Guides

Mortgage guide for first-time buyers

Buying your first home can be both an exciting and slightly daunting process. There are many different stages when it comes to property buying, we have compiled the guide below to help make the mortgage preparation process easier.

Who is a first-time buyer?

A first-time buyers is anyone purchasing their first property. This person has not hitherto owned in a freehold or leasehold capacity a residential property in the UK or abroad.

The information mortgage lenders consider for first-time buyers

It is essential that you know before applying the criteria mortgage lenders will be assessing you against determine whether to accept or decline your application. Typical eligibility criteria considered by a lender includes the following:

• Credit score
• Salary
• Current employment status
• Their own mortgage policy rules
• Monthly outgoings
• Savings
• Mortgage amount
• Deposit size required

Saving for a deposit

As previously mentioned, one of the main things mortgage lenders consider is how much you have already saved for the deposit.

The more you have saved, the greater the range of mortgages you have to choose from, and at lower interest rates.

How much do I need to save?

Generally speaking, it is recommended to save at least 5% to 20% for a deposit on a home.

What other costs do I need to consider as a first-time buyer?

It isn't just the deposit that you need to factor in as a first-time buyer. There are other costs that you have to consider,  such as:

• Stamp duty: remember that first-time buyers are exempt from paying Stamp Duty on the first £300,000 and up to the value of £500,000
• Surveying costs
• Removal costs
• Buildings insurance
• Valuation fees
• Arrangement fees
• Furnishing costs
• Decorating costs
• Solicitor's fees

Are there home-buyer schemes?

Yes, there are a number of government backed-schemes aimed at helping people across the country to get onto the property ladder.

The main three are:

• Shared ownership scheme
• Help to Buy Scheme
• Affordable housing scheme

Preparing for your application

Checking your credit report

Checking your credit report is an important step to take when preparing for a mortgage application as a first-time buyer. We recommend that you check your credit file with all three credit reference agencies in the UK, these are Callcredit, Experian and Equifax as you can assess your average score because they all take into account slightly different criteria.

You can also verify that you do not have any inaccurate or out-of-date information on your file. This could affect your chances of being accepted for a mortgage. If you do find any, address these quickly by contacting the lender in question.

Spend time researching mortgages

There are a number of different mortgages products available on the market, therefore thoroughly research to see which will best suit your circumstances as a first-time buyer. You can do this by going online and looking at comparison websites. You could also speak to your broker or mortgage adviser who can provide guidance.

Look at your spending habits

Going through your spending habits over the last four months in order to see what exactly you are spending is definitely worth doing at least a year prior to making a mortgage application. This will enable you to see if there are ways you can save more.

Whilst addressing your spending habits, you should also try to prioritise putting aside money to settle any outstanding debt you have before applying for a mortgage.

Documents needed for a mortgage application

If you are ready to apply for a mortgage as a first-time buyer, the following documents you will need for the application are:

• Current account bank statements for at least the last 3 months
• P60 form from your employer
• Passport or driving licence
• If you are self-employed, a statement of accounts dating at least two years'
• Your last 3 months’ payslips
• Utility bills
• A SA302 tax return form if you are self-employed, or receive earnings from more than one source
• It is also common to be asked to provide council tax bills and insurance policy statement

by Mairead Finlay

A Guide to Listed Buildings

If you own a listed property, you should see it as both a privilege and a huge responsibility. Whilst some of the most beautiful homes in the UK are listed, they come with a few complications and obligations when it is under your control.

The special status will bring prestige and will increase the value of the property quite substantially. If you are willing to invest time and the necessary care and money into your property, a listed property can surely thrive and add to the preservation of Britain architectural history.

Why are buildings given a listing status?

Across the country, there are an array of different types of listed properties which come in all shapes and sizes. When property is seen to be of ‘architectural or historical interest’ it is added to a list of the buildings register of listed properties. The idea is that being on the list protects the property from being modified in an inappropriate fashion or from being poorly maintained by any of the current or future owners.

Minor repairs and restorations are usually accepted. However, most home-improvement projects are subject to listed building consent. Likewise, if the local council deems that you are not looking after your listed property correctly or are having it altered without their consent, they are within their rights to take action to secure repairs at your expense – they may even make a compulsory purchase order.

How do I know if my home is listed?

The older your home, the more likely it is to be a listed building. Across the span of the UK, there are around half a million listed properties at present. These include buildings which were built before the year 1700 which still survive in their (or close to) their original condition.

