Property Gold: What are you really paying an agent for?

Property Gold is a monthly column written by independent bespoke property consultant, Alex Goldstein. With more than 17 years’ experience, Alex helps his clients to buy and sell residential property in some of the most desirable locations in Yorkshire and beyond. This month, Alex explains what an estate agent is really paid for.

 

 

The sceptics out there will say this sounds like an oxymoron; however it has never been more important to have a rock solid agent that is correctly remunerated to keep their motivation.

Let’s be clear about something – getting your property on to the market with high quality photographs, floorplans, brochure and web entries is easy. You do not need to be the best agent to do this.

Matters then step up a gear when it comes to viewings and the general administration of your sale. Again, you do not need to be a great agent for this.

So where then does your estate agent commission go and what are you actually paying for? The answer lies with once you have found a buyer, or you think you have found a buyer.

Current property law means that a buyer or seller can withdraw from a transaction at any point up until the point of exchange, without any financial penalties or otherwise. It is therefore vital to keep the time between Under Offer and Exchange as tight as possible, whilst ensuring you are agreeing terms with a reliable party.

Importantly, do remember that getting the best offer from a buyer doesn’t necessarily mean running with the person who puts forward the most amount of money. One has to weigh this up with the reliability and security of the buyer – in other words, will we transact with this buyer or not?

An experienced agent will instinctively know the tell-tale signs if a buyer is serious, get the most money from them without pushing too far and losing them, ensure the foundations of their offer are robust, plus know where the monies are coming from and the situation behind the façade.

Whilst the Yorkshire market continues to charge along for the time being, getting from Under Offer to Exchange of Contracts remains incredibly demanding – arguably the most difficult I have known it in 19 years.

One of the main reasons for this is the length of time everything takes. Keeping the attention of buyers and sellers during this time, whilst pushing conveyancing solicitors and the several other associated professionals in the right direction, plus keeping timeframes to an absolute minimum in order to reach Exchange is a tall order.

If the sale falls through, then it is the buyer and seller who pick up the pieces. The extra often notional amount of money on agents’ fees, will mean that your transaction gets over the line first time and on time.

Your agent needs to have the time, experience, detective skills, relentless persistence and clout in order to see transactions through. After all, going Under Offer is only step one.

If you have any comments or questions for Alex, please feel free to contact him on alex@alexgoldstein.co.uk.

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‘Nerve wracking’ decisions for Harrogate International Festivals

Harrogate International Festivals has said the lack of certainty around the roadmap has dampened its confidence and raised questions about future events.

The four-week delay to the roadmap means Harrogate International Festivals (HIF) is having to decide whether to gamble or play it safe.

The charity’s headline event, Theakston Old Peculier Crime Writing Festival, is set to go ahead from July 22 which is three days after the new date for the end of restrictions.

So the HIF faces a dilemma – does it stay with a smaller event in line with current restrictions or does it gamble on all restrictions being over by then and sell more tickets.

But without insurance to cover any losses another change to the roadmap could mean HIF loses its investment.

With a “significantly lower” number of tickets sold and the extra costs to make it covid-safe, the event is already expensive for the charity.

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Sharon Canavar, chief executive said:

“I’ve been nervous since we went back into lockdown in December. We didn’t really trust the June 21st date so we’ve set up the festival in line with restrictions from May 17th. But now we have to decide whether to stick with what we have or expand capacity. It’s nerve wracking making these decisions.”

HIF isn’t alone with many event companies, across the country, having to make difficult decisions.

Ms Canavar said it will wait for government assurances before adjusting its tiered ticket structure to increase capacity.

Could Harrogate get its first bus lane?

Harrogate’s first bus lane could be built on Leeds Road from Pannal towards the town centre, according to North Yorkshire County Council.

The council has had long held ambitions to build a park and ride scheme in Pannal to reduce traffic and ease congestion.

Land near Pannal Golf Club and near Buttersyke Bar roundabout south of Pannal have been identified as potential sites for the park and ride.

A key factor in the location is that it is on the 36 bus route that runs regularly between Leeds and Harrogate. Leeds Road is one of the main routes into Harrogate.

Cllr Don Mackenzie told the Stray Ferret that creating bus lanes in Harrogate town centre itself would be a “struggle” due to the road layout.

He added one could be built on parts of Leeds Road if the park and ride proposal comes to fruition but stressed the plans were still at an early stage.

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Meanwhile, the council is putting together a bid for a share of the government’s £3bn investment in bus services that is part of its National Bus Strategy.

The government has told all councils to publish a Bus Service Improvement Plan before November.

Speaking to the Local Democracy Service earlier this week, Cllr Mackenzie, said:

“In Harrogate we’re looking at park and ride, which will involve a bus contract, and we’re looking at bus priority systems such as bus lanes. So the National Bus Strategy just gives us an extra incentive to press on.

“We would be totally supportive of avoidance of the motor car and reliance upon public transport, whether that is road or rail or sustainable transport with a bit more walking and cycling.”

