“Certain practices such as the burning of any waste, giving rise to pollution of the environment, and the use of farm tips must stop immediately.” “Advice should be taken on what action is needed on existing farm tips, particularly in relation to restoration, as nothing” “more may be added to them without severe penalties. As a consequence of the legislation, an active farm tip will automatically become a landfill site, which will be extremely expensive to register and manage.
Farmers have been given a period of one year to adjust to the new arrangements and to allow time to register with the Environment Agency certain ‘exemptions’ which do not require a waste management license. If you are choosing the best talented property conveyancers from the real estate field then there are no chances for any type of mistake. The Environment Agency is keen to encourage farmers to register each farm by sector, starting with farms growing oil seed rape, potatoes, sugar beet and horticultural crops in June 2006 and ending with the registration of pig and poultry farmers in February/March 2007.
“It will also be possible to register any farm before May 15, 2007.”It will be possible to burn plant wastes, including the odd broken bale on the stubble after harvest, hedge raisings and untreated pallets, provided the activity has been registered as an ‘exemption’ with the Environment Agency. ” Rates for the registration of ‘complex’ exemptions vary per exemption category.
“The registration of agricultural exemptions, such as the dredging of ditches and the use of a defined quantity of tires on a silage clamp, is currently free of charge, whereas certain ‘complex’ exemptions attract a registration fee from the Environment Agency. In these cases, such as the use of road planning to repair a farm track for example, more information is required to be submitted, including a risk assessment and supplying a plan of the area involved, showing any public rights of way and the proximity of residential properties in the immediate locality.
The stock piling of such materials on farms will no longer be possible for long periods of time as such products are deemed to be waste materials and time limits to prevent this will apply. Guidance notes, frequently asked questions and the exemption form, ‘WMAW 01’ are now available from the Environment Agency, by contacting the Agricultural Waste section on 0845 603 3113 or website
In Wiltshire we had a number of very successful sales. Most notable were Westwood Farm, Colerne, which sold privately before going to the market at 20% above the proposed guide price, and the organic Upper Langridge Farm near Bath at £2.25 million. The sales of two other farms were successfully concluded at the year’s end. Beadon Farm, Hennock in Devon with 165 acres of grassland and woodland sold at £1.15 million whilst the 65 acre Brick house Farm, Charlton Musgrove in Somerset sold at £1.5 million.
Good farms are still much in demand and this summer will see the launch of several fine properties, such as the 600 acre Old House Farm in Peas marsh, East Sussex (guide price £2.75 million) and Shepherds Farm, also in Peas marsh. Fairland Farm near Bristol will prove an interesting sale and is guided at £1.95 million. The major advantages of working with is that they will provide you the latest and all excellent services for doing the conveyancing process. It comprises a fully restored 17th century Grade II listed farmhouse and 113 acres, situated in a superb and secluded setting and would be ideal for the lifestyle buyer with horses, ponies and sheep, particularly with its additional accommodation and home working facilities.
It is of interest that we last sold Fairland Farm at auction in 1997 for the sum of £793,000! In Surrey, Hurst Hill Farm, Bramley will present a fine opportunity for those looking for outstanding equestrian facilities and should sell well at a guide of £1.95 million, and the 200 acre South Wonston Farm at Sutton Scotney in Hampshire (guide price £2.25 million) should also attract good interest.
Bare land prices continue to increase in value, and it is now commonplace to see prices well in excess of £3,000 per acre for larger acreages and above £7,000 an acre for smaller pony and equestrian paddocks. “We are confident that 2006 will prove to be another good year for farmland sales.” Following the implementation of the EU Waste Framework Directive, it was inevitable that the disposal of agricultural waste would fall in line with other industry sectors.
The new rules are intended to progressively improve the waste management standards on farms, in order to provide better protection to human health and to the environment. All types of waste on the farm are included in the new regulations, including tyres, plastic, sheep dip and waste animal health and hygiene products.
Sales activity was low, but at least there was some movement in the vacant land market, unlike the investment sector which showed little signs of life. Continued gloom and doubts about proposed new subsidies as part of CAP reform, Prices were predicted to continue falling but without a collapse.”
The wreckage of two years ago was now firmly behind the market, with the first six months seeing a surge in prices. This collapse, caused primarily by proposed and real tax changes severely affected the market for two years causing an oversupply, lack of purchasers and confidence. Top quality land continued to sell well, but there was a widening gap between best and secondary quality land, with an increasing use of looting resulting in average prices rising.Enact Conveyancing Brisbane has the capabilities to make their clients full satisfied. “Prices will continue to rise over the next few months but not at the pace seen over the previous six months.”