If you are curious to find out whether your property is a listed one, you can search your address on one of these relevant governing bodies:

• England: Historic England – this site holds the complete list of all listed properties.
• Scotland: Historic Environment – offers a searchable list.
• Wales: Cof Cymru – has a searchable map
• Northern Ireland: Department for Communities – this holds a database of all historic buildings.

Categories of Listed Buildings

Across the UK, the listing categories vary. In England and Wales, there are three main grades which are: I, II and II*.

You will find that most listed buildings are given a Grade II status, these are properties which are seen as of special interest. Around 92% of properties are Grade II.

Only a small 5% are listed Grade II*. To gain this status, a property has to be of more than special interest.

Buildings which are deemed of outstanding or national architectural or historic interest only make up 3% listed as grade I.

Can you make changes to a listed property?

As mentioned, a listed property has a protected status, but this does not prevent all changes being made. In fact, it has been found that most applications to make changes to a listed building are actually approved.

The aim in listing a property is to make people aware that the building needs to be treated with special care and preserved in any way possible. If you apply to make changes to your listed property, an assessment will take place to evaluate the impact the proposed changes may have on your property before they can be approved. This will usually be carried out by a conservation officer who is part of your local authority planning department.

For any like-for-like type repairs, they much aim to match the existing materials and details of the original property. If this is plausible, then there should no issue with making these changes. ‘Improvements’ however, may have to be reversible.

You are also able to extend your listed property, within means of approval. Designs which show a clear distinction between the old and the new can expect to be rejected unless it is something like a glass room extension.

Like with minor repairs, it is important when building an extension to use similar materials to the original. This will probably result in your extension having to remain quite simple in nature.

To appease the local authorities as well as saving yourself from heartbreak, it is best to go about hiring an architect who has experience in listed buildings.

by Sophie Knight

A Guide to Planning Permission

Getting planning permission can be key to the success of your building or development project. Most of the bridging lenders we work with do not require planning permission prior to making an application. Accordingly, it is best to see if you can get the finance first before going through the application and process of getting planning permission.

When you will need planning permission: If you are adding to the exterior of the building - whether it is adding extra rooms, floors or extensions, this could be blocking a neighbour's sunlight, driveway or getting too close to the home. Therefore, you have to ask permission from your local council.

When you do not need planning permission: For an internal renovations or refurbishments, this is not affecting any neighbours or people around you (except maybe some noise). Therefore, you do not require planning permission if you are just changing the interior design of the home, breaking through some walls to improve the layout or adding a conservatory provided that that it is no longer than 10 feet. You may need advice if you are looking at converting a garage into a room and how this will impact those around you.

What is planning permission?

Planning permission is required if construction of a new building or extensive changes to an existing building are to go ahead. This will require an applicant receiving consent from the local planning authority in the form of planning permission.

The reason you need to obtain this permission before you can build or change anything extensively is that the system has been designed to control inappropriate development. For example, you are not likely to get planning permission for an ultra-modern home situated in the countryside, surrounded by traditional farmhouses. The system makes sure all buildings are appropriate and in-keeping with the surroundings.

You will need to get planning permission if you are building a completely new house, adding outbuildings or building on an extension. It does depend on the size of the project and the level Permitted Development rights afforded or still remaining on a property.

Approved or Rejected: How are applications decided?

The local planning authority will aim to base its decision on a set of ‘material conditions’, which can include – but are not limited to:

• Parking
• Highway safety
• Noise
• Overlooking/loss of privacy
• Traffic
• Layout and density of building
• Impact on a listed building and the surrounding area
• Design, appearance and materials
• General government policy
• Disabled access
• Nature conservation
• Proposals made in the development plan
• Previous planning decisions

In England and Wales, neighbours are often consulted with and invited to comment on the plans alongside the local parish councils. However, only objections which are based on material considerations will be taken into account. If there are objections of this nature, the decision will be made by a majority vote by the local planning committee. If there are no objections and the officers recommend approval, then the council will usually grant the planning permission using what are known as delegated powers. Having no objections will clearly speed up the process for an applicant.

Permitted development rights

At the very beginning of the planning systems creation in 1948, the concept of permitted development. In the Town and Planning Act on the 1^st of July 1948, this concept allows for minor improvements, such as a modest extension or a lost conversion, to your own home can be taken without having to file for planning permission so not to clog up the system with minor adjustments to a property.

