Warrington Homeownership Rockets by 3,727 Homes in the Last 5 Years

• The Warrington housing market over the last five years has behaved oddly.
• Warrington house prices are 33.5% higher than in 2017, even though during those five years, the British economy had the uncertainty of Brexit and the massive fall in GDP during the pandemic.
• Yet, a less observed trend is that the net number of homeowners in Warrington has risen by 3,727 households, a jump of 3.7%.
• Why has growth in homeownership happened, and what does it mean for Warrington's existing homeowners (and landlords)?

With the newspapers full of news about the death of homeownership and the growth in Generation Rent, it must surprise many (as it did with me) that the number of homeowners in Warrington has grown.

To give some context …

the number of homeowners in Warrington dropped between 2011

and 2017 by 379 households, yet between 2017 and 2021, that

grew by 3,727 households.

So, what is behind this growth in homeownership and is it a good thing?

Politicians love it when homeownership rises, as they believe owning a house turns individuals into model upright citizens. It was one of the critical reasons for the council house sell-off in the 1980s.

Yet the hard data to back this up is unexpectedly slim, whilst other studies hint that homeownership has some harmful costs to the economy, such as reduced entrepreneurial spirit and the disinclination to move home to find work.

However, increasing homeownership may be a good foundation for Britain’s economic recovery after the last few years. Homeowners have a greater propensity to live in single-family unit homes like townhouses and semi-detached houses.

A greater demand for more single-use homes supports the construction of such dwellings (instead of other types such as small apartment blocks or Homes of Multiple Occupation). This is important because single-family unit homes tend to be better build quality, have more extensive gardens, and have more local amenities.

So, what are the sort of numbers I am talking about in Warrington?

In 2017, there were 48,544 Warrington owner-occupied homes.

By 2021, this had grown to 52,271 Warrington homes.

This means homeownership in Warrington has risen from 66.52%
of the households in Warrington in 2017 to 68.96% in 2021,
a proportional increase of 3.7%.

So, what is behind this growth in homeownership?

1. 95% mortgages have been readily available at low-interest rates now for over a decade. In 2017, first-time buyers also got an exemption from stamp duty. This created a perfect storm of demand, which caused the number of Warrington first-time buyers to rise.
2. Whilst the rise in homeownership in Warrington precedes the pandemic by a couple of years, another factor to the growth relates to the last property market recession of 2008/9 (the Credit Crunch). Between 2009 and 2012, many Warrington homeowners found themselves unemployed and still had to pay mortgages at 6% to 8%. Some homes were repossessed or some had to sell their home at a low price to unshackle themselves from their high mortgage costs. This development, nevertheless, took many agonising years to play out, reducing the homeownership until the middle of the last decade.
3. People’s views on the way they live have altered during the lockdowns. In a sphere of stay-at-home instructions and social distancing, the peace of mind of homeownership gives Warrington homeowners the security of tenure.
4. Finally, there has been a long-term change in the demographics of the UK. Millennials (currently aged between 26 and 41) are less likely to be homeowners than their Baby Boomer parents were at the same age. Yet, the British millennial generation is now entering its prime home-buying period as they have saved their deposit and are more likely to inherit money from their grandparents. (The average age of a first-time home-buyer in the UK is 33 compared to 26 in the mid-1990s).

So, the final question has to be …

how much further could homeownership go in Warrington?

The biggest hurdle could prove to be the supply of available homes.

Many 'accidental landlords' have been selling their properties recently, which first-time buyers have bought. Accidental landlords put their own homes up for rent in the early to mid-2010’s because they could not sell. Now they have been motivated to cash in on the higher Warrington house prices in the last couple of years, which increased the supply of properties to buy for owner-occupation.

Also, the number of houses on the market in Warrington available to buy from existing owner-occupiers is starting to grow (up from 355,700 in December 2021 to 431,000 in March 2022). This is giving greater confidence to other Warrington homeowners too scared to put their homes up for sale because they are concerned they would not be able to find anything. Things are starting to change in that regard.

