On April 6th the government changed the rules for Energy Performance Certificates – it is now illegal not to include an EPC within 28-days of marketing a property for sale. Here at Philip James Partnership we will need proof that an EPC has been commissioned BEFORE we can market a property for sale and non-compliance penalties range from £200 for a residential property to £5000 for a commercial property, depending on rateable value

THE FIVE NEW EPC RULES

RULE 1: Before a seller places their property on the open market they must commission an EPC. This new rule covers all properties including residential homes, commercial properties and holiday lettings.

RULE 2: An EPC must be available to view within 7-days of the property being placed on the market. Before 6^th April 2012 the deadline was 28-days. If an EPC is not produced within 7-days the vendor has 21-days to secure it. If the EPC is still not produced after this time a penalty charge will be incurred.

RULE 3: The first page of the property’s EPC must be physically attached to the sale particulars. Again this includes all commercial and holiday properties. If a property address is omitted from the sale particulars it may also be omitted from the EPC

RULE 4: An estate agent must check that an EPC has been commissioned before it can market a property for sale. The agent will require proof of commission, should they need to show it to EPC enforcement officers

RULE 5: All EPCs Air-conditioning reports must now be placed in a central government register

When TV stars Phil Spencer and Kirstie Allsopp came to Manchester to film a new episode of Location, Location, Location they called Philip James Partnership for help. Claire Blezard talks about the week she spent with Phil and Kirstie:

“One morning I received a call from the Assistant Producer of Location, Location, Location. He was looking for a 2-bed city centre conversion for around £250,000 and had seen the perfect property on our website. Piccadilly Lofts was a large warehouse conversion in the heart of the Northern Quarter and he thought it would be perfect for the show.

LOCATION MANCHESTER: Phil and Kirstie arrive in Manchester and call Philip James Partnership for help

YOUNG LOVE: First-time buyers David and Ashleigh

Never one to miss a trick, I offered to show them another conversion we’d taken on just a few streets away. So on a cold February morning I met the crew on location and showed them the apartment they wanted in Piccadilly Lofts and the one I recommended in Jackson’s Warehouse. The viewing went well but a few hours later a colleague of mine sold Jackson’s Warehouse and the producers told me they were seeing 10 other properties with other agents. I didn’t think I’d hear back from them but a few hours later I got a call.

The show’s two stars, a young couple from Manchester called David and Ashleigh, were viewing three short-listed properties; a modern 2-bed apartment at No.1 Deansgate , a Victorian duplex in Salford’s Model Lodging House, and our property on Dale Street.

THE MODEL LODGING HOUSE: Ashleigh loved it, David wasn’t so sure

NO.1 DEANSGATE: David was disappointed, the rooms were too small

GOOD PRICE: Our apartment in Piccadilly Lofts was priced below the £250,000 Stamp Duty threshold

CHEAP: Ashley is shocked at the price – it was nearly £40,000 under budget

HEART TO HEART: Kirstie wants to know why David loved the apartment

The following day David and Ashley came to our Deansgate office and the camera crew filmed them looking at properties through our window. I got a sneaky feeling they were about to make an offer so I sat by the phone for a few days and then out of the blue the producers called; Kirstie would be ringing me to discuss the offer and it would be filmed… live!

SHE’S ON THE PHONE: Kirstie chats to Claire and tries to do a deal

Filming began with David and Ashleigh sitting in a cafe near the property. Kirstie told them she was going to ring me and wanted to know what offer they’d like to make. David said he’d like to go in under £210,000 but Kirsty was unsure. Because I already knew Kirstie was going to ring me, I’d spoken to the vendor earlier and agreed the lowest price he’d sell for. He said £208,000 so when Kirstie rang me the bidding began.

THE DEAL IS DONE: Claire accepts £208,000 on behalf of the vendor and the deal is struck

JOB WELL DONE: The happy couple

I couldn’t believe how quickly the phone conversation went. Within 30-seconds Kirstie had put the offer forward, I’d accepted on the client’s behalf and we’d struck a deal. David and Ashleigh had secured the property at £208,000 and the property was off the market! The next day I called David and met him at the property along with his parents. He formally made the offer, used the lawyer we recommended and all parties exchanged contracts a few weeks later.