The level of work that can be carried out under Permitted Development depends entirely on a variety of factors. These include the extent of work already carried out on the property and the location of the property (Areas of Outstanding Natural Beauty have different rules, as to Conservation Areas).

How much will an application for planning permission cost?

When applying for planning permission, there will be a fee. You can except the fee for submitting a planning application to vary depending on the nature of your requests for the transformation of a property or building of one.

The cost of a full application currently sits at £462 for the creation of a new dwelling in England, however, the fees are different in Scotland, Wales and Northern Ireland respectively.

For an extension, an application made in England will cost £206 as it stands. Meanwhile, the typical cost for this in Wales is £190.

In addition to the fees for the actual application, further smaller payments can be made for the discharge of ‘planning conditions’ which must happen before any kind of building, development or renovation occurs.

What are planning conditions?

Planning permission will be subject to certain planning conditions which are required to be met and agreed within a given period of time. The planning conditions are absolutely essential and failure to comply may result in what is known as a ‘breach of condition notice’. If you receive this notice, there is no opportunity to appeal and may even go through the courts of prosecution.

The conditions can be very simple and usually are, such as the requirement to use a certain type of material to match the existing ones or the surrounding buildings.

You can apply for planning permission here.

by Sophie Knight

How To Sell Your Property at Auction

Sure, we always talk about the role of auction finance and buying a property at auction, but what about selling? Here is our guide on everything you need to know about the process, should you decide to go ahead and put your home up for sale. We take a look at the reasons why you may choose to sell at auction, how it works, and the advantages of doing so.

What happens at an auction?

Selling your house at auction has become increasingly popular in the UK, predominantly due to the advantage of being to potentially sell a house extremely quickly. Before getting to the reasons why you might decide to sell a property at auction, lets look over first as to what exactly happens in this process.

Generally speaking, the auction will usually take place in a conference room or hall, and very rarely will your home be the only one going under the gavel. However, the process is not entirely the same across the world: for example in Australia, it is much more common for the auction to take place at the property location, rather than anywhere else.

More often than not, it is usually the case in the UK that a company will hold the auction on the property owners behalf. If the house is then sold on the day of the auction, the auctioneer and seller will usually take a portion of the funds raised as a commission.

Why choose to sell a property at auction?

If a homeowner is looking to sell a house quickly, many will opt to choose to go to auction. However, there are also other reasons as to why homeowners may choose to sell their property at auction if:

• Get a quick sale
• The property is being repossessed by creditors due to payment defaults
• The house has been on the property market for a considerable amount of time without any offers
• The homeowner would like to avoid as much as possible the long-winded process of exchanging properties
• The fact that the deposit will need to be ready on the day of the auction should it sell. This will usually be around 10% deposit. The following fees have to be transferred to the owner within a month
• Homeowners can end up making more money at auction by deliberately setting an extremely low reserve price. This can end up generating more interest than usual, and so the price can rise exponentially as a result.
• The property has been repossessed as it is probate due to the owner has passed away. As a result, this means that the relatives or the debtor may be putting the house to auction as they intend to consolidate debts and raise money to improve overall finances

How much does it cost to sell a property at auction?

Do not get fooled into thinking that selling at auction is completely free. Whilst you may well find that your house sells at a much quicker rate, you will have to pay upfront costs in order to put it at auction in the first place.  Whilst there doesn't tend to be hidden costs, there are factors that you need to consider:

• Homeowners will have to pay the auctioneer a commission around 2.5% of the sale price.
• Depending on the company, you may have to pay advertising costs for the auction. Check this out before choosing an auction
• You will need to pay solicitor fees for selling a property at auction. This is to pay for the cost of a 'legal pack' which must be prepared by a solicitor. The pack is shown to potential buyers. This will cost up to £500 to produce.
• Conveyancing fees need to also be taken into consideration. This may cost up to £750 plus VAT. The cost will depend on things like the sale price of the property as well as whereabouts in the country the auction has taken place.

How do I choose an auction house?

Whilst an established auction house may be more expensive than less well-known ones, it is more likely that you will be able to benefit from their expertise on the property auction market - meaning you may make a quicker sale. Buyers are also more likely to approach established auction houses too, which also increases the likelihood of your house making a sale.

