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Published: 30 January 2023

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What Are Title Deeds. A Buyer’s Guide

Title Deeds Are The Record Of A Property And Land’s Ownership

If you’re ready to buy a property, it’s important to be aware of the importance of title needs. While most prospective buyers have heard about title deeds, a surprising number of people that we work with here at Warren Powell-Richards aren’t sure what they are or where to find them.

That’s why we’re bringing you this article today, so you can gain a better understanding of what title deeds are, why they matter, and whether or not you should purchase a home without title deeds.

What Are Title Deeds – An Overview

First, let’s take a look at what title deeds are.

Essentially, a property’s title deeds are the record of a property and land’s ownership. While it may sound as if there is just a single document involved, in fact, any home’s title deeds may comprise several different documents to not only prove who is the current owner of the property but also to show the home’s entire ownership history.

Title deeds documentation may include any or all of the following:

• Leases
• Wills
• Mortgages
• Contracts for sale
• Conveyances

Is It Legal To Sell A Property That Has No Title Deeds?

There is no law to prevent a seller from selling their property without having the title deeds in place, but that doesn’t mean that the process will be a straightforward one.

Usually, sellers who don’t have title deeds for their property obtain possessory title deeds instead. These are given if there is no way to definitively prove the Absolute Title (an unequivocal right of ownership to the property), which is why it is also known as a perfect title. Buyers will have the peace of mind of knowing that the property they are purchasing is free of any legal weaknesses. in cases where the original title deeds have either been damaged or lost, for example, in a flood or fire. In some cases, sellers may provide a statutory declaration to the buyer (and the buyer’s mortgage lender).

Attempting to sell a property with no Absolute Title to hand may often result in the process being long and drawn out which may be inconvenient for the buyer, however, it’s possible that the property may be sold at a lower price due to this inconvenience and the potential risks that the buyer will be taking.

Should I Buy A Property That Has No Title Deeds?

Technically, although it’s possible to purchase a property that has no title deeds, that doesn’t mean it’s a good idea. If you buy a property that has no title deeds, you’re taking a significant risk. While every property purchase comes with some risky elements, if you purchase a property that has no title deeds, you must bear caveat emptor (buyer beware) in mind.

You must be completely certain that your conveyancer knows what they’re doing, and be willing to pay more for the additional work that they’ll need to do to make sure that everything is legal and above board before exchanging contracts. If you decide to go ahead with buying a property that has no title deeds, you should also ask that indemnity insurance is included to cover you for any restrictive covenants that may be unclear.

If you’re interested in buying a property that has no title deeds, it’s important to get expert advice. Contact our team at Warren Powell-Richards to find out more.

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Published: 30 January 2023

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Selling Your Home. Here’s how to get your Energy Performance Certificate (EPC)

Since 2007, anyone who sells their home in England and Wales needs to get an Energy Performance Certificate, or EPC. An EPC is a rating of energy efficiency, which runs from A at the most efficient, to G, the least efficient. This helps homebuyers work out the rough cost of energy if they move into your property, and with many people now concerned about environmental matters, an efficient home can be a selling point.

Here’s how you can get your EPC and ensure the best possible rating.

What does the EPC tell you?

Not only does the EPC include the current energy efficiency rating from A to G as well as 1-100, it shows the potential rating the property could achieve if certain improvements were carried out. This is useful for those selling homes as fixer-uppers, as it allows you to show the home’s potential. Included in the EPC is the environmental CO2 impact rating, which gives you an idea of the amount of CO2 that will be produced when heating and using hot water in the home.

Do I need to get an EPC?

Most residential properties up for sale since 2007 have needed an EPC, and if you’re renting out a property, you’ll need to get one produced every 10 years.

There are a few exceptions that might apply, although most exemptions are for commercial or religious buildings. If it’s a mixed use building, such as a house that is part of a shop, if it’s less than 50m2 or if it’s used less than four months a year, for example, a holiday home, then you may be exempt.

How is an EPC generated?

