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The UK’s buy-to-let property market has a proven track record of delivering reliable rental returns and increasing equity; however, it’s not always easy to determine the best locations to secure the best ROI.

At CERT, we are passionate about all things property-related and provide our clients with access to our wealth of knowledge to help them select the right investment.

From pinpointing hotspots for investments to helping UK and overseas clients navigate the buying process, our team of experts are on-hand to assist throughout your investment journey.

To give you an idea of how we can assist you with your UK buy-to-let purchase, we have outlined what you can expect from the investment process:

Step 1: Reservation 

To reserve a property, you need to pay a reservation fee of £5,000. This can be done by bank transfer and the amount is deducted from the overall cost of the unit. We send you a reservation form to sign and return which will have the details of the purchase and the bank details. 

Step 2: Sales Progression Team

After reservation you will be introduced to our highly experienced sales progression team. They will be your point of contact with us and will be assisting you with your purchase up until the point of exchange of contracts. Our sales progression team will notify the developer’s solicitors of the sale and they will begin drafting contracts. They will liaise with both the developers solicitors and yours. 

Step 3: Introducing your Solicitor 

We have a panel of preferred solicitors for each individual project that our sales progression team will introduce you to as soon as you reserve a property. Our panel of preferred solicitors act completely independently of the developer and are governed by the law society. They will act solely and only on your behalf and in your best interest. Once introduced to them, you will be sent a client care pack which will require you to provide your own personal details and a number of documents to open a file for you. 

Step 4: Exchanging Contracts 

Once you have reserved a property, we will aim to exchange contracts within 28 days. Our solicitors will draft the contracts and issue them to your solicitors. During this time our sales progression team will liaise with both parties and yourself to ensure everything is done in a timely manner. At this point you will be required to transfer your funds (less your reservation fee) to your solicitors in preparation for exchange of contracts. This can all be done remotely regardless of where you reside. 

Step 5: Investor Relations

Once you have exchanged contracts, you will be introduced to our Investor Relations Manager who will then be your point of contact with us and will assist you through the build period and completion. You will receive monthly updates and construction reports detailing the progress has been made on site.

We pride ourselves on being completely transparent with all of our clients. As we are nearing completion, our investor relations manager will notify clients so that they can start preparing funds or submitting mortgage applications. We also have a panel of preferred mortgage brokers who specialise in UK finance and work with clients based domestically and internationally.

Step 6: Property Management 

Prior to completion you will be introduced to our in-house property management team and a dedicated asset manager, for the development in which you have purchased a property, will be assigned to you. Ahead of completion they will begin advertising your property and lining up a pool of tenants ready to move in so as to minimise any void periods. 

Step 7: Completion 

Both our investor relations manager and your solicitors will notify you once completion has been issued. Once this notification has been received, you will have 10 working days to complete on your property. Our investor relations manager will be on hand to assist you with this. 

Step 8: Resale

If in the future our investors should wish to sell their property, we also act as a selling agent on behalf of our clients. We will use our extensive experience and expertise to ensure we provide you with a realistic yet desirable valuation of your property. We will market your property to our highly targeted audiences across our various property channels and investor platforms and we aim to secure the best possible price for your property, in the quickest time possible. Once a sale has been agreed, you will be introduced to our sales progression team who will guide and advise you through the whole legal process, getting you to the point of completion and receiving funds.

No matter where you are in your investment journey, our experts are here to help.

Book a meeting with your property investment consultant Amy Collins to get your property related questions answered and to access our latest completed and off plan opportunities.

Latest Opportunities: Peelers Yard 

New launch: From £225,000

City Centre location

Rooftop terrace & garden

Reception & concierge services

Peelers Yard is perfect for investors interested in one of Manchester’s best buy-to-let locations. Situated between two of the most popular neighbourhoods for nightlife & culture in Manchester, Peelers Yard is ideal for modern professionals.

On the 30th June 2022, the government introduced the new Leasehold Reform (Ground Rent) Act which affects new leasehold properties sold in England and Wales.

Throughout this feature, CERT property highlights key points that existing leaseholders and prospective buyers should be aware of and how the Leasehold Reform (Ground Rent) Act 2022 will affect those considering buy-to-let investments after the enforcement date.

Click here to download the full guide to Leasehold Reform (Ground Rent) Act 2022 and Investor Checklist.

What is the Leasehold Reform (Ground Rent) Act 2022? 

The government’s Leasehold Reform (Ground Rent) Act 2022 is the first phase of Reform that has been put in place to make leasehold property ownership fairer and more affordable.

Previously, expensive and escalating Ground Rent fees caused a series of issues for investors and owners of leasehold properties, especially in scenarios where costs rapidly increased over a short period.