However, you may find that smaller auction houses are cheaper and more accommodating, so you will need to weigh up the advantages and disadvantages of both in order to determine which factors are the most important for you when it comes to selling a property at auction.

by Mairead Finlay

Tips for Moving House

We all know that moving house is a no-easy feat. It has rated consistently and-home/the-hassle-free-guide-to-moving-house-2196590.html">as one of the most stressful life experiences one can go through, ranking higher than even divorces! However, whilst it's not something many of us enjoy doing, it is something that is mostly unavoidable. In fact, about 11% of the population move each year! (iammoving.com) At some point or another, whether it be moving into your first home, moving house due to a growing family or a new job, we all need to pack our things up and make somewhere else our home. But what is the best way to go about moving home? Well, we've come to your rescue! We've collected all the very best top tips when it comes to moving home to make the experience less stressful and hopefully less expensive too!

Notify people early

Sure, it is quite likely you will want to tell your friends and family that you are intending to move in the next couple of months or so, but when we talk about notifying letting people know early we mean the following:

• Schools
• Your doctor's surgery
• Your bank
• Companies that you have any credit or store cards with
• Insurance companies
• Loan providers
• Council tax
• Phone companies
• Your internet provider
• Any other utility services, such as water and gas
• Pension and share providers
• Cable providers

Doing this as early as possible can help make the process of letting companies know less stressful. it is also extremely important as any bills that you end up not receiving could end up damaging your credit file in the future, it could also increase your chance of ID fraud. However, do consider using comparison sites when it comes to your internet provider and other utilities for your new home. Don't automatically choose your old one - you could end up getting a much better, less expensive deal elsewhere.

If time is not on your side, how about looking at sites such as www.iammoving.com? They let you change your address details and on your behalf help to notify up to 1,500 organisations and its all for free.

Redirect your post

Use the Royal Mail's Postal Redirection service if you don't know who will end up living in your old property. By signing up for this service, it means that any mail or bills sent to your old address will be able to still reach you. The post can be directed for up to twelve months but can be organised directly with Royal Mail if you find yourself still getting a considerable amount of post being sent to your old home.  It costs around £32 per surname.

Label all your boxes

One of the things a lot of people hate when it comes to moving is both packing away items and then once in their new property, trying to search through what feels like millions of boxes to find essential items. It is annoying and stressful. So, anticipate the potential problems and label all the boxes beforehand, with a description as to what is inside, as well as the room their final destination is supposed to be. Place these labels all around the boxes so you can still see clearly where they should be placed inside your home.

In addition, we would really recommend that you pack an 'essentials' box. Why? Well, unless you are superhuman (which congratulations, if you are) it is probably fairly unlikely you will be unable to unpack absolutely everything in the very same day you have packed up and left your old home. You will be likely to be totally exhausted. So, this essentials box intend to make that first night easier. Pack this box in the front of the car, with perhaps some of the following:

• Coffee
• Tea
• Kettle
• First-aid kit
• Toilet paper
• Plates
• Utensils
• Kitchen cloth
• Shower products
• Toothbrush
• Snacks, such as crisps, cereal bars and fruit
• Change of clothes, including pyjamas and clothes for the next day
• Chargers for laptops and phones

In addition, be savvy about the way in which you choose to pack. Pack as early as possible, as the process always end up taking much longer than you anticipate, in addition when loading the items into the removal van, remember to pack away the items that you need the least first. Don't make the unfortunate mistake of realising of realising too late that all your utensils and plates are at the very back of the van!

Compare removal costs

It is recommended that you try not to go for the very first removal company you find. Try and get at least three written quotes from well-known removal firms. Even better, try to contact relatives and friends to see if they have any removal firms they would personally recommend.   It is important that you check that they are members of one the following:

• The British Association of Removers (BAR)
• The National Guild of Removers and Storers (NGRS)

When comparing quotes, make sure they are like-for-like. Do they all include VAT? Do they include insurance on your possessions? Make sure you try to organise removals as early as possible, as you can often get a cheaper price too. It is also worth getting cancellation protection too, in case, for any reason you are unable to move on the designated day.

Have a clear-out

We tend to accumulate many items over a number of months and years, and it tends to be even more if you have been living in rented properties for a number of years.  However, it is really quite unlikely you need all these things, and that means you may well be taking a load of unnecessary junk into your new home.

Instead, why not take some time out to go through your belongings. Decide which things will go to the local charity shop, e-Bay or a boot sale, and then other items that aren't useful to you can go into the bin. You will probably feel a lot better for it too, and maybe earn some money at the same time. Not bad right?