EPCs are produced by expert assessors who’ll arrange to visit your property once you’ve decided to sell. The assessor carries out a number of inspections, such as:

• Loft insulation
• Boiler
• Double glazing
• Hot water tank
• Radiators

Once they’ve noted down some information, this is entered into specialist software which helps them calculate how energy efficient your home is, as well as its environmental impact. These measurements are easy to carry out, there’s no drilling or noise, and it’s non-invasive, so there is no risk that things will get damaged.

The homeowner is the one who pays for the EPC, but the good news is that it’s not expensive. It’s easy to compare prices online, and you can use any assessor to do the report, as long as they’re certified.

Improving your EPC

Your report will include a number of ways that you can improve your EPC rating. These will be specific to your property, so it’s worth having a read through them and deciding whether to take action before you sell. If your EPC is particularly low, you may find this puts off potential buyers, so you may want to follow some of the suggestions, for example:

• Adding more loft insulation. Topping up existing insulation can give you a few extra points
• Adding wall insulation. Draughty walls can make a home feel much colder and can lead to energy wastage as you keep turning up the heat
• Upgrading your boiler. A newer condensing model could add up to 20 points to your EPC rating, especially if your current boiler is very old
• Switching to renewable energy. Solar panels and small wind turbines in rural areas can boost your rating. The solar panels will usually give you the most points
• Sealing chimneys. Whilst open fireplaces are a nice feature, if there’s a draft then this can lower your EPC rating. Consider adding a logburner instead
• Keep documentation. EPC assessors only carry out a visual assessment of your insulation, so if you have insulation in inaccessible areas, keep documents when it’s installed to show the assessor

If you’re moving out soon, you may not want to get improvements made, as you won’t personally reap the benefits of them. However, a low rating can put off potential buyers, as they may worry that the house is poorly maintained in general or will be very expensive to heat. It’s better to make changes that will improve your rating the most, such as installing a new boiler.

When it’s time to sell your home, an EPC is a legal requirement, but luckily, it’s a quick, easy process to get your grade. Although it may seem like a pain when you have a million things to do, it’s easy to find an assessor, and you may find it useful to have some tailored suggestions on how to improve your home’s energy efficiency.

For further help with your EPC, please contact us and we will be happy to advise and recommend. Call us or email us at This email address is being protected from spambots. You need JavaScript enabled to view it..

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Published: 30 January 2023

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Renovating to Sell for a Profit. The Party Wall Act

If you are renovating a property before sale, you need to be aware of the impact of the Party Wall Act and the implications for you if you don’t follow the rules. A Party Wall is a wall which sits on the boundary between two properties and includes:

• The wall between two terraced houses
• The middle wall in a pair of semis
• The boundary wall between two gardens
• The horizontal “wall” between floors in a block of flats. Here it is called a Party Structure, but the rules still apply.

If you live in England or Wales and you are doing works to your property and you share a wall (or structure) you probably need to serve a Party Wall Notice on your neighbour. The process is meant to stop disputes, but is also to help people resolve them if they do arise. Works include:

• Any work to the wall between terraced and semi-detached houses
• Any work to a shared “party structure”
• Any work to boundary walls
• Excavation works or underpinning within 6 metres of the party wall
• Loft conversions that mean cutting into a party wall
• Inserting a damp proof course into a party wall
• Making the party wall thicker or higher
• Building a second storey extension above a party wall

The Notice must include full details of the works you are doing, give your neighbour at least two months’ notice of the works starting and say what, if any, access you need across their property to get the works completed.

Works that don’t need a Party Wall Notice:

• Drilling into the wall internally to fit kitchen units or shelving
• Having the wall plastered
• Adding or replacing electrical wiring or sockets

Once you have the specification of work from your builder, or a list of the works if you are doing them yourself, you should write to your neighbour and make it clear that this is a Party Wall Notice.

They will either write back and say they are OK with everything, write back and say they don’t agree (and maybe say why), or not respond at all.

If either of the latter two, then you will need to appoint a Party Wall surveyor to represent both of you. The surveyor draws up the Award (see below). It is important to note that although the Party Wall Surveyor is instructed by your neighbour, they are not acting for you. Their role is the protect the Party Wall or Structure and they answer only to the Courts.

Your neighbour can have a different Party Wall Surveyor if you wish, the only downside to this process is that you will pay both lots of fees.

What is the Party Wall Award?