Live: Harrogate traffic and travel

Good morning and happy Friday, I’m back this morning with updates every 15 minutes on the road and rail links you rely on in the morning.

It’s Leah with you today.

Temporary traffic lights, train delays and traffic hotspots are all included in our blogs, brought to you by The HACS Group.

If you are experiencing delays, and it is safe to do so, please let us know or social media or call 01423 276197.

9am – Full Update

That’s it from me this morning, I will be back with you from 6.30 on Monday, with updates every 25 minutes.

Roads

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Traffic is building in these areas:

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Buses

8.45am – Full Update

Roads

The roads are starting to get busier this morning, keep checking back for today’s traffic hotpots.

Traffic Hotspots:

Traffic is building in these areas:

Temporary traffic lights are in place here:

Trains

Buses

 

8.30am – Full Update

Roads

The roads are starting to get busier this morning, keep checking back for today’s traffic hotpots.

Traffic Hotspots:

Traffic is building in these areas:

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Trains

Buses

 

8.15am – Full Update

Roads

The roads are starting to get busier this morning, keep checking back for today’s traffic hotpots.

Traffic Hotspots:

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Buses

 

8am – Full Update

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The roads are starting to get busier this morning, keep checking back for today’s traffic hotpots.

Traffic is building in these areas:

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7.45am – Full Update

Roads

The roads are starting to get busier this morning, keep checking back for today’s traffic hotpots.

Traffic is building in these areas:

Temporary traffic lights are in place here:

Trains

Buses

 

7.30am – Full Update

Roads

The roads are starting to get busier this morning, keep checking back for today’s traffic hotpots.

Traffic is building in these areas:

Temporary traffic lights are in place here:

Trains

Buses

 

7.15am – Full Update

Roads

The roads are looking clear so far this morning, keep checking back for today’s traffic hotpots.

Temporary traffic lights are in place here:

Trains

Buses

 

7am – Full Update

Roads

The roads are looking clear so far this morning, keep checking back for today’s traffic hotpots.

Temporary traffic lights are in place here:

Trains

Buses

 

6.45am – Full Update

Roads

The roads are looking clear so far this morning, keep checking back for today’s traffic hotpots.

Temporary traffic lights are in place here:

Trains

Buses

 

6.30am – Full Update

Roads

The roads are looking clear so far this morning, keep checking back for today’s traffic hotpots.

Temporary traffic lights are in place here:

Trains

Buses

 

Harrogate Convention Centre events still on despite lockdown delay

The first events back at the Harrogate Convention Centre are still set to go ahead despite the lockdown delay.

Home and Gift Buyers Festival and the Manchester Furniture Festival will both be in the convention centre from July 18 to July 21.

It will mean the event will run for one day before the coronavirus restrictions are potentially eased on July 19.

Clarion Events, which is organising the events, has said it is working closely with local authorities to ensure it is safe.

Visitors will be asked to provide a negative lateral flow coronavirus test on the door or proof of double vaccination and wear a face mask.

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There will be wider aisles, increased ventilation and daily cleaning regimines to try and prevent the spread of coronavirus as well.

Entry to both the Home and Gift Buyers Festival and the Manchester Furniture Festival is free. Visitors will need to register attendance here.

Show director Russell Rule said:

“With the backing of our key customers, venue, and local authorities, we can see that the appetite and enthusiasm is there for an in-person buying and selling event.

“There is great excitement from both exhibitors and visitors to reconnect in Harrogate.”

Birstwith Show cancelled due to covid uncertainty

The organisers of Birstwith Show have cancelled this year’s event due to uncertainty over the lifting of lockdown restrictions.

The event, which has taken place most years since 1867, had been scheduled to return on July 31.

Traditionally held on the last Saturday in July, the village event attracts up to 2,000 people and is one of many country and agricultural shows in the Harrogate district.

However, organisers have now decided to cancel the show for the second year running due to concerns over health, logistics and the extension of social distancing restrictions.

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A post on the Birstwith Horticultural Society Events Facebook page, said the organisers would not be able to know if it would be legal to put on the show until a week beforehand.

It added:

“Our decision was based on several points, first and most importantly the health of the community and those who would be visiting the village. 

“There was also the logistics of what would be needed to be put in place to keep everyone safe. 

“And lastly we would have only one week notice from a government announcement whether we could go ahead or not. 

“This would not be fair to those supporting us, the acts, marquee, food and drink suppliers etc. It also normally takes a year to plan the event in normal times, with the ever changing rules and regulations one week would just not be possible.”

The show is the latest to be cancelled due to covid.

Both Tockwith Show and Ripley Show organisers cancelled the events earlier this year.

Masham Steam Engine and Fair Organ Rally has also postponed its event this year amid the uncertainty.

However, the Great Yorkshire Show announced yesterday it will go ahead next month.

The event had been in doubt following the government extending social distancing restrictions until July 19.

Weeton Show is also set to go-ahead as planned next month.