It was great to find the right place for David and Ashley, but even better to meet Phil and Kirstie!

ON LOCATION: Claire Blezard with TV’s Kirstie Allsopp

All photographs, Copyright Channel 4

Philip James Partnership is expanding their City Centre operation with a new Director and new sales staff. Rob Cuffe, one of Manchester’s most experienced property professionals has been made a company Director and will oversee the expansion.

Rob Cuffe: “This is an exciting time for the City Centre property market as we head out of recession and back to normality. We’re expanding our lettings team and creating a brand new sales team headed up by Claire Blezard and new Sales Negotiator Sarah Leach. They’ve both had years of experience in the property market and will now concentrate on transforming Philip James’ sales operation. We’re delighted to have them on board.”

Owner Philip Nolan: “Rob Cuffe has been instrumental in making Philip James Partnership one of the city centre’s leading players. Our first four years in Deansgate have been a real success and now sales are returning to the City Centre it’s time to up the ante”

Manchester City Centre Sales & Lettings, 293 Deansgate, Manchester M3 4EW
Telephone: 0161 828 8200
Facsimile: 0161 828 8202
Email: CityCentre@philipjames.co.uk

Recently we’ve changed the way we do business with our landlords; we’ve listened to our tenants, ditched the bad landlords and kept the good ones. But what makes a good landlord? We met up with professional landlord David Garner and asked him for his 10 Top Tips on how to be a good landlord…

1. TREAT EVERYONE EQUALLY
Whether your tenants are commercial, domestic, students or professionals, everyone should be treated equally. It doesn’t matter if you’re renting a one-bedroom flat or a multi-million pound leisure centre, you should be treated with the same respect and courtesy

2. SORT OUT YOUR PAPERWORK
Make sure all your paperwork is completed properly at the beginning of a tenancy and you’ll save headaches down the line. Tenants should be properly referenced and inventories and deposit details given to all parties. The more transparent you are the better your relationship with your tenant will be

3. USE LOCAL KNOWLEDGE
The key to successfully letting your property is finding the right local agent. An in-depth knowledge of the local market is invaluable. Work closely with the agents and ensure they understand the standards you wish to maintain

4. UNDERSTAND WHAT A CUSTOMER IS
Treat your tenant as a customer, not as someone you do business with

QUALITY: One of David’s properties in Chester

5. DON’T MOVE, IMPROVE
As a landlord it’s not just important that you maintain your property, you should aim to improve it too. Managing agents can help with this by monitoring the property and suggesting upgrades and fixes along the way. The sooner the job is done the better.

6. THINK OUTSIDE THE BOX
Remember that the outside of your property is as important as the inside. Tenants are less likely to look after gardens and communal areas than owner-occupiers, so keep on top of the externals.

7. WOULD YOU LIVE IN YOUR PROPERTY?
My golden rule of investing is whether I’d live there myself. If I’m not prepared to live in a property myself then I won’t offer it for rent. I often buy property that requires refurbishment and will generally undertake the works immediately – nobody wants to live in a house that’s less than perfect

8. DON’T FORGET IT’S A TWO-WAY STREET
Even though your tenant is your customer, it’s a two-way street. If you keep your side of the bargain as a landlord, you should expect the same high standards in return from your tenants. And if you have any problems, make sure you use your managing agent to mediate

9. TRY AND ALWAYS GIVE BACK DEPOSITS
There’s an urban myth going around that most landlords do everything they can to keep a tenant’s deposit at the end of a tenancy. The reality couldn’t be further from the truth. If you’ve kept a tenant’s deposit then you’ve failed as a good landlord

10. LISTEN TO YOUR TENANT
Property is a learning curve for everyone, even experienced landlords. So always keep an open mind to suggestions from tenants and managing agents, and try to be constructive on how you can improve as a landlord. The moment you become complacent, you’ve let your eye off the ball

