Archive for June, 2010

Moving a business to London or managing office moves across the capital can be daunting. With thousands of available properties, it is essential a business can conduct an efficient office move.

London remains a magnet for businesses of all sizes. Serviced by five airports, including Heathrow and its new Terminal 5 and the latest European rail connections, it is still favoured by major corporations.

Knight Frank’s most recent survey of commercial property activity within the M25 revealed 72 per cent of property take-up was in out-of-town developments, with budget office moves enjoying units one-third greater than town centre lettings.

There has also been a marked interest in the West End, which remains popular with the developing media industries. Investment has more than doubled during the first three months of this year, compared with the final quarter of 2007. Property group, Frank Knight, has revealed £1.15 billion was spent on commercial property in the West End since January.

Media reports have recently noted a decline in commercial property markets. However, for companies planning office relocations there is much good news. With a number of commercial properties nearing completion, vacancy rates have risen to 6.2 per cent and there is 13.7 million sq ft of commercial property available across Central London. Added to this, the ongoing credit crunch has contributed to lower rental prices in the City, which now average £60 per sq ft reduced from £63.50 per sq ft.

Managing office moves can be made easier by first considering your firm’s needs and the cost of moving – will it involve a new IT system and office design, or can the cost of office refurbishment be limited by continuing to use current equipment?

London’s skyline is filling with high-profile commercial property, although it is equally likely when moving offices firms will find themselves in renovated or refurbished buildings.

In the next 12 months, 15 separate refurbishment projects are set to be completed within the boundary of the M25 adding a further 833,789 sq ft of accommodation.

Successfully relocating in the capital and ensuring an efficient office move can be better achieved with expert help. Employing the services of a relocation advisor that maintains its loyalty to your business and not the building would be an excellent start.

Whatever the reason for your relocation, its effect on staff is likely to be considerable. Estate agents, Savills, in its recent study, What Workers Want and What this Means for Property, revealed the importance employees place on quality offices. It found 82 per cent of respondents said immediate workspace conditions, such as comfort of work area and lighting, were most important.

Firms planning corporate relocations will have many properties to choose from. By recruiting the help of experts in managing office moves, they increase the chance of getting office moves right and minimise disruption to their business.

For interviews, quotes, images or comments contact:
Shivani Gurtu-Louth
Devono Operations Manager
Tel(DDI): +44 (0)20 7096 9911
E-mail: sg@devono.com
Website: http://www.devono.com

Resources:
Market rent guide – http://www.devono.com/Market-Rent-Guide/
Office Space Calculator – http://www.devono.com/Office-Space-Calculator/
Industry News – http://www.devono.com/News/

This video shows the steps to solve very simple logarithmic equations

Real Estate Development, Transportation, and Communities of the Future Featuring: Genevieve Giuliano and Richard Green

If you are either, living in, looking for or trying to sell or buy a condo in Nanaimo, you need to check out Nanaimo condos. Nanaimo Condos also covers townhouses, patio homes and apartment sales.

Nanaimo condos is a tool and resource for anyone that is looking to buy or sell condos or has any connection to strata homes. They offer advice and information on all types and also provide full listings of condo sales. The overall goal for Nanaimo condos is to create a better system for strata homes (multi-family homes such as condos, town homes and patio homes). This especially includes supporting sellers with their home sales. It can be difficult to sell or find a good condo on your own, and that is where Nanaimo condos steps in. They will not only list your condo for sale for you, but they will also provide you with more information on condos than anywhere else. They really are the ultimate resource for condos and all types of strata homes.

If you live in a condo right now, but don’t have any intention of selling any time soon, you should still check them out. Nanaimo Condos is dedicated to improving the quality of life for people in condos already. These improvements come in the forms of tips and ideas for people living in any strata home as well as providing lists of trustworthy companies that you can feel safe hiring to do any work on your condo. Each of their listed partners has been reviewed and tested by Nanaimo condos and is just as dedicated to the improvement of strata homes as they are. So if you need anything from renovations to a lawyer you can trust that Nanaimo condos did the homework for you allowing you to simply choose from their partners for your situation.

The networking system that Nanaimo Condos has put together is simply incredible and connects anyone involved with strata home to anyone else. This even includes the contractors who are building these condos. Nanaimo Condos works directly with builders and contracting companies to improve the designs and quality of every strata home. They have lists of different condo developments that are going up in the Nanaimo area with sketches and projections of what they will look like. They also include pictures of current condos that are available. They even contain the name and number of the company that is building them, allowing you to connect straight to the contractor if you would like.

