Don’t Czech this out says Overseas Property Expert Lawrenson of LettingFoucs.com

I’m just back from a nice week in Prague.
Prague was a city I had considered buying in a few years ago.
But according to Czech friends there is quite a land grab going on and it is quite easy to get land to build on. This is certainly the case in Cernosice 10 miles or so to the south west of Prague where lots of new stuff had sprung up since I was last there.
Why can this be a problem?
As I always say, the first thing when looking to buy anywhere and this is especially true when buying abroad is to check out the availability of land to build on.
Why? Well if land is easy to acquire then there is little to stop lots of new developments springing up - and the supply of that new stock will always act as a constraint on property prices and rental levels.
Another thought that was very top of my mind at 130am at Stansted as I waited in an interminable queue for immigration & after suffering a 3.5 hour delay at Prague airport is to think about how you will manage something far away. Will you want to or HAVE TO visit often to check out your investment and sort out problems?
After our experience last night with “NotEasyJet” and the shambles that passes for Stansted Airport (Note to BAA – please sort this mess out!), the interminable delays in getting to and from places abroad is another reason why I would definitely think twice about buying abroad unless it looked like a really good investment in the first place.
ABOUT LETTINGFOCUS.COM and DAVID LAWRENSON
I’m David Lawrenson a buy to let experts from lettingfocus.com.
I’m the author of “Successful Property Letting - How to Make Money in Buy to Let” which for the last 2 years has been the UK’s top selling property title: buy the UK's top selling property investment book
It is fully up to date with all the recent changes to tenancy deposit schemes, HMOs, licensing, capital gains taxes and it has new sections on buying property below market value. I’m an expert property speaker and a well known property blogger and I contribute to newspapers and a host of property websites, write a number of columns in the press and I can provide help for landlords
I also work as a consultant helping banks, building societies, housing associations and web portals with their buy to let and property products and services and am a regular speaker at property shows.
You can read more of my blog & find details of my networking, advice, property investors networking programme at my website.What’s unique about lettingfocus.com is that we offer overseas property investment mentoring because unlike most people in the buy to let and property “advice” business we are not linked to a property company, a developer, an agent or bridging loan financier and do not receive commissions from any of these sources.If a property investment is lousy – We’ll tell you straight and we will tell you all about buy to let and property investment - the good and the bad and we won’t make silly promises that you’ll become a millionaire overnight.
Copyright: David Lawrenson 2008. This blog is updated once a week. Permission must be sought before using the material in the blog.

The dangers of overseas property investment by Lawrenson of LettingFocus

Well, I’m just back from a lovely holiday in Mexico on the Cancun coast - which is really more like America than Mexico.
There is a long lovely coastline with many miles of beach still to be built on.
And that’s the danger here because it is already being built on. The diggers are moving in and the supply of hotel standard accommodation is being added to all the time.
As a place it’s lovely. As a property investment, I wouldn’t go near it because all the new supply will ensure that rents and prices are kept low.
Indeed after the last 2 years of strong hurricanes, many owners have not bothered to fix their properties that were hit hard in the storms and many still lie boarded up. That really tells you all you need to know about the returns in this market. Sadly, the same goes for lots of other sub prime developing areas.

ABOUT LETTINGFOCUS.COM and DAVID LAWRENSON
We are LettingFocus.com - the property experts.
I’m, David Lawrenson, the author of “Successful Property Letting” which for the last 3 years has been the UK’s top selling property book.
What’s unique about LettingFocus is that I offer independent unbiased
property seminars and one to one advice covering property investment and letting because unlike most people in the buy to let and property “advice” business I am not linked to a property company, developer, agent or bridging loan financier.
I can tell you where to buy (which areas), what type of property to buy, when to buy, how to buy property at a low price, how to make sure you get tenants who are going to pay the rent and how to manage a rental property to make money.
I can also comment on “No Money Down” Schemes and “Buying Below Market Value” methods too.
I can answer all your questions on letting property because I have been a landlord and property investor for over 25 years.

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Overseas property prices. Will they keep going up? Blog by Letting Focus

Are property prices overseas going to keep going up?
According to Michael Ball, who is a professor of property at Reading university and a government adviser the answer is “No”.
He says that prices of homes in many parts of continental Europe have risen too fast driven by speculation and easy mortgage availability.
He also points out that the supply of new flats had been increasing at a very fast rate - leading to oversupply in many areas. This is something that I have long cautioned about at at the speeches I am asked to give at conferences and trade shows around the UK and in Europe.