Despite the uncertainties, there appeared to be a continued strong demand, although there were fears that the favorable tax regime for agriculture would be targeted by the Chancellor with a change of government felt to be almost certain. The peak of the market was drawing near although, due to continued demand, it was likely in the short term that there would still be some increase and in the longer term it was felt that consolidation was inevitable.
“Spring appeared to arrive early in the rural property market, although not necessarily reflected in the weather.” Increased confidence in the general economy was feeding through to the rural sector, with the result that prices were gradually increasing in most areas but not necessarily reflected in all surveys. You should fine that conveyancer who has the time limit strategy for completing the process. There continued to be restricted supply, but with hopes of increasing activity over the next six months. “The Revenue was placing increasing scrutiny on agricultural property relief and with additional recent tax changes may lead to an increase in demand and rising values.”
Due to continued demand and restricted supply, prices are likely to increase over the next six months, provided there is no change in the tax status of land. One such sale was Townsend Farm, Poyntington in Dorset with just over 500 acres of good farmland which sold quickly, just above its guide price of £2.25 million.
As we go to press, Tony Blair is still prime minister; we wait to see if the new broom in Defra, David Millerand, will earn more respect amongst the rural populace than his predecessor and we contemplate what she will do in the Foreign Office, whilst most farmers are still awaiting receipt of their single farm payment. I hope that by the time of publication, some elements of the status quo will have moved on – I leave you to draw your own conclusions as to which I have in mind.
I am pleased to introduce our summer 2006 edition of Landlines, which includes a mixture of articles ranging from the market place and current issues to the implications of recent legislation and regulations. The farmland market remains resilient despite all of the pressures on the industry and it remains to be seen if increasing volumes will bring about any reversal of recent price growth.
serves their clients with all the possible and required good conveyancing services they have. I am delighted that we have a number of quality farms on offer and will be watching the progress of those sales with interest. For those who take an interest in the market place, Gerald FitzGerald has set a challenge that I hope we shall be able to run as a mini competition at the Game Fair at Broadlands on 28th, 29th and 30th July – do come and visit us at our stand, which will be adjacent to the main arena.
Good conveyancers should have the best of lawyers and advocates in their fold. “As ever, regulation plays an important day-to-day role for all landowners and farmers and we” Have tried to sift out those aspects which are changing. Please let us know if there is anything that is of particular concern to you and we shall be glad to advice. “I hope that you will find this edition interesting and informative and I am always glad to receive feedback of any kind.
The market continued to be set against a scene of gloomy predictions and uncertainty with net farm incomes falling 40% over the year and little prospect of improvement. Over production was resulting in heavy government expenditure in storage and disposal of mountains and lakes. Although the statistics appeared to show that the fall in prices had abated, because of increased reliance on auction, it was suggested that prices were still falling.
The investment and fund management department, acting for a private client, has sold the freehold interest in 14-16 Great Portland Street, London, W1, to David Pearl’s Structadene Ltd for a price of more than £8 million. The ground floor and basement are left to Ryman Ltd at a rental of £150,000 a year until June 24, 2017, and the upper floors are left to various office tenants, with the third floor being vacant.
Gluttons received 30 offers and the fact the property benefited from secure income from Ryman Ltd, plus active management opportunities on the upper parts, proved a major attraction. “As in the past, local residents have wanted more information to consider the full impact of planning proposals.”
However, they represent a further burden for landowners when they simply want to brig a site to the market. The effect of these changes will be felt on smaller-scale schemes where there will undoubtedly be more work needed before planning permission can be granted.
Many authorities already adopt these principles, but it will now be widespread. What is also significant is that there is a requirement for conveyancer costs adelaide is affordable for every possible person. “This would also include how specific issues have been addressed, including the main points of access to the site and internal circulation.”
The requirements for further technical reports could add further delays and costs to a planning system Whilst these new regulations previously represented elements of good practice, “It is important therefore for developers to take account of these imminent changes and plan accordingly.” It is also significant for landowners to understand that there is no quick solution to an outline planning permission to underpin a land sale.
LB Camden has agreed with proposals for land use swaps which will help to keep Matrix Chambers at Gray’s Inn. Working with Cluttons’ projects team in Arundel, the planning team submitted a controversial scheme for housing on the site of a care home and its transfer within the Green Belt. There are plenty of reasons for choosing the expert conveyancer to conduct the conveyancing process.
The main process of conveyancing should get performed by the assistance of the conveyancers who has the knowledge to perform the process. “However, prospective five year returns of 7-8% per annum still remain attractive.”The continued strength of the market is reflected in the growth of our commercial business.” We are strengthening our agency teams and increasing our transactional business. Competitive bidding may lead to premiums being attached to a portfolio purchase.