At Octagon Capital, we are always trying to help our customers get the most information possible for working on a new or existing development project. We specialise in bridging finance, allowing you to get access to funding in a short space of time and purchase a property with a tight deadline. For more information, feel free to read our FAQs or our contact us page.

by Mairead Finlay

What is an Open House?

Open houses are still a fairly unfamiliar concept in the UK however in the United States this method of property selling is extremely popular. In fact, if you ever saw the film "I Love You, Man" it was how the two main characters met. The one guy liked to go to open houses for the free food and to network.

Nevertheless, open house methods are growing in popularity in the UK, with many estates agents across England starting to employ the technique, and you may very well find yourself attending one in the near future, should you be interested in buying a property in the near future.

So, with that in mind, what is involved with the open house method for both buyers and sellers alike? What are the advantages and disadvantages involved in the process? We take a look at all the main aspects of the selling method so that you can consider whether or not it is the right choice for you

What is an open house?

Open house involves visiting a property, however, it is important that you organise visiting it beforehand by contacting the agent in question who is sorting it out.  For the people selling the property, they should make this a prerequisite wherever possible, specifying with their estate agents prior to holding an open house viewing. This means that you lessen the likelihood of some nosey neighbours with no interest in buying your property turning up as they just fancy having a look at your home and comparing kitchens. Opting for registration also means that you can get feedback from prospective buyers who visit too, which can be taken note of through the estate agents.

The way an open house might be used in these circumstances is for auction finance. Prior to attending the auction, the sellers may offer an open house so you can scope out the place and decide whether it is a worthy investment. This is a popular method in Australia, where viewers will have the opportunity to see the property for a few hours and this will be followed by an auction on site. Handing over the keys, there and then.

What are the benefits of an open house?

For buyers and sellers alike, there exist different benefits, including:

• That open houses provide an excellent opportunity to generate interest in your property and a great way of spreading the word that your home is on sale.
• Potential buyers also have the option to look at a property in a calm environment, without the pressure that some may feel is involved if having to organise an individual viewing with an estate agent, this may mean you incur more interest in your property overall, making it a win-win for both potential buyers and sellers.
• Generally speaking, open houses are much more convenient for sellers. As sellers can attest to, getting a home ready for individual viewings can be time-consuming, especially when it comes to the time it takes to clean. With open houses, you have the option of getting on with your day-to-day tasks whilst viewers peruse the property.
• As a seller, you may end up getting a better price for your home than if you had not chosen to hold an open house. Why? A sense of urgency can be created if there is a limited window as to when potential buyers can view a property, such as only for a two hour period, on a Saturday. This could create better competition as other buyers will be able to gauge the level of interest in the house.

Any disadvantages to open houses?

Open houses do not always work for more niche properties. However, if you have a house that is likely to have more of a mass appeal (family home, two or three bedroom house) then it could very well be the case that open house viewings could be for you.

Things to consider if you are holding an open house

Be absent

If you can possibly help it, try not to be present at an open house viewing. In fact, estate agents recommend for you not to be. Why? It tends to gauge more interest, as people feel they can view your house for longer and more openly, with more chance of them choosing to explore. If you are worried about questions not being answered do not worry, your estate agent will be on hand to help with any queries potential viewers may have.

Make your house feel like a home

It goes without saying that the house you are selling should be in its very best condition when it comes to holding an open house. Make sure it is tidy and clutter free, but it is also important to make sure that the property feels homely for prospective buyers too. First impressions really do matter, and if buyers can imagine themselves being able to live in the property they are more likely to make an offer. Things that could help include having fresh flowers around the house, photos, or even baking bread.

Consider strategies with your estate agent

Having a strategy as to how you want to hold the open house more often than not, tends to work better, and you are more likely to get what you want out of the viewing

Things to consider if you are deciding to view an open house

• Be polite - whilst it is important to see as much of the house as you can to get a feel for the place but...is rooting around the sellers' drawers and every cupboard there is completely necessary in order for you to make a final decision as to whether you want to buy the property? We thought not. It may be an open house, but there is no need for manners to go flying out the window.
• Bringing a tape measure could be worth doing if you are considering doing renovations to the house you are viewing.
• To avoid any potential accidents, try and avoid if possible, bringing children to the open house. You shouldn't let them climb on any furniture.
• Try to prepare questions prior to going to an open house that you would like to have answered by the estate agent. It will take the pressure off when you are at the house, meaning you can fully take into consideration whether or not it will be the right property for you.
• However, do keep in mind that you are not the only one who will be viewing the house during this time, and therefore take into consideration that it probably isn't that fair to monopolise all of the estate agents time.

by Mairead Finlay

What Is Council Tax?