Also, there are signs of a recovery in British new home building as the number of new housing starts in 2021 hit the highest level since the financial crisis of 2007. Yet with a steady increase in Warrington landlords returning to the market in the last few months, this tide will turn.

Warrington’s homeownership could continue to swell for a while yet!

P.S. What does this mean to the private rented sector in Warrington? Come back next week as I give some fantastic insights every Warrington landlord will want to read to ensure they remain profitable in the Warrington buy-to-let market.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
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17,979 Warrington Terraced Houses Why are they so popular?

The terraced house is one of the most familiar styles of home in Warrington (and the UK as a whole).

25.5% of Warrington people live in a terraced home, interesting 

when compared with the national average of 22.7%.

So, what is it about the humble terraced/townhouse us Brits love so much? In this article, I look at the history of the terraced house, how it relates to Warrington and what the future holds for terraced homes.

A terraced house is a property built as part of a continuous row of three (or more) properties in a similar and uniform style.

The reason the British call them 'terraced houses' and not 'row houses' came about because 18th century British architects borrowed the phrase 'terrace' from 'terraced gardens’. Terraced gardens were known for their uniform nature (in looks, style and height etc.), so the architects decided to name them the same way as opposed to a ‘row house'. In fact, in most countries, they are called 'row houses'.

The terraced house originated in the Low Countries of Europe

in the late 1500s.

Terraced houses were first built en-masse in the UK after the Great Fire of 1666 with the rebuilding of London.

They became fashionable for the landed gentry in the early Georgian era with chic and stylish terraces appearing in London's Mayfair and Bath with its Queen Square (the forerunner of the famous Royal Crescent) and were sometimes built around a garden square.

However, it wasn’t until the early 1800s that the terraced house turned out to be the solution to the increasing population of the towns as more and more people were attracted to towns and cities for work.

The terraced house fell out of favour with the upper-middle classes in the late Victorian age (1870’s onwards) as they wanted more privacy and space. They moved to live in detached houses or semi-detached villas, as the terrace house had started to become associated with the lower-middle and working classes.

With all these terraced houses being built, their quality of construction and design dropped as builders tried to squeeze more profit. The biggest issue was that most of the terraced houses built in the early to mid-Victorian age (1840s to 1870s) were made back-to-back with no rear garden, causing unsanitary conditions. Therefore, the Public Health Act of 1875 was introduced to regulate the building of terraced houses with design and standards.

These new building standards in the Act improved the terraced house’s ventilation and, more importantly, required the house to have a toilet (frequently built outside). To meet these new building standards, the designs of these new houses created the well-known landscape of ‘grid' streets lined with two-storey terraces serviced by a pedestrian path between them, the name of which is a hotly debated topic. The various names for the pathway include alleyway/jitty/cut/ginnel/snicket/passageway/ten foot/five foot witchel/ lonnin/vennel.

As a Warrington resident, why not say what you call them in the comments.

As we entered the 20th Century, the terrace house continued to

be popular, albeit with some new architectural additions.

The advent of Arts and Craft architecture with stain glass windows, Tudor style cladding, ornate porches, and elaborate chimney stacks.

After the First World War and the introduction of the Housing and Town Planning Act 1919 (which made local councils build council houses), the Victorian terraced rapidly became associated with overcrowding and slums (especially those back-to-back terraced houses built before 1875). Many of the back-to-back terraced houses were knocked down between 1930 and 1960 in what is known as the slum clearances.

Private builders started building the iconic suburban semi-detached houses with more extensive gardens, and local authorities decided to build high-rise blocks after World War II. Yet after the partial collapse of Ronan Point in 1968, the popularity of high-rise tower blocks waned.

Since the early 1990s though, the terraced house has steadily

come back into favour as building land prices have increased

by 322% in the last 30 years.