Award-winning developer and landlord David Garner began his career as a property negotiator before embarking on further education to study Property Law & Economics. Since the late 1990s David has been running Candover Projects, an investment and development company which recently won an RIBA award for their conversion of a historic building in Chester. David is one of Philip James’ most trusted and progressive landlords, taking a keen interest in tenants rights, ethical development and quality investments

When you hear the words ‘Student Property’ what’s the first thing that comes to mind? A run-down fleapit? Many student properties in Manchester are un-loved and poorly-maintained but it doesn’t have to be that way. Here at Philip James we understand the student market is changing so we’re changing with it.

Last year’s controversial rise in tuition fees has resulted in an 8% drop in University applications for 2012. Combine that with a notable rise in students renting professional houses and city centre apartments and you’ll appreciate why run-down flea-pits have to be a thing of the past.

GOODBYE ROGUE LANDLORDS

Over the last few years we’ve been working closely with our student landlords, helping the conscientious ones improve the quality of their properties whilst putting pressure on reluctant landlords who think only crucial repairs important. Here at Philip James we believe every repair is important and our dogged determination to weed out rogue landlords has paid off. The quality of our student houses has improved ten-fold and complaints from students significantly reduced.

But it’s not always plain-sailing. Sometimes landlords tell us they’re arranging the works themselves, only for us to find out at a later date that nothing has been done.  This negligence from landlords results in a tidal wave of complaints and tenants seeking compensation. This can be stressful for all parties and lead to current tenants telling future tenants how bad their landlord is. And if you think this is disastrous for us, just think what it means for the landlord. Their property stays empty for the following academic year, empty houses fall into disrepair and the cycle continues.

OUR “RAPID FIX” PLEDGE

So what can we do to stop it? Firstly we make landlords understand how important maintenance is by managing their properties for them. Then we are able to rapidly dispatch our army of painters, plumbers, plasterers, electricians and other contractors to fix any problem that may arise. If it’s urgent we’ll fix in it 24-hours, if it’s general maintenance we’ll aim to get it done within 10 days.

We make regular inspections to ensure repairs have been carried out to a high-standard and we make sure the property is being kept in a good condition by the tenant.

It’s important that all jobs are carried out in reasonable time and at a reasonable price. By making sure the majority of jobs are invoiced within 10 days we help landlords stay on top of their accounts and avoid unexpected bills months down the line.

TWO STRIKES AND THEY’RE OUT

We receive over 1,000 urgent calls every month, so it’s important we keep a tight ship inside and outside the office. We regularly check the quality of our contractor’s work and if it’s sub-standard we make sure they rectify the problem. If the same issues arise again we stop using them. It’s as simple as that. We don’t tolerate poor workmanship and we don’t employ contractors who fail to meet our standards and timescales.

It’s a pretty tried and tested formula. Keep your property in tip-top condition and students will take care of it. Leave it to fall apart and they won’t. And it’s not just the big jobs like plumbing and electrics; it’s the small jobs like torn wallpaper and peeling paint. Look after the minor issues and your tenants will look after your house.

If your existing tenants are happy, they’ll tell future tenants what a great landlord they have. And then everybody’s happy. And so are we.

Pete Flood runs Philip James busy maintenance department. If you need advice about looking after your property call him on (0161) 448 1111

We’ve got some great property bargains in our January sale, from trendy loft apartments to luxury houses. And with prices slashed and starting from just £84,950, it’s great news for everyone. To view any of the properties below, call Philip James Wilson today on (0161) 431 5556

Green Pastures, Heaton Mersey
** NOW £405,000 **
SUBSTANTIAL EXECUTIVE FAMILY HOME, superbly located on a quiet development, close to Heaton Mersey, Didsbury and all major commuter links. The property in brief detail comprises: entrance porch, hallway, separate downstairs WC, cloakroom with access to integral double garage, fitted kitchen, spacious lounge/dining area, study, conservatory with access to private rear garden. The first floor comprises: master bedroom with en-suite, shower room and a further three good sized bedrooms with play room/fifth bedroom, large family lounge with balcony. Further benefits include, large double garage, extensive, private rear garden, gas central heating, double glazed. This property would suit a large family and we highly recommend viewing so that the property be fully appreciated
Click here >