Overseas Property Investors
Speaking to the Investment Property Forum last week and reported in the Saturday’s FT, Professor Ball also observed that some overseas markets had been driven (mainly) by foreign investors “and now that is beginning to turn."
In his speech he specifically mentioned Estonia, where house prices have dropped by around 10 per cent in a year.
Savills, in another survey, showed how many foreign buyers seem to overestimate the rental returns avilable through letting.
At my public speaking events on property at lettingfocus.com and at this blog, we have always questioned whether people locally in many markets can afford to pay the rents required to give investors a decent return - given how low local salaries still are.

Big Mortgage Shock Coming for UK's Overseas Property Buyers
Also, many British and Irish borrowers are likely to come in for a big shock when their mortgage payments are reviewed following the recent credit crunch.
My advice is to only deal with a home operator who has a track record of making investments overseas – and one who has an open forum - where you can read how past investors got on with that company before.
There are a few companies around like this. And then, always, always do your own research.

ABOUT LETTINGFOCUS.COM and DAVID LAWRENSON
We are LettingFocus.com - the landlords’ expert and I’m David Lawrenson.
I wrote “Successful Property Letting” - the UK’s top selling property and buy to let book for the last 3 years.
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At LettingFocus we offer independent unbiased group based advice for buy to let investors and landlords as well as one to one advice covering all aspects of being a landlord and investing in property.
Buy to let and property “advice” business is unregulated and as I am not linked to a property company, developer, estate agency or loan provider I am able to give unbiased independent advice on where to buy (which areas), what type of property to buy, when to buy and how to buy property at a low price. I can also explain how to reduce the risk of getting a bad tenant.

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TO VIEW RELATED POSTS select a “Category” at the bottom of this page. Copyright: David Lawrenson 2007. This blog is updated once a week

The Pain in Spain by Lettingfocus.com

Investors in the UK might be very spooked by problems in Spain and the USA where the housing markets look rocky.
However, I think Spain’s problems are fundamentally different to the UK.
In Spain, the problems in the property market have been caused by a huge oversupply of new build in some areas.
In most of the UK, this is not an issue as the house building rate is much lower (though some areas in the north are clearly very oversupplied with apartments)
Spain has also been hit by a new more rigorous regime in which investors have been stopped from hiding capital gains.
In the USA, there is also an oversupply of new build in some areas, plus a recent history of irresponsible lending to sub-prime borrowers on heavily discounted loans has been a problem. By contrast, the mortgage lending industry in the UK has been more responsible, at least until now.

MORE ABOUT LETTINGFOCUS AND WHAT WE DO

LettingFocus.com is the home of landlord information.

Hello, I’m David Lawrenson.
I have been a landlord and property investor myself for over 25 years and am author of “Successful Property Letting” – which has been the UK’s top selling commercially published property book for the last 3 years.
Our main business is at a corporate level for organisations - both public and private companies.
We provide consultancy for banks, local authorities, social housing providers and other organisations – helping them with their landlord facing or buy to let product strategies and services.

OTHER WORK
We also write for property websites and are regularly quoted by the media. In addition, we have written articles for numerous publications including The Independent, The Telegraph and quality landlord websites.

MENTORING
For private landlords, we also find some occasional spare time to help landlords and property investors make money in property by coaching them in ways that work, which are ethical and which involve minimal risk to the investor.
We pride ourselves on giving independent unbiased buy to let advice on either a one to one mentoring / coaching basis or through our occasional group seminars.
Unfortunately, in the UK today, property advice in the UK is still largely unregulated and what counts as “good advice” is too often more about making the promoter money than giving useful information to the investor.
With no links to property firms, developers or bridging loan providers we can advise on where and what type of property to buy for investment and when to buy it. We also show you how to manage tenants properly.

AT OUR WEBSITE LETTINGFOCUS.COM:

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Copyright: David Lawresnon 2007

Buy to Let Abroad - the Risks

I was quoted in the “Sunday Times” in connection with overseas buy to let. The article is worth a read – see link below.
There are some good points too made by John Howells, who has been around a bit and whom I saw a few years ago doing an impressive talk on tax implications of overseas buy to let.
http://property.timesonline.co.uk/tol/life_and_style/property/investment/article1487529.ece

MORE ABOUT LETTINGFOCUS AND WHAT WE DO

LettingFocus.com is the home of landlord information.