Many private builders have started to build modern three-storey townhouses in rows of five to seven. This terraced 'townhouse-style' allows three and four bedrooms on a land footprint that would have usually only accommodated a smaller two-bed property.

So, let's look at some interesting stats on Warrington terraced houses.

• There are 17,979 terraced houses in Warrington (broken down as 10,788 privately owned terraced houses, 4,151 terraced council houses and 3,040 in the private rented sector)
• 16.9% of terraced houses in Warrington are in the private rented sector, which is below the national average of 19.1%
• The most expensive terraced house in Warrington ever sold was on Eagle Brow, Lymm, Warrington for £850,000 in 2017
• The cheapest Warrington terraced house sold in the last two years was on Blackcap Walk, Birchwood, a four-bed terraced house for £54,000
• Terraced houses in Warrington sell for an average of £158 per square foot

I hope you found that thought-provoking?

So, why is the terraced house, be it a red brick Victorian house or a more modern three-storey townhouse, still popular today in Warrington?

They are typically well built, cheaper to maintain (especially the older terraced houses), comparatively spacious, and in good locations. Many terraced houses have been improved and extended through the inventive use of rear gardens/yards and converted roof spaces; their unpretentious design remains adaptable enough for 21st century living; what isn't there to like about them?

These are my thoughts; tell me your thoughts about the humble yet versatile Warrington terraced house.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
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75% Drop in Warrington Council Houses in the Last 40 years

• In 1981, 28.6% of properties in Warrington (and the Warrington Borough as a whole) were council houses. Today, that figure stands at 7.2%, a proportional drop of 75%.
• Why has the number of council houses dropped so much in those 40 years?
• How has that changed the dynamics of the Warrington property market in those 40 years?

The ability of local authorities to build council houses came into law in July 1919 with the 1919 Housing and Town Planning Act. It was one of the most important pieces of domestic legislature passed after WW1 and was the first time in the UK that a nationally public funded system of providing homes was made for the masses. It was paid for mostly by central government and provided by local authorities (councils) and public utility societies (which in later years became today’s housing associations).

Between 1919 and 1979, 6.94 million council houses were built.

Just over 1 million council houses were built between 1920 and 1939, whilst 5,804,150 council houses were built between 1946 and 1979. This is compared to 4,533,440 private homes and 260,910 housing association properties in the same time frame (’46 to ’79).

So, between 1946 and 1979, the council house was the dominate force of British housing. But that all changed in 1979!

Many people believe it was Margaret Thatcher who was the architect of allowing the sitting tenant of a council house to buy their home. Interestingly, council house tenants have been able to buy their council house from as early as the mid-1930s, albeit with little or no discount. Also, as late as 1977, the Labour Housing Minster published a Green Paper extolling the virtues of homeownership and council tenants being able to buy their home at a discount.

But after the General Election of 1979, the new Tory government drafted the Housing Act 1980, which gave the Right to Buy, which became law in the autumn of 1980. Then things really took off!

This new law established a right for most council tenants who had been in their home for three years or more to a discount. The discount started at 33% and increased by 1% for each extra year, up to a maximum of 50%. If the tenant sold the house within the first five years of ownership, a prorated repayment of their discount was required.

Between 1980 and 1989, 970,558 council houses

nationally were sold at a discount.

Yet the issue was, when a council house was sold, it took that house out of the council’s portfolio for future generations. From the start, there were limitations on local authorities’ use of monies from the council house sales as most of it had to be given to central government in London, meaning only 390,560 new council houses were built between 1980 and 1989. Looking at the numbers locally …

In 1981, there were 16,746 council houses

in Warrington today it’s 6,147.

No wonder the country has a housing crisis ... yet as my regular readers know - the devil is in the detail … and that devil is the humble housing association.