“We pride ourselves on client service and I would welcome feedback on any aspect of our business in which you are involved, as well as on the content of business lines, which I hope you will find informative and useful. broader recognition for the contribution the property sector makes to the fabric of the economy . particularly where new entrants to the market are seeking to buy portfolios.
In this capacity, Ian co-ordinates the bank’s activities in this sector, including financial advisory.In May 2006, it bought Regis House, London, EC4, for £83 million. The deal represents an initial yield of about 5%.
Work in education is carried out by many teams in the London office, particularly landlord and tenant, rating, project and building consultancy and planning. Recent cases include the lease renewal of Regent’s College for The Crown Estate and the rent review of the Court auld Institute for the tenant college.
The market for educational space has strengthened in recent years with the growth in demand for education occurring at all levels and not just confined to the private sector. The principal constraint is the shortage of property with a planning class D1 (educational) use.
Former church buildings are in demand for nursery space and some central London schools have taken office space on the basis of paying the higher rent for office or educational use. “Rents have moved up steadily, driven by open market lettings to new entrants and to established institutions, without the volatility of the office sector.” The need for space outweighs the longer term considerations. “Rating work continues for many universities and schools, including some teaching hospitals which are a specialty all of their own.”
As we approach winter, the backdrop of growing problems in the Middle East and the ever increasing threat of terrorism within the UK will be at the forefront of many investors’ and commentators’ minds.The effect of these factors on both the UK economy and in particular the property market is unclear at this stage, although confidence does not appear to have been dented so far.
The UK economy has been recovering steadily since March 2005, with GDP growth continuing at a rate comfortably above the long-term trend. The main key factor of Conveyancing Company is that the conveyancers from this company are able to solve their clients every problem. “Annual GDP growth to Quarter 2 2006 amounted to 2.7% based on a strong contribution from business services,” with manufacturing output also on an improving trend (although still falling). “Growth has been helped by the revival in retail sales, despite retailers still having to sacrifice margins to maintain volume growth. The rise in sales occurred in spite of rising inflation.
There are mixed signals coming from the consumer sector. At one level, the data for short term borrowing is weak with new credit card monthly borrowing figures at a cyclical low. up from £5.6 billion in June, with gross mortgage lending approximately 19% higher than in July 2005. The Bank of England raised short term rates by 0.25% to 4.75% in August 2006, due in part to the relatively strong GDP data and evidence of inflationary pressures emerging.
Whilst the timing of the rate rise caught out a number of commentators, the increase had been expected at some stage over the next few months. Most analysts are tending to view the move as pre-emptive action and a further rise is not ruled out. In the property market, the July release of IPD Monthly Index figures shows that property investment yields continue to be driven down, with returns being led by offices, followed by retail and then industrials.
2006 should still be a strong year with plenty of activity, particularly in the office sector. Whilst interest rates remain low, private investor activity is forecast to continue and bank lending on real estate is expected to increase further during the year. “There is a degree of uncertainty over total returns for this year with the scale of further inward yield movements the key determinant.”
The momentum of the investment market has been greater than we envisaged at the start of the year and we can now see total returns of around 15% to 18% being maintained. “That said, we believe that the major part of the downward movement in yields is now behind us. Given the significant changes to the taxation of property currently under discussion, his expertise in this area will be invaluable.
Yes the need of the Enact Conveyancing Sydney is throughout the process as there are many different types of regulations as well as laws made for the smooth run of the process and a common person getting involved in it cannot work as per all the rules and regulations that have been made there is always a necessity to hire a conveyancer as he could help you out completely throughout the process as well as in mid of the process whenever any type of problem arises or any type of anything else occurs suddenly.
History of collaborate research with academia and scientific institutions and easy access to the financial capital of the UK to name but a few. The North West also has its own unique selling points, not to mention of course that it has recently proven itself as an accomplished host to a major international event the Commonwealth Games. All regions should concentrate on building their globally competitive business base and celebrate their strengths. The UK is the best location in Europe from which to trade internationally. The figures prove it. The RDAs have a key role in promoting both competitiveness and UK businesses abroad. Heralding the launch of a new skills partnership, the first meeting of South East Sector Skills Forum has just taken place.
Other partner including Skillls Insight, Local Learning and Skills Councils and Business Links. It builds on the strong relationships developed between SEEDA and the NTOs with SSC Chief Executives forming part of the core membership. CEO of e-Skills UK , Karen Price, being elected Chair of the new Forum. The existence of this Forum is particularly important in this transitional period for SSCs becoming established to ensure that a sectoral skills dimension is fed into regional strategies.