Mahood Street, Edgeley
** NOW £105,950 **
THREE BEDROOMS, GREAT LOCATION CLOSE TO ALL AMENITIES, SENSIBLY PRICED. VERY MOTIVATED SELLER. We are delighted to bring to the market this immaculately presented three bedroom, mid terraced property. Ideally located, close to local shops, railway station, Stockport town centre and all major commuter routes, the property in brief comprises: lounge room with feature living flame fireplace, separate dining room, fitted kitchen. The first floor comprises: double bedroom, family bathroom and two additional good sized bedrooms. The property further benefits from being fully gas central heated, a cellar room offering useful storage and offering potential for further development, permit parking, front and rear garden. Sensibly priced, three bedrooms, great location, an early viewing is highly recommended.
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Cannock Drive, Heaton Mersey
** Now £106,000**
Philip James Wilson are delighted to offer for sale this charming two bedroom ground floor apartment situated within this retirement block, the property is ideally suited with easy access to communal room, warden and laundry room via a lift, this particular unit is on the ground level from the main entrance, yet is on level three so is elevated well above ground level. It comprises; entrance hallway with video intercom, lounge with space for dining table, fitted kitchen, modern shower room with spacious easy access large shower cubicle, airing cupboard, two good sized bedrooms with the main bedroom benefiting from a fitted bedroom suite. The property also benefits from recent upvc double glazing, electric storage heaters, off road parking, live in warden and active community.
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Cannock Drive, Heaton Mersey
** Now £85,950 **
A larger style two bedroom ground floor / Level 3 retirement apartment situated in this ever popular location close to local bus routes ideal for access to Didsbury and Stockport. The property in more detail comprises; communal entrance hallway, secure video entry system, inner hallway, two double bedrooms, built in storage cupboard, shower room, spacious lounge diner, modern fitted kitchen with integrated oven, hob and extractor. There is also a communal lounge for functions, dining and meetings, laundry room, drying area, landscaped gardens and off road parking, house manager. Vacant possession – over 55′s.
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Mouldsworth Avenue, Heaton Chapel
** Now £211,500 **
Philip James Wilson are pleased to bring to the market this deceptive, extended, four bedroom semi-detached property conveniently located in a quiet cu-de-sac in Heaton Chapel. With close access to local schools, amenities and major transport links, the property in more detail comprises; entrance hallway with access separate WC and dining room, open plan through to galley style kitchen and through to extended breakfast/kitchen area, open archway to living room with access to first floor, open into lounge area with patio doors to rear garden. An open stair case leads to the first floor which benefits from two double bedrooms, a generous sized third bedroom, with a single fourth bedroom and family bathroom boasting separate shower recess. Further benefits include double glazing, gas central heating, off road parking for a number of vehicles a single stand alone garage, front and rear gardens.
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Wilton Street, Reddish
** Now £84,950 **
TASTEFUL and STYLISH. This period mid-terraced property stands out from the norm and will please all who view. Perfectly located in a popular location the property in detail comprises; entrance lobby, dining room with feature fireplace and recessed book cases, living room with open stair case, extended modern kitchen and modern fitted bathroom. The first floor comprises two double bedrooms. Further benefits include; gas central heating, double glazing and rear courtyard. VIEWING STRONGLY RECOMMENDED
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Somers Road, Reddish
** Now £110,950 **
A substantial 3 bedroom extended semi-detached property in a popular location. Benefiting from a good sized rear garden this is an ideal family home. The property in more detail comprises; entrance hallway, lounge with feature fireplace, open plan dining area, modern fitted kitchen, rear hallway, understairs storage cupboard, utility cupboard, ground floor spacious bathroom with shower over bath. The first floor comprises; landing, three well proportioned bedrooms with the master having a walk in wardrobe. The property also benefits from gas central heating, alarm system, upvc double glazing, on street parking, spacious rear lawned garden with storage shed. The extension is full width single storey to the rear
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Greg Street, Reddish
** Now £112,950 **
Nicola Siddiq is delighted to offer to the market this immaculate two double bedroom period mid terrace property spread over four floors and located opposite South Reddish park. The property comprises; walled front garden, lounge with stairs to first floor, dining room with access to cellar, open plan to modern fitted kitchen and patio doors to enclosed lawned rear garden. The first floor comprises of a double bedroom with feature fireplace, modern fitted three piece bathroom with shower over bath, landing/study area with stairs to second floor loft area. The property also benefits from gas central heating, upvc double glazing and on street parking.
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Houldsworth Street, Reddish
** Now £100,950 **
An immaculate one double bedroom first floor apartment situated within this award winning Mill conversion complete with on site gym, concierge, bike room, lifts and secure entry system. The property comprises; entrance hallway, sep w.c, utility cupboard with pressurised hot water cylinder and plumbing for washing machine, fitted kitchen with built in dishwasher, oven, hob, and extractor, substantial window to front aspect, bedroom with plenty of space for wardrobes, en suite bathroom with shower over bath. In addition the property offers electric heating, double glazing and oak flooring and allocated secure parking.
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Alden Walk, Heaton Chapel
** Now £94,950 **
A genuine REFURBISHMENT OPPORTUNITY exists with this conveniently located three bedroom, mid-terraced property, offered to the market with NO VENDOR CHAIN. The property in brief detail comprises: generous lounge/dining room, spacious kitchen/diner, utility room and ground floor separate WC. The first floor comprises: two double bedrooms with a good sized single bedroom and bathroom. Further benefits include front and rear gardens, pedestrian only frontage, gas central heating and double glazed windows throughout.
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Waterhouse Way, Reddish
** Now £103,950 **
A contemporary third floor flat with panoramic views, with lift access, situated in the award winning development Houldsworth Mill close to the motorway network. The apartment is situated on the most popular and sought after aspect of the mill with extensive views across Manchester. The property in more detail comprises; spacious hallway currently used for office/study area, stylish three piece bathroom with shower over bath, spacious bedroom with brick arched vaulted ceiling, lounge with dining area, exposed brick and feature beams, modern fitted kitchen with integrated oven hob and extractor with space for washing machine and fridge freezer, built in airing cupboard, external lockable double height storage cupboard. Double glazing, electric storage heating, economy 7, laminate flooring, sky point and secure parking.
Click here >