The Tory General Election Manifesto in 1979 had proposed the rights for both council house and housing association tenants to buy their own house under the Right to Buy scheme. The Conservatives argued housing associations, who obtained government funding, should be subject to the same Right to Buy proposals as councils. The Government won the vote in the Commons, yet lost the vote in the Lords, meaning housing association tenants could not buy their homes at a large discount.

At the time, there were only 400,000 housing association properties in the country, so the Government were not that worried. But the significance of housing associations developed in the 1980s and beyond as they were allowed to borrow money from the private sector.

Between 1949 and 1979, the average number of housing association properties built annually was 8,524. Since 1979 to today, it has been 25,062 per year (and 31,606 per year in the 2010s).

Also, the Government encouraged councils to transfer their remaining council houses to housing association schemes from 1986. The advantage to these ‘stock transfers’ was the Government allowed housing associations to access private funding to improve their existing properties and buy new ones (good news for existing tenants complaining that the local authority never upgraded their homes).

Moreover, the Tory Government liked stock transfers, as it allowed them to dismantle council housing from the inside. Interestingly, Labour expanded the ‘Stock Transfer’ process in 1997 and further reduced the eligibility for council tenants’ Right to Buy, meaning the number of council tenants exercising their Right to Buy declined considerably.

Meaning today, even though the provision of council housing has dropped like the proverbial stone …

the number of housing association properties in Warrington has 

increased from 744 in 1981 to 7,171.

So, how has this changed the dynamic of the Warrington property market in the last 40 years?

Would it surprise you to learn that the number of people who own their Warrington home today is very similar to what it was 20 years ago before the property boom started? It’s just that even though we’ve had a large drop in the number of council houses and an increase in the number of housing association properties, the number of people owning their home has remained relatively the same (in some areas of Warrington this has actually increased), the significant issue is the growth of the private rented sector in Warrington.

It's almost as if people who used to rent from the council now rent

from a private landlord.

The question is, is it right for private individuals to make money from tenants who rent from them as opposed to the local authority? Or are private landlords providing better types, choices and quality of accommodation for these tenants, albeit at a higher rental rate than if they rented a council house?

I really do believe if it wasn’t for the growth of the buy-to-let landlord, which began in the early 2000s, we would have an even bigger housing crisis on our hands than the one we have currently.

Both local and central government have had their hands tied behind their backs since 2008 with a lack of funding, and it’s the humble private landlord who has stepped up and supplied in excess of 2.3million additional rental properties since 2001, housing nearly 5,520,000 Brits. These landlords have saved the day since the big council house sell off in the 1980s!

What are your thoughts on this matter?

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
Follow my Warrington Property Market Blog
Hamlet Homes Warrington LinkedIn Page
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Struggling To Sell? How To Turn House Viewings Into Solid Offers

We know that it can be very frustrating for homeowners if your house has been on the market for a while without attracting any offers.

If this sounds familiar, here are a few common pitfalls that could be preventing potential buyers from making an offer on your home, and how you can fix them.

1. It’s Overpriced

A common mistake among homeowners is to want to overprice their home deliberately with the intention of letting a buyer haggle so they can get the true asking price that they’ll be happy with.

The biggest issue with this is that when a property is overpriced it excludes a number of potential buyers. For example, a buyer with a £300,000 budget won’t spot a property that’s on sale for £310,000, even if £300,000 is the figure that the homeowner would actually be happy to accept.

It’s far better to allow your estate agent to price the property realistically in the first place!

2. It’s Lacking Kerb Appeal

Be honest with yourself, does your property look attractive from the outside?

Research has found that a lot of buyers make their mind up about a property before they even step through the front door, so if your home is looking tired and worn on the outside, then it could be putting buyers off.

You don’t need to spend a fortune to improve the kerb appeal either. Just putting a couple of hanging baskets up and making sure the window frames are clean can make a big difference.

It could even be something as simple as cutting the front lawn or moving the wheelie bins so they’re not directly on show.