Nothing is outside the reach and scope of Nanaimo condos. They seem to have every aspect of condo life under their control and they do a great job of connecting the community together with both information and condo listings for people to take advantage of. No matter if you are trying to move in, or move out of Nanaimo, let Nanaimo condos help you along the way. You won’t be disappointed with the quality of help that you will be receiving, nor will you be disappointed with the quality of condo you will end up with at the end of the day.

Anybody in the UK who wishes to sell their home has many things to consider.  From choosing how the property will be marketed to arranging for a Home Information Pack there are many things that must be done to give the best possible chance of a quick sale.

Advertising the Property

UK home sellers have a number of options when choosing how their home will be marketed.  Traditionally the majority of property sales are made via estate agents with as much as 90% of all homes being sold in this way.  Using an estate agent can be advantageous as they commonly offer a full range of services including setting a valuation, marketing the property and arranging viewings.  For these services estate agents will charge a fee.  In many cases the fee charged will be set at a percentage of the selling price of the property usually amounting to 1-3%.  There is however a different type of agent known as fixed fee estate agents who charge a set fee regardless of the value of the home.  Selling a property with a fixed fee estate agent can mean significant savings.

Some home owners choose not to use estate agents and instead prefer to try to sell their house privately.  There are a number of property sites that will enable people to advertise their home for sale online.  This can be a good way to sell property as research has shown that many people searching for a new home to buy will look on the internet.

A third option for home sellers is to make the home available at a property auction.  Property auctions can be a good way to ensure a quick sale however it is generally homes that have been repossessed or are in need of a great deal of repair that are sold in this way.

Home Information Packs

Home Information Packs (HIPs) were first introduced into UK property sales in August 2007.  It is now compulsory for all home sellers to make a Home Information Pack available to potential buyers of their property.  Every HIP contains a number of documents relating to important aspects of the property being sold along with information about its energy efficiency.

People selling their home should have a HIP prepared as soon as they put the property on the market.  There are now many organisations offering to prepare Home Information Packs.  These organisations range from estate agents and solicitors to specialist HIP providers.   When choosing a HIP provider home sellers need to consider both price and more importantly quality.  Research has shown that some Home Information Pack providers are producing packs which contain inaccuracies or are incomplete.  So that their money isn’t wasted it is important that people selling their home choose a reputable organisation for their HIP.

Logarithmic Differentiation! For more free math videos, visit JustMathTutoring.com and click on the subject of your choice from the left! There are over 100 FREE math videos for you to watch as often as you like! Austin Math Tutor, Austin Math Tutoring, Austin Algebra Tutor, Austin Calculus Tutor

www.KoaKauai.com Kauai REO news update, focused on Princeville condos and single family homes.

Port Moody, BC Canada www.PortMoodyTownhouse.com The Official Website of NetworkofCondos.com

The majority of people in the UK buying a new home will be required to pay stamp duty on the purchase.  What is stamp duty, how is it calculated and what impact does it have on the UK housing market?

What is Stamp Duty?

The origins of stamp duty go all the way back to 1694 when it was brought in to pay for the war against France.  Stamp duty is actually the oldest tax administered by the Inland Revenue.  The current Stamp Duty Land Tax was introduced in 2003.  Stamp duty covers purchases of all types of property and is paid by the buyer.  The actual amount paid varies according to the value of the property being bought.

How is Stamp Duty calculated?

Stamp duty is levied at a percentage of the value of the property.  For properties costing between £125,000 and £250,000 a 1% rate of tax is charged.  For example if the purchase price of a property is £200,000 the buyer will be required to pay £2000 in stamp duty.  For properties sold for between £250,000 and £500,000 stamp duty is set at 3% with a 4% rate for all properties costing over half a million pounds.

Are there any exemptions to Stamp Duty?

In an attempt to assist first time buyers and to account for rising property prices the lower boundary for stamp duty has increased twice in the last decade.  Currently people paying less than £125,000 for a property will not be required to pay stamp duty.  There are also exemptions for some properties being bought in areas that the Government considers to be disadvantaged.

How does Stamp Duty affect the UK property market?

As property prices have increased so has the amount that UK home buyers are paying in stamp duty.  In the last year the average stamp duty paid was £4,950.  The comparable figure for ten years ago was just over £700 which means that average stamp duty payments have increased by nearly 600% in the last decade.  There is some concern that the rising cost of stamp duty is having a negative effect on the UK housing market.  This concern has been acknowledge by the government who have recently announced a one year ‘break’ on stamp duty payments for all property costing less than £150,000.