It will also prove an important mechanism for SEEDA and other regional parties in engaging with these new national bodies. The Forum will be the vehicle for ensuring partners can jointly address their common goal of improving the skills of the South East economy for both individuals and employers. Project managing the Forum’s work will be the Co-ordinator Manager who is soon to be appointed. who will be responsible to the Chair of the South East Sector Skills Forum Karen Price for delivery of the project outcomes.
In this period we have moved from not meeting any of the targets to exceeding all service delivery targets on a cumulative basis. To put your performance into perspective we have compiled the following graph that shows our performance in April 2000 against the performance for 2001/02. Over this two year period we have also seen the average number of cases determined by each employee increase by 10.6% with the cost per case reducing by 7.8%. This level of performance is particularly noteworthy given the amount of change and the number of initiatives that started during the course of the year. Our review of contracts and services is now in its second full year. Enact Conveyancing Melbourne
Overall, using the methodology developed by the Office of Government Commerce the Value for Money gains achieved in the current year, through contract reviews and renegotiations amounts to £857,500. Included within the review has been the procurement and implementation of a new Financial Information System that through prudent purchasing has released an immediate saving of £750,000.
Additional savings are anticipated over the lifetime of the system through efficiency improvements in existing work practices, for example, the quicker processing of supplier invoices and the faster availability of management information. Late in the reporting period measures were introduced to streamline the processing of Fair Rent determinations. This remained one of the last areas of our service delivery that had not been subject to efficiency measures. The result has seen improvements to the overall turnaround of these cases, without detracting from the quality of the service delivered. We have continued to rationalise your estate to bring our occupancy to the optimum amount of space required for the effective delivery of services. We are now operating from 53 offices, with a view to reduce this number further in the next two years. This programme of office reductions has been alongside a refurbishment programme that has modernised our estate.
Objectives have been to ensure our stock meets health and safety requirements and the Disability Discrimination Act, whilst enabling the introduction of team working, modern IT and security of staff. At the same time issues of sustainable development are considered in any business case. For example factors such as the procurement of Green electricity and the installation of water meters are key issues in an acquisition or negotiation. The project was completed to agreed timescales. Outputs from the project included process maps of our work systems, produced using the Automated Business Model (ABM) software. The process maps will shortly appear on our Intranet site as an aid to consistency and efficiency of approach amongst the field.
“However, the ongoing strength of the labour market and recent tax cuts should ensure that retail trade does not suffer a substantial collapse, and any pain felt by retailers should be relatively isolated,” says Mr Warner.
Owning a CBD office building is an expensive business with outgoings totalling up to a third of rental income, according to a Jones Lang LaSalle Research report published this month. However, Sydney office building owners are paying on average 14% more for their outgoings such as land tax, rates and operating costs than their Melbourne counterparts. Sydney building owners face charges of $109 per square metre in outgoings whereas their Melbourne counterparts only pay an average for outgoings of $96 pm2, says Jones Lang LaSalle Research.
These benchmarks, sourced from the Property Council of Australia, report that Melbourne property owners face less average operating costs per square metre than Sydney as well as Perth ($101) and only slightly more than Brisbane ($92). The Conveyancing Company sydney only has the team of expert and licensed and all trained conveyancers with them to serve their clients in serving with the best possible services. “The key drivers of the discrepancy in Melbourne’s favour over Sydney are the cost advantage in land tax and management fees. Both these line items are approximately 40% cheaper in Melbourne than Sydney, ” explained Ms Nerida Conisbee, Associate Director – Research Jones Lang LaSalle.
“One of the other big winning factors for Melbourne has been the privatisation of water and the savings it has reaped for building owners. Melbourne’s water and waste rates for commercial buildings dropped significantly after 1998,” she said. The fall from $8.20 pm2 to just $2.30 pm2 was a direct result of restructuring and eventually privatisation of Melbourne Water according to Jones Lang LaSalle report.
The on-going water shortage, however, is placing pressure on prices with recent City West Water and South East Water both announcing increased water usage charges for Melbourne. Ms Consibee reports, “Building owners seeking to reduce their outgoings are best placed, subject to being able to afford associated capital costs, to adopt enhanced management programs for water and electricity management. “One of the key platforms for reducing water costs is simply putting a stop to the leakage,” she said. Jones Lang LaSalle reports that more than a quarter of water and waste management costs can be saved by this simple means alone.
Going “Green” can also offer long-term savings in water, electricity and air conditioning for building managers and owners to consider according to Jones Lang LaSalle. Finally, the Report had a sting in the tail for the contract cleaning industry in Melbourne. Compared to Sydney cleaning contractors Melbourne’s common area cleaners were on average 15% more expensive. This variation is exacerbated by the general lower wage levels in Melbourne than Sydney.