Looking for a student property but tired of getting on the bus and trekking around endless houses? Then let Philip James Partnership take care of you! We know how time-consuming it is looking for the right place to live, especially when you’re part of a large group, so we’ve invested in a large 10-person truck to ferry you around.

We’ll pick you up in our Monster Student Truck, driven by Stacey the Ice Road Trucker, and transport you from property to property whilst keeping you nice and toasty warm in these sub-zero temperatures. And when you’ve found the perfect property, we’ll drive you back to our office and sort out all the paperwork … job done! And because nobody loves their students more than us, we won’t charge you ANY admin fees. Nothing. Nada. Zilch

To hop on board the Philip James Truck, call our Withington office on (0161) 434 5009 and we’ll get you booked in.

RECOMMEND A FRIEND AND EARN £25!
If you recommend a friend to Philip James and we successfully let a property to them we’ll give you £25! Call us on (0161) 434 5009 to find out more

NO AGENCY FEES
Life as a student is tough enough, so we never charge agency fees – saving you hundreds of pounds. To search for your perfect student property click here

Philip James Partnership, 412 Wilmslow Road, Withington,
M20 3BW

http://www.philipjames.co.uk/student-lettings.php

Telephone: 0161 434 5009
Facsimile: 0161 434 3058
Email: Student@philipjames.co.uk