In some cases, owners with unfair Ground Rent provisions have found selling and mortgaging their property difficult. One of the Act’s purposes is to prevent leaseholders from becoming trapped by escalating Ground Rents, making the process more transparent for new leasehold purchases.

The Act abolishes Ground Rent for new and qualifying residential leasehold properties in England and Wales. A ‘long lease’ refers to a term of 21 years or more.

Now the Act has become law, the amount of Ground Rent on new leases agreed and issued after the 30th June can not be a value more than ‘an annual rent of one peppercorn’, which is the equivalent of zero financial value.

Historically, unfair or exponentially increasing Ground Rent fees have also caused problems for buyers purchasing Leasehold properties with a mortgage; however, introducing peppercorn rent will simplify the lending process considerably. 

To find out how this can affect mortgages, click here to download the full guide.

Essentially, the Reform has been split into two parts. The first phase deals with new leaseholds, limiting Ground Rents to effectively a zero rate and the second phase of legislation deals with existing leaseholds. There is currently no confirmed date for phase two; however, there are suggestions that it could be addressed before the next General Election (May 2024).

It is thought that the second phase of the Act will include further legislation to improve the position of existing leaseholders and is likely to establish a method to reduce Ground Rents on existing leases to a peppercorn. Plans also include the introduction of a statutory calculation to determine the cost a Leaseholder should pay to extend an existing lease.

What is the difference between Freehold and Leasehold? 

When understanding Leasehold Reform, it is essential to differentiate between Freehold and Leasehold.

Generally speaking, Freehold and Leasehold apply to the ownership of apartments or flats.

A Freeholder owns the property and the land it sits on for an unlimited period. Ground Rent is created when a Freeholder grants a long lease of a property or land. The Ground Rent provides income for the landowner (Freeholder).

A Leaseholder owns a property for a predetermined period of time as defined in their lease and does not own the land it sits on. Therefore, a Leaseholder is often liable for paying the Freeholder Ground Rent – an annual payment which varies depending on who owns the freehold and the terms outlined in the leasehold.

From 30th June 2022, Ground Rent on qualifying new leaseholds has been abolished. The Act covers the majority of new-build residential property – except in exceptional circumstances – which is excellent news for buy-to-let investors searching for a rental property.

What is Ground Rent? 

Ground Rent is a payment made by leaseholders to the Freeholder (their landlord). The amount paid is set out within the leasehold terms and is typically charged annually.

From 30th June 2022, Ground Rent on the vast majority of new leaseholds in England and Wales will be set at a peppercorn rate.

What are the benefits of the Leasehold Reform Act? 

The first phase of the Act was introduced on 30th June 2022; however, the enforcement date for retirement properties is set for 1st April 2023.

The Act is a welcomed safeguard in the industry for investors and homeowners and provides much-needed transparency, preventing leaseholders from becoming trapped by potentially escalating Ground Rent fees.

Overall, it will make leaseholders’ ownership more straightforward and fulfils the government’s commitment to set future Ground Rents at zero.

Those entering the buy-to-let market will benefit from lower costs over the long term, helping to maximise their return on investment by eliminating one of their ongoing charges.

The Act also simplifies lending for those who wish to fund their purchase with a mortgage. With onerous Ground Rent terms removed on all qualifying new leaseholds, securing funding will likely take less time and will open up a wider pool of mortgage products for borrowers.

What about Ground Rent reform on existing leases? 

The Act only applies to long residential leases agreed and issued on or after the 30th June 2022 and will not change the terms of an existing lease.

If an existing lease is surrendered and regranted, it may fall under the Act, and the new regulations surrounding Ground Rent will apply.

Adding additional land to a lease may also result in it falling under the terms of the lease. But, it’s best to seek legal advice to see how the Act applies to individual circumstances.

However, certain leases are excluded from the Act, including business leases, statutory lease extensions, community housing, and home finance leases.

What are the risks? 

There are still a few risks investors should consider. Based on our experience and market knowledge, we see three main areas that should inform your decision, depending on the type and size of your investment. Here at CERT, one of our values is transparency, so we are always here to answer any specific questions you may have. One thing to note is that there is no one answer that fits all investment scenarios, make sure you read through the points below and seek advice in case you are not experienced with such decisions.

Unfavourable Leasehold terms 

Investors entering a new leasehold investment should always purchase from a reputable consultancy or developer to prevent being caught out by unfavourable management provisions in their leasehold terms. After all, rising operational costs imposed by a Freeholder or management company will impact the profitability of your rental property investment and, in some cases, could make selling the asset harder should you wish to sell it. 