3. It’s Not Being Marketed Properly

Let’s face it, most buyers will go online at the start of their property journey, utilizing social media, estate agents websites and property portals such as Rightmove and Zoopla.

Your estate agent should be advertising your property across a wide variety of media, both online and offline to ensure you are reaching a rounded audience.

Check with your estate agent that your property is being listed to its full potential. If it’s not, then it may be time to find a new agent!

4. It’s Cluttered

Few things are as off-putting to a potential buyer than a house that’s packed full of clutter.

Buyers want to imagine themselves living in the property, so even though you’re still living there, make sure it’s as clean and tidy as possible before any viewings take place.

As much as possible you should be aiming to give buyers a blank canvas to work with so they can picture where their own furniture and possessions might go, so keep it tidy.

5. You’re In a Long Property Chain

If you’re moving into a property that’s part of a long chain this could be enough to deter some buyers.

Although this usually can’t be helped, if there’s anything you can do to get out of the chain, such as renting a property in the short-term while you wait for your purchase to go through, then it may be worth considering – especially if you’ve been struggling to sell for months.

6. Buyers Aren’t Seeing Its Full Potential

When you’re living in a property day to day it can be easy to forget how appealing it might be to a fresh set of eyes. It’s vital that your property is working as hard as it can for you to be sold.

For example, if you’ve been granted planning permission for an extension but you haven’t gone through with it, make sure your estate agent is aware. Similarly, if your neighbours have been granted planning permission with no problems then let your estate agent know about it.

These might seem like insignificant details to a seller, but to a buyer who’s trying to imagine the property in 5-10 years’ time, it’s great information to have.

And it’s not just big things like extensions either. Make sure your property is being displayed in its best possible light by making some subtle changes. Whether that’s using bright and airy colours to redecorate, or hanging up a mirror to make a room feel bigger, some minor changes can make a major difference.

7. It’s Poorly Maintained

It’s easy to let things slide at home, particularly if the issues aren’t causing you any major headaches.

However, buyers will usually notice the little details that you have learned to ignore, such as a missing pane of glass, a wonky fence post or over-flowing gutters. Seemingly minor issues like these can be enough to put some buyers off, because they suggest that there could be bigger issues lurking too, even if you know there aren’t.

So before your next viewing, just make sure all those little odd jobs and easy fixes are completed, as they could be making a bigger difference than you realise.

Is your home up to scratch and ready for market? Let us advise you. Hamlet Homes Warrington are your local property experts for the Warrington area.

Call us on 01925 235 338 or email manoj@hamletwarrington.co.uk to find out how we can help you sell your home.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
Follow my Warrington Property Market Blog
Hamlet Homes Warrington LinkedIn Page
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Why Does it Take 120 Days to Get the Keys When You Buy a Warrington House?

• 2,256 properties have sold in the Warrington area in the last 12 months.
• It only takes 36 days to sell a Warrington home, so why does it take 120 days from the sold board going up to the buyer getting the keys?
• With a shortage of solicitors and a sub-standard conveyancing system, this article discusses what Warrington house sellers (and buyers) can do to speed up the house buying process.

Nationally, the average length of time it takes from agreeing the sale of a property to the keys being handed over is 111 days (down from 117 days last year), yet in Warrington, we are above the national average at 120 days.

So why does it take just over 17 weeks, when all that is required is the lawyers to look at some paperwork and get a mortgage? Also, what can Warrington homebuyers and sellers do to speed this up?

The legal process to buy and sell a UK property is called conveyancing. The conveyancing system itself hasn’t really changed in hundreds of years. After the housing market was reopened after the first lockdown in the spring of 2020, the property market returned with a bang, helped on with the stamp duty holiday.

In 2021, the number of properties selling in Warrington in some months went up massively, e.g., by 96% June 2021 and by 65% in March 2021. Many conveyancers and solicitors had to sort the legal paperwork out for upwards of 120 to 150 properties each at any one time.