In England,  council tax raises nearly £30bn each and every year, with over 22m properties liable for paying for the bill. But what is the money used for, how much do you have to pay, and are there any exemptions on council tax bills for some people in the UK? We tell you everything you need to know regarding the council tax system in the UK.

How does council tax work?

The introduction of council tax was in 1993, replacing poll tax (the Community Charge), basing your council tax bill based on the value of your property. On average, council tax pays for around 25% of local government spending on services such as:

• Refuse disposal
• Support for the elderly
• Support for the vulnerable
• Policing
• Fire services
• Road maintenance
• Local park maintenance

Who pays for council tax?

The payment of council tax is, generally speaking, the responsibility of either tenant renting the property (whether it be council accommodation or privately rented accommodation) or the home-owner. Council tax is still applicable for empty properties or unfurnished homes, but the local council may provide a discount.

In the broadest terms, you are likely to have to pay for council tax if you are over 18 and own or rent a home.  Council tax payments are based on the idea of two adults living in a home so you will receive a discount of 25% if you:

• Live alone
• You are the only adult in your property
• This rises to 50% if no-one in your property counts as an adult.

Who is exempt from paying council tax?

If you belong in one of the following categories, you will not be required to council tax.

• If you are a full-time student, and everyone else whom you live with is also a full-time student.
• 18-19-year-olds in full-time education
• People on certain apprentice schemes
• Student nurse
• A long-term hospital patient
• A  care home resident
• Diplomats
• Full-time college students
• People with a severe mental impairment
• Language assistants registered with the British Council
• If you are under 25 and receive help from the Young People's Learning Agency
• Living in a hostel or night shelter such as the Salvation Army hostel
• Living in a probation or bail hostel
• A member of a visiting armed force, this goes also for any dependants.
• Live-in carers for someone who isn't their partner or child under 18.

How much council tax do I have to pay?

The amount of council tax that is required to be paid will be depending on your region and the local council, who decide the amount. Certain factors that dictate how much you will need to pay for your bill include

• The valuation band of your property, (the council tax bands for England depending upon their value are listed in the table below). Those for Scotland and Northern Ireland differ.
• The overall amount the council needs to raise locally.
• Council tax increases from band to band.
• More than two-thirds of properties in the country are in Bands A-C.
• In England, the amount required by a Band A property is one-third of that required from a Band H property and this always remains the case.
• According to the government website, all evaluations for council tax bands are based on the value of the property on 1 April 1991 for England and Scotland, and 1 April 2003 for houses in Wales.
• You can find out how much your exact bill will be by contacting your local council.
• If you think you are paying the wrong amount for your council tax bill, you can dispute this and if successful, potentially get your property revalued.

As well as finding out the value of your home in England, Wales or Scotland, you also need to find out the following information:

• How much your local council charges for these property bands
• If you any exemptions or discounts are applicable to you.
• If you receive benefits or are on a low-income, you may be able to get a Council Tax Reduction. Until 2013, this was also known as Council Tax Benefit. Your bill may be reduced by up to 100%, but this is dependent upon your personal circumstances. It is important to note this exact scheme is not available in Northern Ireland, but there is the Housing Benefit Rate Relief scheme instead.

Changes that can affect which council tax band you are in

Your property may require a revaluation and may be put into a different band as a result of one the following:

• You start or stop working from home
• You split a property into a number of flats
• The previous tenant or owner made changes to your property
• You demolish and do not rebuild a section of your property
• A property similar to yours in your neighbourhood has had its council tax band change
• If major infrastructure is being built in your local area, such as a new road

If you believe your property may fall into one of the following categories, you can contact the Valuation Office Agency, (VOA) who deals with council tax band valuation and can see if changes can be made to your home. You will receive a decision from the VOA within 2 months of contacting them. They may ask you to provide further evidence or they may revise your bill, or explain why changes can't be made.

Properties exempt from council tax can also include

Certain properties can be exempt from council tax (if only for a short amount of time), though in some circumstances it can be indefinitely. These include:

• Property legally re-possessed by a mortgage lender
• Condemned property
• A holiday caravan or boat on a site where council tax is already being paid on a property.

You can contact the Citizens Advice Bureau (CAB)  to speak with an advisor if you believe you should be exempt from paying council tax.

by Mairead Finlay