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Published: 05 June 2023

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There are so many different tasks to take care of when selling your home, from getting all the paperwork done to packing your old home up, to finding the right estate agent to help you sell it. Just when you think you’ve got everything covered, you find something else that needs taking care of. 

Selling a property requires some effort on your part! After all your hard work into preparing your home for sale, you don’t then want your work to be sabotaged by the one little detail that so many people overlook: the lighting in your home. 

When you’re trying to sell your home, first impressions make all the difference. Homes that are poorly lit and dark are less appealing to potential buyers. Low lighting makes the space look and feel smaller, colder, uninviting, and dingy, even if it isn’t. It can also look as though you are trying to conceal some kind of flaws in the shadows, which can be a huge turn off for buyers. 

Good lighting is crucial, but if you don’t have the time or the budget to overhaul the lighting in every room of your home, have no fear. You can still improve your lighting situation and in turn, increase the likelihood of your home being sold sooner. 

Here are five great lighting tips to help sell your home. 

1. Audit each room’s lighting

The first step to take is to check out how each room in your home fares when it comes to it’s current lighting. Open all the blinds, pull back the curtains and turn on all the lights, then do a walk-through of every room in your home. You also might want to do this at a few different times during the day since viewings can happen from day right through to the evening when it’s darker. Try it in the morning with the morning sun, in the afternoon in full sun, in the evening at sunset, and then once the sun has completely set. It’s also a good idea to try it on rainy or cloudy days. 

While you’re conducting your audit, put yourself in your potential buyer’s shoes and think about what they would think if they were walking through. Take note of any areas that are lit very well and any areas that need more lighting. If it helps, use your phone camera to take photos to highlight which spaces need some work. 

2. Remember exterior lighting

Don’t forget about your home’s exterior lighting! Your home’s kerb appeal is important no matter what time of day. Consider that potential buyers could drive past your home at any time, or evening passers by could see the ‘for sale’ sign in your front garden. You want to make a good impression on these people, so keeping the exterior of your home well lit is crucial. The front porch and path leading to the door should be lit well to make your home look warm and welcoming. If you have a garden or patio, it should also be lit to help make the space look inviting and to highlight any features that are worth seeing. 

3. Upgrade your current fixtures

Most home buyers are willing to accept that there will be some improvements needed once they move in, but the more work you’ve done for them, the more appealing your home is. This includes any dated light fixtures or fittings that don’t work anymore. 

You also may want to consider upgrading your lightbulbs to LED lights which have less of an environmental impact, generate less heat, and allow you to get longer use out of your bulbs. 

4. Use tricks to help brighten dark spaces

Sometimes your lighting may be fine but wall colours or decoration dark, making the rest of the room feel gloomier and smaller than it actually is. To combat this, you can address those problems directly by repainting and changing the colours. If you don’t have the time or the budget to go that far, you can take a few other steps that are quicker and easier. 

Strategically placing mirrors to help reflect light can help the room seem brighter and more open, especially in rooms with small windows or windows that don’t actually offer much natural light. Additionally, adding bright or light coloured cushions, blankets, pictures, or rugs can help brighten up your space in an instant. 

5. Add more lighting if needed

When all else fails, adding extra lighting in dark spaces will be sure to do the trick. Table lamps and desk lamps can be stylish ways to bring more light into the room while adding accent lighting can help create or highlight an existing focal point. If you want to take it to the next level, under cabinet lighting, tread lighting for dark stairways and track lighting for shadowed ceilings will definitely brighten up the whole space.

If your property is for sale or you are thinking of selling your home, why not try some of these lighting tips today and ensure you create a lighter, brighter space ready for viewers. For further property related advice, contact the team at Warren Powell-Richards  and we will be delighted to offer you professional guidance.

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Published: 25 May 2023

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Local authority searches are a mandatory requirement when buying a property and therefore, they are a vital part of the homebuying process. Local authority searches can often take some time due to the details required in the search.

What Are Local Authority Searches?

Local authority searches are queries into the local area and land where you’re planning to buy a property.

They include things such as:

• Whether the property is a listed building
• If it’s located in a conservation area
• If there are development plans in the local area
• If there is planning consent for a nearby property

What Does a Local Authority Search Consist of?

There are two parts to a local authority search. A CON29 and a LLC1.

The CON29 is a set of questions regarding the property and surrounding area. It includes essential information such as planning and building regulation applications, whether any enforcement action has been taken by the local council, and whether any roads or railway schemes are in place that could affect the property’s value.

The LLC1 looks at local land charges which apply to each owner of the property. This includes things like tree preservation orders, smoke control orders and whether the property is in a conservation area or not.

Why Are Local Authority Searches Vital?

If you’re buying a property with a mortgage then it’s a condition of the lender that searches are carried out before loaning you any money. This is to protect themselves against any sudden drop in the value of a property.