I’m David Lawrenson, a landlord and property investor myself for over 25 years and author of “Successful Property Letting” – the UK’s top selling commercially published property book for the last 3 years.

Services to Businesses and the Public Sector

Primarily I am a consultant to banks, local authorities, social housing providers and other organisations – helping them with their landlord facing or buy to let product strategies and services.

For example, I help banks improve their buy to let mortgage lending practices and I help housing association / local authorities find private landlords (private rented access schemes, local letting agency models etc.)

I also write for property websites and am regularly quoted by the broadcast media.

Services for Private Landlords

For private landlords and other investors in the private rented sector, we do just two London seminars each year.

We also find some spare time to help landlords and property investors by coaching them in how to make money in the private rented sector using ways that work, which are ethical, fair to tenants and which involve minimal risk to the investor.

We pride ourselves on giving independent unbiased buy to let advice on either a one-to-one mentoring / coaching basis or through our occasional group seminars.

With no links to property firms, developers or bridging loan providers we can advise on where and what type of property to buy for investment and when to buy it.

We also show you how to manage tenants properly.

AT OUR WEBSITE LETTINGFOCUS.COM:

THE HOME PAGE OF THIS BLOG click here: Blog

THE HOME PAGE OF OUR MAIN SITE click here: LettingFocus Home Page

For general info on our CONSULTING click here: Consultancy and Seminars

ONE TO ONE PRIVATE CONSULTANCY click here: Property Mentoring

NEXT SEMINAR AND NETWORKING EVENT for Landlords and Property Investors:
Next Property Investment Seminar and Networking Event

We have OFFERS on a range of services and products for landlords too; click here including landlords insurance, tenant referencing, tenancy agreements and more: Services and Products for Landlords

TO READ CLIENT TESTIMONIALS – both commercial and private click here: Testimonials

BUY “SUCCESSFUL PROPERTY LETTING” click here: Buy the Book at Amazon plus anything else you fancy at Amazon.co.uk

To JOIN our Free QUARTERLY NEWSLETTER simply send an email to david@LettingFocus.com - Please note we WILL NOT send spam or sell our mailing list to advertisers!

IF YOU HAVE A SITE WHY NOT LINK TO THIS BLOG OR TO OUR WEBSITE?

IF YOU SELL SERVICES TO LANDLORDS, YOU COULD BE A PARTNER ON OUR AFFILIATE PROGRAMME.

PLEASE GET IN TOUCH!

See our TWITTER PAGE: http://twitter.com/LettingFocus

Copyright of Blog: David Lawrenson 2007. This blog is updated roughly once a week usually on a Monday or Tuesday.

TO VIEW RELATED POSTS select a “Category” at the bottom of this page.

Buy to Let Overseas - Things to Consider by LettingFocus.com

Buy to let abroad is exciting and people have made a lot of money but there are many who have been disappointed too.
In my consultancy, I have come across a few people who have bought to let abroad but who seem to have left their brains on the plane and forgotten the basics.
One of the most basic things is whether the property you are buying is good value and can you get a good return on it?
Lots of property abroad is cheap relative to the UK but that does not mean it is good value.
It is only good value if you can get let it out easily at a decent rent that is not too far your total running costs and if, when the time comes, you can find someone to sell it on to quickly and easily.
Many places I have seen look great in a brochure or at an exhibition but if most locals cannot afford the rent on it, then it’s going to be a loser.

Supply Side of Overseas Buy to Let

Always consider the supply side. If there are thousands of units going up just like yours and all being bought by investors then potential tenants will probably be able to play one landlord off against another and drive hard bargains on rents.
Also, tenants may have more rights than in the UK, and in some countries you may not even be allowed to let out.
If you buy a holiday let, holidaymakers will only want to rent it if it is close to the beach. If not, it does not matter how great it looks in a brochure.
And people will have to find you -after all they could just look at Expedia or Thomas Cook so advertising fees and web hosting fees are another headache on holiday lets.

Exit Strategy on Overseas Property

Re-sale markets abroad are usually “thinner” than in the UK which means that it is hard to find out what a property is really worth.
So, I’d advise people to look very carefully at promoter’s claims for past capital growth. Sure, you might get such and such a price eventually, but it’s often not like the UK, where you can have the property sold within 3 months of sticking on a for sale sign. In another country you may be waiting months to find a single buyer who will be in a strong position to force down your asking price.
Finally, costs for buying and selling abroad are usually higher than in the UK – and so are letting agency fees too.
Find out if you can talk to other property investors who have already invested with that developer or promoter.