For example, with the new Leasehold Reform in place, some unscrupulous freeholders may pressure leaseholders to agree to voluntary leasehold extensions to continue existing Ground Rent arrangements. 

A two-tier Leasehold market

As the legislation does not apply retrospectively, this could create a two-tier market whereby existing leases become more difficult to sell and new leases become much more attractive. However, it is yet to be seen if this will be the case. 

No clarity on the 2nd part of the Leasehold Reform

Currently, there is no timeframe for the second part of the Reform to simplify extending a lease or make extending a lease cheaper. However, this point shouldn’t necessarily be a concern for existing owners with a long leasehold already in place. 

To find out more, download our full Leasehold Reform Guide and Investor Checklist or contact us.

2022 has been pivotal in demonstrating the country’s recovery from the pandemic. The demand for homes across the “Big Six” cities has risen compared to 2020 and early 2021, where more households left urban areas in favour of the countryside. However, 2022 has shown that the pandemic is well and truly behind us with students and young professionals returning to the cities, causing a spike in rents and property prices alike, as demand exceeds supply within cities with growing populations.

Manchester’s property market is showing no signs of slowing down as the growing population continues to boost the economy and therefore the property market. Manchester offers both owner-occupiers and investors plenty of choices.

Looking into future projections, we dive into what this means for 2023 and beyond, taking facts and figures from the UK’s top property sources.

How is Manchester’s economy performing compared to its 5 main city-region competitors?

The Big Six were responsible for contributing a combined £15.2bn to the UK economy, with their combined economies growing 22% in the last 10 years. Manchester leads the GVA growth by city, with almost 35% 10-year historic growth, and a further 25% projected growth for the next 10 years.

Manchester’s economy is driven by high-growth modern industry sectors, having strong financial services, tech and creative businesses. This is a combination of both home-grown and high-growth businesses such as The Hut Group, UK Fast, and Boohoo, and national and international businesses relocating to the city. As recently as December 2022, Starling Bank has hailed Manchester’s “deep pool of tech talent and rich cultural and creative heritage” as key to its decision to open an office in the city and is set to create up to 1,000 jobs. This is just one recent example of many major financial services and tech businesses opening or relocating to the city.Not only has Manchester had the highest 10 year historic growth, it also has the highest 10 year forecasted growth of JLL’s ‘Big Six’ cities. (Source – JLL’s Big Six Residential Development Report 2022)

The city has seen large-scale investment into infrastructure such as the ongoing Metrolink expansion with over £1.5bn spent developing and expanding the tram network within the city since 2010. The government’s Northern Powerhouse rail has also recently been reaffirmed and the £39 billion investment project will improve the east-to-west travel links in the North, contributing an estimated £14.4 billion to the UK economy.

Manchester Airport is also the busiest UK airport outside of London, benefitting from the first phase of the huge £1 billion investment with the upgrade of Terminal 2 and the airport city development. The city is also awaiting the arrival of the HS2 between 2035-2040, another £44.6 billion investment which will see travel times from Manchester to London halved.

Growing population = growing demand

Manchester led the ‘Big Six’s population growth over the last 10 years with 10.7%, as people moved north away from London in search of a more affordable lifestyle in a city that still offers big city life, with a further 100,000 people predicted to move into Manchester city centre by 2025. The city saw the highest number of people moving there from elsewhere in the UK in 2021, totalling 58,800, with young professionals making up 35,000 of this figure.Manchester has had the highest level of population growth over the past ten years (10.7%), followed closely by Edinburgh (10.5%). (Source – JLL’s Big Six Residential Development Report 2022)

Manchester gathered many accolades in 2022, with its Northern Quarter being featured on two of Time Out’s Coolest Neighbourhood Lists – coming in at number 30 on the Top 51 Coolest Neighbourhoods In The World and number 4 on the Top 12 Coolest Neighbourhoods In The UK and it’s neighbour, Ancoats, named number 21 on the Top 33 Coolest Streets In The World. National Geographic also named it in the top 25 ‘Best of the World 2023’ list, citing the city’s art scene and famous football teams, and Lonely Planet recognised Manchester in the ‘Learn’ category of its ‘Best of Travel 2023’ list, the only UK city to feature. The thriving northern city was also named the UK’s top tech city outside of London in CBRE’s latest “UK Tech Cities Report”, retaining its position at the top following previous reports in 2017 and 2019. 

It’s no surprise Manchester was also named UK’s Most Liveable City once again, according to The Economist’s Global Liveability Index 2022, making it the 28th Most Liveable City In The World, beating London by 5 places. This is an accolade the city has held each year since the Global Liveability Survey by the Economist Intelligence Unit began in 2011, where cities are ranked according to factors such as political stability, infrastructure, healthcare, graduate retention rates, and access to green space. 