This glut of sold properties caused by the pandemic that needed 

legal work to be sorted exacerbated a problem already present in 

the conveyancing industry.

For years conveyancers have complained of overwork and underpay. Conveyancing is seen as the Cinderella of the legal profession. This workload was the straw that broke the camel’s back, making many conveyancers leave the profession and go into better paid legal work like corporate work.

Also, the legal process of conveyancing has built-in inefficiencies, and the conveyancing profession has been relatively slow to innovate. However, there are some excellent tech solutions that are being slowly rolled out across the industry to make the process more efficient and effective.

What can Warrington home buyers and sellers do to speed up their property sale?

If you are buying or selling your Warrington property as we speak, you won’t be able to wait for the conveyancing profession to be revamped, yet you can be as pre-emptive as possible to get your Warrington house sale through earlier.

In a nutshell, ensure you have all the paperwork sorted on your Warrington home before you put your home on the market. Next, get the ball rolling on your mortgage. If you receive some paperwork, read it, check it, sign it and send it back in a day, do not leave it a week; finally, always communicate frequently with your estate agent and conveyancer.

When you instruct a solicitor, most will request money to start the ball rolling for searches and disbursements. They won’t lift a finger until that is paid.

You will have to prove who you are in the conveyancing process, so your conveyancer will ask you to show them proof of ID and address. If you are buying, they will need to prove you have the funds/deposit to buy the home (and if your deposit is coming from family/friends, then they are required to write a letter to that effect).

How can the house buying and selling process be improved?

A couple of years ago, the Government set up the Home Buying and Selling Group to find the answer to this problem. Chaired by the well-known property guru Kate Faulkner, it is looking at an amalgamated Seller’s Information Pack (SIPs) and an IT-based single platform to share and communicate that SIP between buyers, sellers, their conveyancers, the estate agent, mortgage providers and brokers and finally surveyors.

The advantage of the SIP is that it can be created before the buyer has been found, meaning property buyers would be more knowledgeable when making an offer. Also, once the sale has been agreed upon, the SIP could be sent straightaway electronically to the buyers’ legal team (from the seller’s legal team) to start the procedure of asking for searches and raising inquiries.

The bottom line is the conveyancing process is not fit for purpose in 

the 21st century and change is on the horizon.

So, before the SIP becomes mandatory, there are things everyone can do to ensure they get the home of their dreams quicker.

At my agency, I recommend the seller, us as the agent and the conveyancer start to liaise with each other to get the key information on the property being sold as quickly as possible. Then once a buyer is found, I believe it is vital we, as the agent, regularly communicate with all the stakeholders in the chain to ensure everyone is playing their part to expedite the sale.

In the future, utilising technology and every agent/conveyancer preparing information upfront with the SIP will drastically reduce the time it takes between agreeing a sale and the keys/monies handed over.

The conveyancing process will have to change to meet the needs of 

the 21st century, but how long that will take is the big question.

If you would like to chat with me about how we do things differently to ensure your property not only gets the best price and how we do all we can, as agents, to expedite a smooth sale for your Warrington property, do not hesitate to pick up the phone to me or drop me a line at the office.

If you are looking for an agent that is well established, professional and communicative, whether you’re buying, selling or looking for an investment opportunity, then contact us to find out how we can get the best out of the Warrington property market.

Email me on manoj@hamletwarrington.co.uk or call on 01925 235 338 – we are based on the Warrington Business Park, Long Lane, WA2 8TX. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.

CLICK HERE TO FIND OUT HOW MUCH YOUR WARRINGTON HOME IS WORTH FOR FREE
Hamlet Homes Warrington, your local Estate Agent
Follow my Warrington Property Market Blog
Hamlet Homes Warrington LinkedIn Page
Hamlet Homes Estate Agents Warrington Facebook Page
Hamlet Homes Estate Agents Warrington Twitter Page