One of the most important jobs of a successful property investor is to find a good property investment deal and structure it to make the most money from that deal. It is important to note that a property investor is not a solicitor, or necessarily a property management expert or a maintenance guy. These jobs although essential should always be outsourced to the appropriate professionals.

In addition to deal structuring, a property investor needs to be able to conduct a proper valuation of any property to decide whether a deal is worth pursuing or not. Estate agents and surveyors value property everyday. By using similar techniques of monitoring sold prices and market conditions, there is no reason why any lay person cant value properties himself.

A good property investor will always make money regardless of what the market is doing. As a property investor, you should know when the ideal market for investing is. Making a list of comparable prices of properties which have recently sold in your area and by speaking to estate agents who are very close to the market will help you to make a better investment decision.

We all know that it is more difficult to find a bargain in a rising market than it is if the market is falling. However, in a rising market the probability of selling the property immediately for a larger profit also increases. Hence, your investment strategy for property investing in a rising market might be to flip property. If the value of properties is generally decreasing then there are more opportunities to bargain and hence obtain some great property deals. These properties should be kept as rental investments. Henceforth, you can make money whether the market is rising or falling.

Any good property investor should consider the following when investing in property:

* limit your risk by doing your homework. Determine key factors such as the average length of time properties have been on the market this month versus last month to help gauge market condition.

* leverage your finances. The less of your own money you invest in property, the more properties you can buy and you will also risk less of your capital should things go wrong.

* assess the tax situation: Taxes are an important part of successful property investing and this can make a difference between positive and negative cash flow. Always know your tax situation and use it to your advantage. Hire a good tax accountant to advise you.

* know your likely expenses before any property purchase. This will allow you to budget for any development work that may be necessary.

* always conduct a thorough inspection of your property before you buy it. Never buy a property without examining it. Consider hiring a builder or surveyor if you are unsure about anything.

* compare property values before purchase. Always compare your property value with a similar property in that area before buying it.

* learn how to negotiate with estate agents and vendors. The less you pay for your property, the greater the profit. Never pay asking price for property.

* always have an exit strategy in place. Why are you buying this property, how much will you spend and what do you want to do with the property once any works have been completed.

The property business like any business will require you to do your homework. Follow these simple tips and your success as a property investor will be greatly heightened.

It’s your job to sell your products, market your products but to also teach your customers how to fully use your products. When your customers know how to use all of your features to the fullest they are more likely to be more successful and refer you.

One Stop Comprehensive Real Estate&Mortgage Services

Dutchess, Putnam&Westchester County New York and nearby western Connecticut area offers something for everyone.  Stunning lakes and beaches, the Long Island Sound, abundant shopping, equestrian farms, waterfront properties, public&private golf courses, parks&playgrounds and an easy commute by car or train to have made Westchester, Putnam & Dutchess Counties New York and the western Connecticut area one of the most sought after communities on the east coast of the United States.

Conveniently located just north of , residents here enjoy all the country life has to offer.  Here in the “country” you’ll enjoy wonderful neighborhoods, great schools, backyard barbeques, fresh air and plenty of room to spread your wings.

Looking for a deal on that special property? Then browse all our Handyman Specials, Foreclosures, New Homes, Waterfront Homes, Log Cabin Homes, 55+ Adult Community or Equestrian Properties, at www.NYCCountryHomes.com

We are delighted to indulge our clients with a wide selection of homes for sale in  &New York real estate properties.  In addition, here you will also find a large selection of rentals and also homes for sale in nearby Fairfield County Connecticut; including the towns of Danbury CT, Brookfield CT, Ridgefield CT, Bethel CT, Wilton CT, Greenwich CT and New Fairfield CT.

Here our buyer’s can find anything from a luxurious Bedford New York mansion, a relaxing lake front home in Brewster New York, a spacious townhouse overlooking a beautiful golf course in Carmel New York, a private country home nestled in the woods in Somers New York, a water front home on a motorized lake in Mahopac New York, a historic home in Pound Ridge New York, an equestrian estate in North Salem New York or Pawling New York, or a log cabin home in Patterson New York or search  for a home in the western Connecticut area, including the towns of  New Fairfield CT, Danbury CT, Ridgefield CT, Brookfield CT, Bethel CT, Greenwich CT and Wilton CT.

Contact the Lawrence Walsh Group for first class representation and exceptional client services.
Call us today at 914-248-1800 or contact us.