MORE ABOUT LETTINGFOCUS AND WHAT WE DO

LettingFocus.com is the home of landlord information.

I’m David Lawrenson, a landlord and property investor myself for over 25 years and author of “Successful Property Letting” – the UK’s top selling commercially published property book for the last 3 years.

Services to Businesses and the Public Sector

Primarily I am a consultant to banks, local authorities, social housing providers and other organisations – helping them with their landlord facing or buy to let product strategies and services.

For example, I help banks improve their buy to let mortgage lending practices and I help housing association / local authorities find private landlords (private rented access schemes, local letting agency models etc.)
I also write for property websites and am regularly quoted by the broadcast media.

Services for Private Landlords

For private landlords and other investors in the private rented sector, we do just two London seminars each year. We also find some spare time to help landlords and property investors by coaching them in how to make money in the private rented sector using ways that work, which are ethical, fair to tenants and which involve minimal risk to the investor.

We pride ourselves on giving independent unbiased buy to let advice on either a one-to-one mentoring / coaching basis or through our occasional group seminars.

With no links to property firms, developers or bridging loan providers we can advise on where and what type of property to buy for investment and when to buy it.

We also show you how to manage tenants properly.

AT OUR WEBSITE LETTINGFOCUS.COM:

THE HOME PAGE OF THIS BLOG click here: Blog

THE HOME PAGE OF OUR MAIN SITE click here: LettingFocus Home Page

For general info on our CONSULTING click here: Consultancy and Seminars

ONE TO ONE PRIVATE CONSULTANCY click here: Property Mentoring

NEXT SEMINAR AND NETWORKING EVENT for Landlords and Property Investors:
Next Property Investment Seminar and Networking Event

We have OFFERS on a range of services and products for landlords too; click here including landlords insurance, tenant referencing, tenancy agreements and more: Services and Products for Landlords

TO READ CLIENT TESTIMONIALS – both commercial and private click here: Testimonials

BUY “SUCCESSFUL PROPERTY LETTING” click here: Buy the Book at Amazon plus anything else you fancy at Amazon.co.uk

To JOIN our Free QUARTERLY NEWSLETTER simply send an email to david@LettingFocus.com - Please note we WILL NOT send spam or sell our mailing list to advertisers!

IF YOU HAVE A SITE WHY NOT LINK TO THIS BLOG OR TO OUR WEBSITE?

IF YOU SELL SERVICES TO LANDLORDS, YOU COULD BE A PARTNER ON OUR AFFILIATE PROGRAMME.

PLEASE GET IN TOUCH!

See our TWITTER PAGE: http://twitter.com/LettingFocus

Copyright of Blog: David Lawrenson 2007. This blog is updated roughly once a week usually on a Monday or Tuesday.

TO VIEW RELATED POSTS select a “Category” at the bottom of this page.

Buying to Let Abroad? You Must Read This Blog Post First!

One of my "Friends in the North" who is a successful investor in the NW Manchester area had a go at buying to let abroad.
He sent me this note the other day. All people thinking of fly to let, especially those thinking about Spain, should read before they take the plunge. Read on.....

"I have tried the investing abroad route with limited (no!) success.
We have had 5 experiments in Spain consisting of 2 finka (detached villa) refurbishments, 1 apartment refurbishment and 1 new build villa and 1 off plan apartment.
I aimed to refurbish one to keep, rent out and use myself and the rest were for resale for profit. I have now a good team in place of solicitor/builder/pool man/gardener/general runabout person who speaks spanish but have no inclination to go further at this point.
The earth gets promised and the numbers appeared to stack up but nothing happens after that, I know the market is quiet, and understand several reasons for that but it is annoying.