The Award is a basically description of the works, how they will be carried out and who pays the surveyor’s fees, which in this case will be you.

Why would I bother with the Party Wall Notice?

There are many occasions when people just get on with works, don’t bother serving the Notice and hope that everything goes smoothly and the works are finished before anyone has a chance to do anything about it. Some people are just averse to paying professional fees!

Once the works are completed there is nothing neighbours can do about the Notice or an Award, the rules are not retrospective. But there are advantages to you in having an Award in place:

• It massively reduces the risk of disputes as the works are done.
• Everyone has agreed upfront what the works will be and how they will be done.
• If you need access across your neighbour’s property, whether that is garden, roof, or to put scaffolding up on their property, the Award will give you the right to do so.
• If your builder damages their property during the works the Courts take a dim view if you have failed to serve Notice and put an Award in place. They have a good chance of successfully suing you for damages (and trespass if you have accessed via their property without consent). If there is an Award in place then it gives you more protection and the Party Wall Surveyor/s should be able to resolve any disputes along the way.

There is of course a lot more in the detail but if you start work and your neighbours know nothing about it, they may come and talk to you and you can sort it out amicably. On the other hand they might just go straight to their solicitor and get an injunction to force you to stop work.

The cost of that could put your profit in jeopardy.

So don’t take the risk, get a Party Wall Notice served and crack on!

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Published: 30 January 2023

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10 Top Tips For Making A Rented House Feel Like A Real Home

Add A Special Touch That’s All Your Own And Make Your Rented Home Cosy

Sometimes, renting a home makes it difficult to make your living space feel homely. Worrying about losing your deposit can deter you from making changes. But luckily, there are many ways to add a special touch that’s all your own and make your rented home cosy without having to spend a fortune or risk the wrath of your landlord!

The team here at Warren Powell-Richards have some great advice to share with you to help make your rental feel your own. Here are our top 10 tips.

1. Decorative Touches

Cushions and throws are a great way to make your home inviting and cosy while also hiding any rental furniture that isn’t quite to your taste.

2. Don’t Forget Your Sense Of Smell

A home that smells amazing automatically feels cosier and more welcoming. Buy fresh flowers, add reed diffusers and burn scented candles around your home to make it feel fresh and clean.

3. Framed Photos

Put some photographs of your loved ones in frames and place them around your home. If you don’t feel as if you can put them up on the walls for fear of losing your deposit, simply place them on surfaces like the mantelpiece, shelving, or bedside table. By adding these special touches, you’ll be making your home your own.

4. Create The Right Mood With Lighting

Often, rental properties only come with a ceiling light in each room and no mood lighting. Yet fairy lights or standing lamps can work wonders to make a home feel comfortable and snug.

5. Be Artistic

Usually, rental properties come with magnolia walls that are just crying out for some bold art pieces. If you can’t stretch to some actual paintings, why not frame some of your favourite posters? If you can’t secure them to the walls, just prop the frames against the wall for a relaxed and cool décor look.

6. Keep Your Feet Cosy

Whether your rental has a carpet or wooden flooring, adding a rug can bring a whole new life to your room. Your feet will love you for it, and you may also reduce your risks of losing your deposit as you won’t spill anything on your carpet!

7. One Statement Furniture Piece

If your property is furnished, it can be difficult to love the landlord’s furniture, especially if it happens to be mismatched and outdated. Investing in a statement piece of your own, such as a comfortable armchair, will help you bring a bit of yourself to your rented property.

8. Go Green

Plants inside the home bring a host of benefits. Not only do they add colour to your rooms, but they also keep the home fresh by giving off oxygen.

9. Reflect Light With A Mirror

If you have a dark hallway or small room, place a mirror strategically to reflect light and create the illusion of space.

10. Eliminate Clutter

Even though you rent your home, you don’t want it to feel as if you’re only there on a temporary basis. Keeping your things stored away in a coordinated and orderly fashion will allow you to really relax at home. Invest in storage solutions so your property will stay tidy and neat for as long as you live there.

Looking For A Rental Property?

If you’re looking for a home to rent, call the team at Warren Powell-Richards today. As specialists in the local property market, we can help you find the ideal rental property.