Planning on selling your home? According to the National Association of Realtors, 86% of home buyers perform most of their home searches on the Internet.  If you choose the Lawrence Walsh Group, you’ll know your home is receiving the maximum exposure needed in today’s market.  We utilize the latest technology, syndicated advertising and strategically placed blog’s and web sites to drive thousands of buyer’s each week here to our primary website, www.nyccountryhomes.com, that’s why we’re consistently one of the top ranked sites by buyer’s and seller’s in all of the Westchester & Putnam County NY real estate market.  No other real estate agent in  area can expose your home to more potential buyers.  For more information visit our Selling your home page.

Lawrence Walsh has been a distinguished Realtor for twenty years and has exceptionally represented both  buyer’s and seller’s in all types of real estate transactions in the and Putnam County New York area.  He has assembled an incredible team of professionals who are consistently ranked as one of the top Realtors Groups in , Putnam & Dutchess Counties New York.  Holding dual real estate licenses in both and and licensed as a Mortgage Loan Officer, he and his team are uniquely qualified to help you find and finance your next dream home in either state.  To those who value a relationship with a professional Realtor, we at the Lawrence Walsh Group extend a warm welcome and open door.

Since 1973 the RE/MAX network has grown to include 63 countries, eight territories on six continents.  Today, REMAX has more than 6,149 offices through out the world.  For over 25 years REMAX has remained focused to serving the needs of their clients by selectively recruiting and training only the best and most professional brokers in the world, allowing REMAX to continually live up to it’s claim “outstanding agents, outstanding results”.  With over 120,000 associates REMAX is the most recognizable and successful real estate firm in the world.

With an airport on the way, an overall price range that is at least 3 times less expensive than the equivalent in either Italy or France, a recent investment by developing company Yulen into the Bansko ski resorts – ensuring that it truly lives its potential as the best skiing resort in Europe. There are many reasons why you should consider to buy resale property in Bansko. The market forecasts are for an initial diffident poise, then a relentless build-up in the coming months and years. This will ensure a future of increased demand and popularity of Bansko as both a skiing destination and an investment landscape for both casual and serious property speculators. This is an easy guide to buy resale property in Bansko.

The resale market in Bansko has exploded of late, with more and more options being broadcasted to the international market. If you are interested in picking up a slice of happiness in Pirin Mountain’s spectacular locations and a rich surrounding, then there some things you should know.

One of course is the legal fees if you are a foreigner buying resale or any sort of property in Bansko. Check with the company that you have chosen to liaise with and ensure that you have a full understanding of the legalities of the situation. There is heavy advice for anyone to engage a lawyer because of the complexities of the buying process. Conveyance, preliminary contract and maintenance contract checks have to be done by a lawyer to ensure the integrity of the purchasing process. There are also notary and transfer fees that must be noted – depending on the company, it can be between 2 -3 % of the purchase price.

Also note that prices will get higher in popular and affluent areas like the near or within the Pirin Golf & Country Club or the Ibar Country Golf Club. In addition, most of the resale ski resort properties, whether they are studio apartments, one room or multiple room houses are mostly fully furnished and ready to be utilised. Check with the owner or the real estate agent that the accommodations have at least a 10-year construction guarantee and have been insured against mishaps or disasters.

Areas that are popular now include the Katarino Spa Resort, which sits about eight kilometres from the centre of Bansko Ski Town Centre. The Gramadeto area of Bansko is also of note, as well as many ski lodges and apartments peppering the foot of the Pirin and Rhodopa Mountains. It is also down to your preference as a buyer, but facilities like restaurants, taverns, medical facilities are never too far away. Bansko also boasts many English-speaking concierge services that cater to an international crowd.

With a selection of ski, sea and city properties all over Bansko, there are many options for the prospective buyer. But always approach any investment as carefully as possible, ensuring you are well educated on the property market, location values and local cultures before you dive into buying property. Bansko is a beautiful, scenic and thriving location in the shadow of mountains but towering over other ski resorts in Europe. With a bit of thought, prudence and planning, the decision to buy resale property in Bansko will always be a good one.

Getting a commercial mortgage for a hotel property is very similar to getting a commercial mortgage for an owner occupied commercial property with a few subtle differences. The driving force for the majority of most hotel income is the RevPar or revenue per available room. RevPar is most commonly calculated by multiplying a hotels average daily room rate (ADR) by it occupancy rate and is a key indicator of performance. Rising RevPar is an indication that either occupancy is improving; the ADR is increasing, or a combination of the two.

Although RevPar only evaluates the strength of room revenue, it is typically the most relevant indicator of performance. While many full service hotels generate revenue through other means such as restaurants, casinos, conferences, spas, or other amenities the majority of hotel properties are either limited service flagged properties or limited service unflagged properties. A limited service hotel is simply a hotel with out a restaurant. Because the operating costs of the restaurant component generally run higher than that of the hotel operations, it is common for the net operating income (NOI) as a percentage of total sales to be lower for a full service than a limited service hotel. For this reason the majority of commercial lenders prefer to finance limited service hotels.

