forte: Because people are leaving London. They’re going to Manchester and just migrating to Manchester
Gemma Forte: Yeah. Yeah. Yeah.
Tomer Aboody: England’s becoming a lot smaller.
Gemma Forte: Yes.
Tomer Aboody: So they’re investing in different areas, you know. So, it’s not just all about London now. It’s like northern cities like Manchester, like, I suppose the Midlands or Birmingham, Liverpool, Leeds.
Gemma Forte: Yeah. London’s had it.
Satyen Lakhani: Even if you look at the national average, and whichever government’s been in for the last 15, possibly 20 years, they’ve been short on their target to build new build properties.
Gemma Forte: Yeah.
Satyen Lakhani: So supply is just not there at the moment and the demand keeps going up and that’s where the pricing goes up.
Tomer Aboody: Yeah
Paul Mahoney: Yeah. To throw some figures on that, the government tallies 300,000 per annum and the average for the past 10 years has been 150.
Gemma Forte: Right.
Paul Mahoney: So it’s gotten half.
Tomer Aboody: Yeah.
Gemma Forte: Yeah.
Paul Mahoney: To get that to double, you know, overnight is just not gonna happen.
Gemma Forte: But this is great news for developers, for builders, for people in that kind of industry.
Paul Mahoney: It’s good for property prices.
Gemma Forte: Yeah.
Paul Mahoney: You know, it’s hard to argue that over the mid to long term that in a market like that, that prices won’t rise because they just will. You know, under supply and over demand that it will continue to rise.
Tomer Aboody: As long as finance … Sorry. As long as financing is available.
So-
Gemma Forte: Yeah.
Tomer Aboody: … For the end buyer, for the end consumer, for the developer themselves. There’s a lot of money out there, but you want it to trickle down to the actually buyers themselves.
Gemma Forte: Quite interesting, Tomer, isn’t it though?
Tomer Aboody: Right
Gemma Forte: There’s a lot of not knowing what’s happening with interest rates going forward and everything. So many different pieces to think about.
Satyen Lakhani: I think the plus side from the developer point of view, is that even with Brexit, even with not knowing what interests rate will do, the demand still out strips the supply.
Gemma Forte: Okay.
Satyen Lakhani: That equation is not gonna go away.
Gemma Forte: Well, that’s probably quite reassuring for everybody that owns a home already-
Satyen Lakhani: Absolutely.
Gemma Forte: … As well. You know, yeah. Looking to develop not in London. Somewhere else.
Thank you so much. I found that really, really fascinating and I hope that you did too. So you must get in touch if you would like to put any questions to us here at the show, and hopefully you’ll see them on your TV soon.
So, all the information is scrolling across your TV sets right. Do get in touch. We’d love to hear from you. And in the meantime, thank you very much, Satyen, Tomer, and Paul. Thank you.

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