For buyers with a mortgage, firstly it’s mandatory to have searches carried out so they don’t have a choice. Secondly though, the searches help to protect buyers and give them peace of mind that their property is likely to hold and increase its value. After all, if you didn’t carry out searches and then found that a motorway was going to be built through your back garden, you’d probably regret buying the property in the first place!

Another benefit of local authority searches is that they can help buyers to renegotiate the price of a house or consider whether they still want to proceed with the purchase.

For example, if a neighbour has planning permission to build an extension that will block a lot of sunlight from coming into the garden, a buyer may use this to try and lower the price, or potentially pull out of the purchase altogether.

How Long do Local Authority Searches Take?

Local authority searches usually take sound 2 to 3 weeks but this varies depending on the local council. In some cases, they can take up to 8 weeks, or as little as a few days, but 2 to 3 weeks is the average timeframe.

You will also need to bear in mind that depending on what the searches find, your solicitor may advise you to carry out further searches and enquiries.

For example, if a new road or railway line is due to be built near the property, your solicitor is likely to investigate this further, which could lead to delays.

How Much do Local Authority Searches Cost?

Every council sets their own fees, but a local authority search typically costs between £50 and £250, with additional searches commanding an additional fee.

There are other searches required in the homebuying process too, which aren’t classed as local authority searches, but which are still mandatory.

Many solicitors will include these along with the local authority searches in a search package, which will usually cost around £250-£450. It’s worth asking your solicitor in advance for a breakdown of the search costs before instructing them.

What is Local Authority Search Indemnity Insurance?

If there are delays to the searches, then your solicitor may suggest taking out an indemnity insurance policy.

This covers the risk of something negatively affecting the value of the property, which would have been flagged if full searches had been carried out.

An example of this would be if the local council issued a compulsory purchase order on your property to demolish it and make way for a new public facility. Under the compulsory purchase order, you may not receive the full market value of the property, and this is where the insurance policy would cover the difference, giving you some peace of mind.

However, you should be aware that not all lenders will accept an indemnity insurance policy in place of full searches being carried out, and it can be quite stressful to live in a property where you’re unaware of significant local issues or threats.

It’s always worth checking with your solicitor and asking for their advice on the pros and cons of such a policy.

Warren Powell-Richards are your local property experts, email This email address is being protected from spambots. You need JavaScript enabled to view it. to chat with a member of our friendly and experienced team.

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Published: 25 May 2023

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As the warmer months approach, many of us are eager to make the most from our beautiful outside spaces.

Entertaining outside is a wonderful option for the warmer evenings that spring and summer welcome. It allows you to enjoy the company of your family and friends, whilst keeping your home immaculate.

We love entertaining outdoors, so we thought we would share our best outdoor entertaining tips with you!

1. Arrange A Relaxed Seating Area

Garden furniture does not need to be arranged in the same formality as you would inside.

Outdoor entertaining should be relaxed and informal, so spread your seating around to reflect this. Add plenty of cushions to your seats to soften the area and encourage your guests to relax.

Benches work really well, especially if you are entertaining for a large number. It encourages people to mingle and can work especially well when laying out food for your guests to enjoy.

2. Create A Mobile Drinks Station

Creating a mobile drinks station outside reduces the risk of muddy shoes being dragged through your home and allows guests to help themselves throughout the evening.

A small table on wheels works perfectly as a mobile drinks station.

Include glasses, cups, and straws, as well as drinks stirrers and napkins. Then simply add a selection of wine, spirits and mixers, and your guests can help themselves. You can also easily create a cool box using a plastic bucket filled with ice, which is excellent for storing beers and keeping them cold all afternoon.

As a great way to make children feel involved, add a smaller drinks cart for them to use. Fill the trolley with soft drinks and fun straws to keep the children entertained.

Just be sure to keep the trolley in the shade and keep the bottle opener nearby!

3. Let the Weather Guide You

Unfortunately, even in the height of our UK summer, perfect weather cannot be guaranteed. So, it is always recommended to hope for the best, but plan for the worst!

Large parasols can work well as sun blockers and help protect from the rain should an afternoon shower occur. Additionally, keep some blankets handy as the sun begins to set and the cold evening chill encroaches on your guests. Providing everyone is comfortable, there is no reason that a change in the weather should spoil your gathering.

4. Consider a Fire Pit

Fire pits are an excellent investment for your garden. As the sun sets and a chill appears in the air, a fire pit is a lovely way to keep your guests warm and entertained.

There are a vast array of options when considering a fire pit. Some homeowners opt for a permanent fixture in the ground, whereas others favour a temporary solution. If you don’t have a huge outside space, the portable version can be great for pulling out when visitors arrive.

Not only is a fire pit amazing for warming up your garden as the weather turns, but it provides the perfect place to toast marshmallows!