Big Costs

One Estate Agent even came and looked/photographed the properties and then presented me with a bill for €2000 simply for putting them on his books – still awaiting the promised court case for his invoice not being paid! Evidently some people actually pay these bills! It seems to be everyone has his nose in the trough.
The off plan property looked a good investment and I have to pay for this before end March (suposedly ready Dec 05).
However despite written assurances that the builders had sold all apartments, I find they have kept 12 out of 30 (turns out this is the building contractors payment for his efforts), which he is now marketing below our purchase price and we have 7% purchase tax on top.
The whole experiment is costing approx £40K per annum in interest and running costs so if we could sell the at cost then we would be happy.
I have just found the distance, language and different systems to be more hassle than its worth. I am glad we tried because if not, who knows, but on reflection my time effort and money would have been better employed in the UK. It used to be fun getting the 6am plane for work but……..
For every £1 made in rental income in the UK, I am only getting €1 in Spain for exactly the same £100,000 invested so only 2/3rds the income. Capital growth may be the answer to my problems, but how long before it comes. The historical data is not there as it is in the UK. Also the advent of the Euro caused a vast increase in property prices, so maybe a five year lull before things pick up, perhaps the wrong time to invest in hindsight.

Why Bother?

My wife and my view on the emerging markets currently being touted is why bother. If Spain which is a 30 year old market for investment is not worth it, where someone else has done all the hard work why go through all the hassle when the infrastructure/organisation is not in place to the same extent
Access is a major issue too.
Spain/France/Italy are all under 6 hours door to door . My in laws have purchased in Bulgaria and it is 9 hours door to door – so no quick trips for a long weekend
lack of local airports to developments a factor,
lack of competition from lo-cost airlines
low wage structure in the country, so low local appeal for the property, thus only aiming for holiday lets on a 4 month market
I could go on but you get the idea"

I agree with his sentiments.
Its my opinion that the added risk of overseas property investments are very high.
We have written extensively about what these risks are and how these manifest themselves, at other posts. Click on the categories / lavels at the bottom of this post to read more.

MORE ABOUT LETTINGFOCUS AND WHAT WE DO

LettingFocus.com is the home of landlord information.

I’m David Lawrenson, a landlord and property investor myself for over 25 years and author of “Successful Property Letting” – the UK’s top selling commercially published property book for the last 3 years.

Services to Businesses and the Public Sector

Primarily I am a consultant to banks, local authorities, social housing providers and other organisations – helping them with their landlord facing or buy to let product strategies and services.

For example, I help banks improve their buy to let mortgage lending practices and I help housing association / local authorities find private landlords (private rented access schemes, local letting agency models etc.)
I also write for property websites and am regularly quoted by the broadcast media.

Services for Private Landlords

We also find some spare time to help landlords and property investors by coaching them in how to make money in the private rented sector using ways that work, which are ethical, fair to tenants and which involve minimal risk to the investor.
We pride ourselves on giving independent unbiased buy to let advice on either a one-to-one mentoring / coaching basis or through our occasional group seminars. With no links to property firms, developers or bridging loan providers we can advise on where and what type of property to buy for investment and when to buy it. We also show you how to manage tenants properly.

AT OUR WEBSITE LETTINGFOCUS.COM:

THE HOME PAGE OF THIS BLOG click here: Blog

THE HOME PAGE OF OUR MAIN SITE click here: LettingFocus Home Page

For general info on our CONSULTING click here: Consultancy and Seminars

ONE TO ONE PRIVATE CONSULTANCY click here: Property Mentoring

NEXT SEMINAR AND NETWORKING EVENT for Landlords and Property Investors:
Next Property Investment Seminar and Networking Event

We have OFFERS on a range of services and products for landlords too; click here including landlords insurance, tenant referencing, tenancy agreements and more: Services and Products for Landlords

TO READ CLIENT TESTIMONIALS – both commercial and private click here: Testimonials

BUY “SUCCESSFUL PROPERTY LETTING” click here: Buy the Book at Amazon plus anything else you fancy at Amazon.co.uk

To JOIN our Free QUARTERLY NEWSLETTER simply send an email to david@LettingFocus.com - Please note we WILL NOT send spam or sell our mailing list to advertisers!

IF YOU HAVE A SITE WHY NOT LINK TO THIS BLOG OR TO OUR WEBSITE?

IF YOU SELL SERVICES TO LANDLORDS, YOU COULD BE A PARTNER ON OUR AFFILIATE PROGRAMME.

PLEASE GET IN TOUCH!

See our TWITTER PAGE: http://twitter.com/LettingFocus

Copyright of Blog: David Lawrenson 2007. This blog is updated roughly once a week usually on a Monday or Tuesday.

TO VIEW RELATED POSTS select a “Category” at the bottom of this page.