Flagged vs. Unflagged Properties:

A flagged hotel property is simply a hotel that belongs to a national franchise. An example of a flagged property would be a Holiday Inn or a Best Western. For the guest, a flagged property provides the benefits of a uniform standard that is upheld by the franchisor. A guest could stay in a flagged property on the east coast and could expect the same flag on the west coast to have the same standard of cleanliness and amenities. The owner of the property gets the benefit of a nationwide reservation system and marketing. For this benefit the operator is expected to pay a franchise fee which can typically range anywhere from 5% to 10% of room revenue. Because of the advantages that a flagged property has, most commercial lenders prefer to finance them over an unflagged property. Sometimes it can be extremely difficult to get a commercial loan for an unflagged property, especially if the property isnt in what is considered a destination resort area. A destination resort area would be an area like Miami, Myrtle Beach, or Orlando FL. An unflagged property in a destination resort is easier to obtain a commercial loan on than an unflagged property in other areas of the country.

Exterior Corridor vs. Interior Corridor:

An exterior corridor property is a hotel property where you can actually see the door to the rooms from the exterior of the property. These are sometimes referred to as a motel instead of a hotel. The term motel is actually derived from the term motor hotel where most travelers would park their vehicle directly in front of their room. While there are disagreements between what defines a motel and what defines a hotel, there is typically very little difference between the two outside of a lenders perception.

Most exterior corridor properties are older and subsequently will not have the quality of furnishings and will have more deferred maintenance than an interior corridor property. An interior corridor property is going to be more energy efficient and would have a lower utility expense as a percentage of gross revenue.

Financing Your Hotel Property:

When trying to get a commercial loan for your hotel property there are a few distinct differences you can expect as opposed to financing other commercial properties. A hotel property is considered special purpose in nature which simply means that it is generally cost prohibitive to convert it to alternate use. An office building or retail space can accommodate numerous types of businesses whereas a hotel property can only accommodate a hotel. Because of this a commercial mortgage for a hotel is going to be considered riskier to the lender than a commercial mortgage for other general purpose property types. A lender will mediate this risk by taking a more conservative approach to underwriting a hotel property.

The loan to value (LTV) for a hotel property will be lower than other general purpose property types. For a limited service, flagged property 65% LTV is typical and that number can go down depending upon the age of the property and whether its interior or exterior corridor. The LTV is simply a ratio calculated by dividing the loan amount by the value of the property. The debt service coverage ratio (DSCR) for a hotel will also need to be higher than that of a general purpose property type. The DSCR is a ratio that determines the strength of the property or business income in relation to the proposed mortgage payment. A typical required DSCR for a hotel property by a commercial lender is 1.30 which simply means that for every $1.00 in proposed mortgage expense there should be $1.30 available to pay it. For other general purpose property types the DSCR is lower. A DSCR of 1.20 is common for general purpose property types and can go oven lower for a less risky property such as an apartment building.

Because the acquisition of a hotel property under a conventional program requires a large capital injection, many borrowers prefer to purchase a hotel property by utilizing the SBA 504 program. This program enables the borrower to put in as little as 15% and still obtain a better interest rate than a traditional commercial mortgage for a hotel.

There is no one in the world that wants to work a day longer than he has to. But with economic instability leaving many of us worrying about how our future and retirement will be paid for, it is ever more tempting to invest in something concrete and allow ourselves to retire young with real estate investments.

There are two main ways of making money from real estate. The first is to buy older and dilapidated properties at prices below the market value, then renovate them and sell them on at a profit. Property development can offer significant returns in the short term, and allow you to enjoy a higher standard of living, although it may initially require a lot of work and there may be a lot to learn.

The other method of earning money from real estate is to buy properties and then let them out to people and become a landlord. Provided you are able to get tenancy agreements that allow you to make a profit on any mortgage payments you have on the property that you rent out, you can buy a portfolio of real estate that will pay for itself while also providing you with a salary.

Over time, as your investments mature, rising property values along with the fact that your mortgages will be paid off by the rental income mean that when you are ready to retire, you can either sell off your entire portfolio for a lump sum to live on, or you can continue to receive the income from your tenants in lieu of a salary from a job, while allowing you to enjoy your retirement earlier than you thought possible, and in style – driving your Bentely to the Country Club for lunch and going on vacations four times a year (irst calls of course).