Manchester has the highest graduate retention rates in England, with more than 50 percent of students who study there opting to stay after they finish uni, with almost a third of people moving to Manchester from other parts of the UK aged 20-24, and young professionals aged 20-34 making up 59% of newcomers to the city annually.Young professionals aged 20-34 make up 59% of newcomers to the city annually. (Source – JLL’s Big Six Residential Development Report 2022)

Job opportunities continue to rise

Manchester employment has seen a 32% growth in employment over the last 10 years, almost twice nearly all the other cities. As more businesses come into the city, the demand skyrockets for people to work in industries such as tech, logistics, banking, and property amongst others, with 80 of the 100 Financial Times Stock Exchange’s companies having offices in Manchester. Manchester is also the European headquarters for companies like Brother and UAE firm Etihad Airways, and accounts for 7% of all financial services output and 10% of all employment in the UK.

Employment growth in the city is projected to be 14.7% through to 2040. This is a significantly high figure, particularly where the majority of the growth is from the professional, scientific, and technical services sectors, meaning high-value jobs created for professional workers with a significant disposal income available to spend on rent. The proportion of earnings spent on rent has been steadily declining in recent years and sits below the long-term average. The average renter spent 35% of their pre-tax income on rent in 2022, down from closer to 40% five years previously. For couples and sharers, this figure will be even lower.Manchester displays the highest 10-year employment growth out of the Top 6 UK Cities in the report. (Source – JLL’s Big Six Residential Development Report 2022)

How does Manchester’s House Price Growth compare to the rest of the UK?

Manchester shows great potential for house price growth as it is expected to be one of the strongest housing markets in the UK outside of London. JLL’s UK Residential Forecasts Q4 2022 reports that Manchester has the highest house price growth forecast of any UK city, with a 19.3% cumulative from 2023-2027, equalling the figure for Central London. (Source – JLL’s Big Six Residential Development Report 2022)

Manchester rental market shows the highest forecasted growth of any UK city in the next 5 years

Urban Bubble’s 2022 letting market report stated that Manchester’s lettings activity in 2022 was down almost a third compared to 2021, simply due to a lack of properties available to rent. The report stated that the number of properties available to rent in Manchester hit its lowest rate on record, just 360 properties across the entire city centre, during the third quarter of 2022. This caused asking rents to hit new highs during 2022, with rents achieved for new developments in the city centre increasing 18% in the summer compared with the same point a year earlier in 2021. The increased figures were partly a correction following obvious falls during 2020, but rents are still 15% higher on average than they were three years ago in 2019. The demand for new rental properties in Manchester has resulted in significant annual increases, up by 18.3% in the last 12 months.

Looking forward, JLL’s UK Residential Forecasts Q4 2022 reports that as well as the highest house price growth, Manchester also has the highest rental growth forecast of any UK city, with a 21.6% cumulative from 2023-2027. This is higher than the figure for Central London (19.9%), which means that Manchester has the highest forecast rental growth of any UK city, averaging 4% pa for the next 4 years.  (Source – JLL’s Big Six Residential Development Report 2022)

Will Manchester continue to thrive as a top property investment hotspot in 2023?

The projections for Manchester’s future as the UK’s leading property market look strong. The Build to Rent sector is set to grow 82% in the next five years, according to global property consultancy Knight Frank, with Manchester being the most active market.

With rental stock in Manchester still in short supply and alongside this unemployment is near record lows, wage growth remains strong, and access to mortgage finance is restricting owner occupation, this outlook is supporting rental growth and price growth through competition from Manchester’s growing population of tenants for a limited supply of properties and from a growing number of investors seeking to acquire properties in the UK’s leading property market.

UK Sees Fastest Rental Price Increase in 7 Years: UK rents surge as housing stock shortage and tax changes impact landlords. Annual rental prices soar by 5% in May.

Mortgage Approvals Show Signs of Recovery: Mortgage approvals for house purchases increase by 18% in March, signaling a rebound in the housing sector.

Average UK House Prices Start to Rebound: After seven months of decline, the average UK house price rises by 0.5% in April, though still 2.7% lower than the previous year.

National House Prices Experience 12-Year Decline: Despite recent improvements, national house prices have fallen at the fastest rate in 12 years over the past year, largely due to rising interest rates.

North West Property Market Bucks the Trend: Manchester and Liverpool property markets remain resilient, with prices continuing to grow at an average of 8.6% over the same period.

Call for More Property Listings in Manchester and Liverpool: Property management company seeks new listings in Manchester and Liverpool, offering referral fees for property owners who sign up for their services.

For further details and in-depth analysis, please refer to the full articles and reports.