5. Consider a Picnic Area

If you have more guests than outdoor seats, consider setting up a picnic area.

Use a range of blankets and pillows to create a stunning picnic space for your guests to enjoy. This style helps embody the laid back, relaxed atmosphere most families want to emulate when entertaining outside.

6. Pre-Prepare Food

When hosting a dinner party inside, your guests will generally gather around the kitchen as you add the finishing touches to the meal. This can be a terrific time to spend with your guests whilst enjoying a drink.

However, when cooking for a garden party, you can become segregated from your guests and will struggle to be the best host that you can be.

Choosing light bites that can be pre-prepared beforehand allows you to spend the most amount of time entertaining your guests outdoors.

Pizzas, salads, and quiches are terrific options – all foods that can be enjoyed warm or cold and can be nibbled throughout the afternoon.

7. Create Soft Lighting

Building the perfect ambience when entertaining in the evening can be particularly tricky.

Bigger, brighter bulbs can make the lighting harsh and uneven, especially if you have a large outdoor space. Whereas opting for a range of softer outdoor lights with smaller bulbs will illuminate the garden. A mixture of small bulbs and fairy lights will be sure to set the right tone for your evening.

However, where alcohol, children or even pets are involved, it is always best to steer clear of candles. Whilst they give an incredible glow, they often offer more danger than reward.

Looking for a home with the perfect outside space for entertaining? Warren Powell-Richards are your local property experts.  Call in to one of our offices or email This email address is being protected from spambots. You need JavaScript enabled to view it. to chat with a member of our friendly and experienced team.

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Published: 23 May 2023

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If you’ve been thinking about buying a house, you’ll be daydreaming about how many bedrooms you need, what the garden is like or if it’s in the right school catchment area and has a garage.

These are all important factors when deciding on a new home, and it’s probably the case that the emotional heart will rule.

But, sit back and work out the financial implications of moving house – it may be the head rather than the heart in this case, but it’s important as you plan the next chapter in your life.

Here at Warren Powell-Richards we have the expertise to take you through some of the critical factors when thinking about the money side of moving house.

The Legal Fees

Aside from the actual cost of the house and the mortgage repayments, one of the first things to do is think about the legal fees. Conveyancing companies and solicitors are the ones who focus on property. Many have almost instant conveyancing quotes on their website. You will need to key in basic financial figures, and they’ll tell you roughly how much it will cost in legal fees.

They will also look at searches that will be needed, such as local authority searches, existing planning permissions and specific things such as mining reports and building regulations. Your legal people should also highlight other costs such as the Land Registry fee which comes in when the property is registered in your name.

Estate Agent Costs

If you’re selling your house, then your estate agents’ costs will need to be factored in. The fee varies, depending on the level of service that will be delivered to you or whether you choose an internet-based agent, but you can expect to pay between one per cent and three per cent of the sale price plus VAT which is 20 per cent. Please talk to us for our competitive fees.

Removal Companies

The chances are that you will need a removal company to help you, particularly with the big items. The cost of this will vary because companies will calculate such things as how many bedrooms, the distance between houses, and whether specialist services are required. It could be as little as £400 to well over £1,000. Our advice is that you decide precisely what you need and then shop around to get quotes and see what the customer service is like. Have a look at online review sites too as these could give you a good indication of how good a company is.

Stamp Duty

If you buy a property or land in England that’s over a certain price, you have to pay Stamp Duty. How much you pay depends on several factors, but you should expect to pay a certain percentage of the value of the property. For example, a £255,000 property would mean a Stamp Duty payable of £2,750. There are a number of websites that offer a Stamp Duty Calculator, and the Government website (www.gov.uk) will tell you what it’s all about. If you need help, we’ll help you work out how much to “set aside”.

Mortgage Fees

Most people will have to obtain a mortgage to buy a house. Rates and payments will vary depending on the lender, but there are a number of typical costs associated with a mortgage. There will be booking fees and arrangement fees, and because the lender will need to know the value of a property, you’ll need to arrange for an independent valuation too. Booking fees can be between £150 and £300, arrangement fees might be around £2,000, and a mortgage valuation fee could be anywhere between £150 and £1,500 depending on the lender and the property. It’s worth noting that low rates might not mean low fees, so be careful to look at the details.

Insurance

When you’ve completed, chances are you’ll quickly get the keys. It’s an exciting time, and you’ll have packed everything, the removal van will be ready, and you probably can’t wait to get in. Something you need to do straight away though is the insurance. Once the property is yours, it needs to be insured. You’ll need buildings insurance to cover the bricks and mortar, and contents insurance too as this will cover your belongings and possessions. The cost of this will vary because no two properties are the same, and you will have different possessions. The key is to do your research and get everything in place before the day, and then it should be a case of pressing the button.

For no-obligation advice on buying or selling a home please contact our expert property team at Warren Powell-Richards. We look forward to assisting you.