Valuation & Professional
Formal (‘Red Book’) Valuations
We are an RICS Regulated practice, with an RICS Registered Valuer undertaking Valuation Reports on behalf of our clients, that are carried out in accordance with the current RICS Practice Statements, Guidance Notes and Standards. These are generally known as a ‘Red Book Valuation’.
These Valuation Reports provide all the necessary detail to enable the reader to understand the macro-economic circumstances in which the report has been compiled, whilst also reviewing the condition of the property (including photographs), factors considered in assessing the value and the location (including an Ordnance Survey based plan).
Any assumptions that have been made will be explained, along with a comprehensive overview of comparable evidence, highlighting similar properties currently being marketed and recently sold / let within the area, to support the freehold or leasehold interest values provided.
The ‘Red Book’ Valuation Reports provided are the formal type accepted by HMRC for the likes of Probate and Capital Gains Tax purposes, Pension Trustees and SIPP providers, for property related Pension and SIPP schemes, also Accountants for company accounts purposes.
RICS Regulated Practice Commercial & Residential Surveyors
Help to Buy / Shared Ownership Valuations
Since their introduction, many properties have been acquired using either ‘Shared Ownership’, or, the ‘Help to Buy’ scheme launched by the Government in 2013.
Under the rules of these schemes, in the event that a homeowner wishes to increase their equity, ‘staircase’, or pay off in full the shared ownership proportion of the property (including at the time of a sale), there is a requirement to obtain a valuation from an independent RICS Registered Valuer.
This is an additional obligation to any valuation provided by either an estate agent, or Valuer instructed in connection with a mortgage.
Neil Moran Associates, as an RICS Regulated practice, hold the necessary accreditation and have an RICS Registered Valuer who is experienced in these matters, having undertaken many such valuations (without issue), as required by either Target HCA, or a Housing Association in respect of their scheme requirements.
For more information on how our RICS Registered Valuer can help you with Help to Buy or Shared Ownership Valuations please get in touch.
Since the Leasehold Reform Act first came into effect in 1967, followed by the Leasehold Reform, Housing and Urban Development Act (1993) and latterly the Commonhold and Leasehold Reform Act (2002), there have been an increasing number of Landlords and Tenants addressing the issue of a diminishing lease length by way of an extension.
This can be undertaken either through the formal route, with service of Notices etc, or by attempting to negotiate an extension more informally, by the parties seeking to agree the premium.
We have an RICS Registered Valuer experienced in acting on behalf of both leaseholders and freeholders (either directly, or through their Solicitors), utilising the valuation methods specified to assess the premium value and subsequently negotiating the premiums for the extension of leases.
Rent Reviews, Lease Renewals, Landlord & Tenant
Having previously been responsible for nationwide commercial property portfolios, Neil Moran MRICS offers a comprehensive knowledge of Landlord and Tenant Law, the ability to utilise both general market knowledge and extensive contacts, in order to determine the Open Market rental value of a property nationwide. We are then able to advise on the best tactical approach to move matters forward, whether acting on behalf of either a Landlord or Tenant.
In addition to advising on Lease Renewal and Rent Review matters, we are well versed in working with the Solicitors retained by our clients to negotiate the re-gearing of commercial leases, including in respect of Break Clauses and securing the most advantageous terms for their requirements.
Property Portfolio Consultancy
Neil Moran MRICS has extensive experience managing extensive and varied nationwide property portfolio. We recognise the impact (positive, or negative) that the property holdings or liabilities can have on the bottom line for any business.
Many companies require 'in house' expertise to undertake a review of their interest, devise a strategy to maximise the return, minimise their exposure, or achieve required goals (ie rationalisation and relocation).
We therefore offer a Poperty Consultancy service, entirely tailored to the requirements of the client and available on a short, medium or long term arrangement, as determined between us, to best suit your requirements.
Neil Moran Associates are an independent practice of commercial & residential property consultants and Chartered Surveyors Regulated by RICS, we specialise in commercial property in and around Milton Keynes and offer a wide range of services, either directly or through our hand picked specialist associates, to both landlords and tenants. Our Surveyors and property agents provide the same level of professional expertise no matter how large or how small the property.
Established in Milton Keynes, Neil Morans’ commercial surveyors, property consultants and valuers work across Bedfordshire, Oxfordshire, Buckinghamshire, Northamptonshire and Warwickshire on behalf of our clients, whether they be private individuals, UK businesses or multi-national corporations.