Paula Harper, chair of the show, said: 

“Weeton Show 2021 was planned from the outset under the restrictions in force at the time –  pre-purchase of tickets, masks when inside, social distancing, hand sanitisation and so on – and we continue to plan for a covid safe show.

“We are working closely with local authorities and for this year only the show will be scaled down, so that more of it will be held outdoors and certain competition sections will have fewer classes than usual.”

Mayfield Grove: crime concerns to be aired this afternoon

Police and council officers are holding a drop-in session this afternoon to address concerns about crime and anti-social behaviour around Harrogate’s Mayfield Grove.

People on Mayfield Grove and nearby Mayfield Terrace, Strawberry Dale, Nydd Vale Road and Nydd Vale Terrace have long-term concerns about criminality in the area, which is just a short walk from the town centre.

North Yorkshire Police and Harrogate Borough Council issued a three-month closure order on 38 Mayfield Grove in March.

The authorities can apply to a court for a closure order on a premises if they have concerns about antisocial behaviour and criminal behaviour.

With the order expiring this month, a letter sent to homes in the area said today’s outdoor community engagement drop-in session would enable police and council representatives to talk to residents “regarding 38 Mayfield Grove, the closure notice and future steps”.

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It is being held from 4pm to 6pm on the green triangle of land between Mayfield Grove and Mayfield Terrace.

A summit involving police, council officers and residents’ representatives was held in March.

One resident, who asked not to be named, said the area had been quieter since the closure order but they remained concerned about problems merely shifting from house to house in the area.

They added:

“I’ve felt safer over the last few months but am now worried for my safety and the safety of my children.”

Paul Ivison, who is setting up a Mayfield Grove and Mayfield Terrace residents association, said the main issues included drug dealing, speeding cars, parking and dog fouling.

A man died at 38 Mayfield Grove in March. Another man is awaiting trial for murder.

 

Two in hospital after armed police incident in Bilton

Two people are being treated in hospital after an incident involving armed police on Woodfield Road in the Bilton area of Harrogate today.

Officers were called to Woodfield Road after being alerted to a disturbance in a council flat close to Woodfield Community Primary School before 7am.

Police put a cordon in place and a long stretch of the road was closed until a man was led away at about 10.10am.

North Yorkshire Police has now said a man in his 30s was arrested on suspicion of affray.

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It tweeted this afternoon:

“A man in his 30s has been arrested on suspicion of affray and has been taken to hospital for treatment.

“A woman was also taken to hospital with an injury to her hand.

“The cordon has now been lifted and the road has reopened.”

Bilton shocked after four-hour armed police incident

People in Bilton have spoken of their shock after the suburb became the scene of a four-hour armed police incident this morning.

Officers were called to Woodfield Road after being alerted to a disturbance in a council flat close to Woodfield Community Primary School.

A large stretch of the road was closed amid reports of a man behaving erratically in a first-floor window.

Crowds gathered to watch about half a dozen armed police officers, protected by a shield, stand in a garden outside the flat. An ambulance was also on hand.

Police were seen talking to the man, who was leaning out of the window.

A nearby resident on Woodfield Road, who asked not to be named, said they became aware of the commotion at about 6.30am and police arrived after it got louder. She said:

“There were loads of police. It was a worrying incident.”

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A workman in the area told the Stray Ferret he arrived in the area at 7.30am and was shocked to see about eight police vehicles and an ambulance.

“There was a guy throwing stuff from a window and shouting, and a lot of police cars moving about. It was shocking.”

A police cordon was erected as more and more people began to gather on the street to watch the drama unfold.

North Yorkshire Police issued a short statement saying a police negotiator was at the scene and the public were not thought to be at risk.

Eventually, at about 10.10am, a man was escorted by police into a van and the road reopened, bringing a tense and dramatic morning to a conclusion.

A man is led away by police on Woodfield Road

A man is led away by police on Woodfield Road.

Armed police have been talking to a man at a house in Bilton this morning.

Armed police outside the flat.

Police officer stands next to the cordon at Woodfield Road this morning.

Police officer stands next to the cordon at Woodfield Road this morning.

Woodfield Road was closed by police.

Woodfield Road was closed by police.

 

Man arrested after four-hour police incident in Bilton

A man has been arrested on Woodfield Road in Bilton after reports of knives being thrown out of a window.

North Yorkshire Police, including armed officers, were been to the scene at around 6am this morning.

A cordon was put in place to allow emergency services and a negotiator to speak to the man.

Seven police vehicles were called to the street this morning and officers had to divert residents and traffic down Elm Road. The road remains closed between Elm Road and Skipton Road.

Local residents told the Stray Ferret they are “shocked” by the incident.

North Yorkshire Police has released a statement, earlier this morning, saying:

“We’re currently at the scene of an ongoing incident on Woodfield Road in Bilton. A cordon is in place to allow emergency services, including a police negotiator, to respond.

“Please avoid area until further notice, the wider public are not believed to be at risk. We will provide an update when the cordon has been lifted.”

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