We sell, rent, manage, survey, plan and advise...what can we do for you?
We have been helping landlords maximise their rental income for years. In fact, over the last month we have overseen more than £40,000 worth of improvements to our managed residential letting properties, which has maximised the rental income for our landlords.
See below some before and after photos of one of our new instructions. In this instance, the improvements doubled the rental income.
Undertaking works prior to re-letting means:
How does the process work?
Contact us for a no obligation discussion about how we can help enhance your rental property by calling 01234 351000.
2024 has seen more change at Robinson & Hall.
New Practice Manager
We waved goodbye to Ian Randall, our Practice Manager as he retired. He had worked for us for 17 years and was a huge part of the team. He will be missed!
Thankfully, Sarah Davies has filled his shoes and joined us in February 2024.
Sarah has a breadth of experience as a Logistics Officer in the Army, and various corporate leadership roles.
Sarah is reponsible for the smooth day-to-day adminstrative running of our offices and leads the Accounts department.
She is originally from an arable farming family in Essex and is delighted to be part of the team at Robinson & Hall.
Tom Barham joins us as Trainee Building Surveyor
Tom joined us in January and mainly works on computer assisted drawings (CAD) to draw and edit plans, gaining experience so he can progress his career as a Building Surveyor.
Auction has had a successful start to the year
With two auctions already completed, our next auction is also set to be one to watch.
So far this year we have offered 49 lots and sold 40 (82%).
Full results from our last auction can be found below.
For marketing queries or to register on our database, please contact Laura.
With a general election around the corner, there is an unusual amount of activity in the area on large scale infrastructure and progress being made on Local Plans, which is briefly summarised below.
In late 2023, Universal Studios announced that they are looking to develop their first European theme park at Stewartby in Bedfordshire, next to the A421. They have the area under their control, largely through the purchase of the freehold of almost 700 acres. This will create between 8,000 to 10,000 jobs. This scheme, which has support both in local and national government, is reliant on the building of the Wixams train station and a new train station for the East West Rail line, together with major upgrade work to the A421. With a combination of infrastructure and jobs, it will provide significant investment in the area and will affect clients far wider than just those in the immediate vicinity. Universal Studios are consulting locally and works could start as early as 2025.
With work coming to an end on the Bicester to Bletchley stretch, some clients have been surprised to receive survey requests from East West Rail Limited. This is in respect of a next phase of the work from Bletchley through to Bedford where there seems to be some need to do surveys on the earlier phase.
For those affected by the new route from Bedford to Cambridge, you will be aware of the proposed route, with a consultation due by the end of June on the detailed alignment. It appears that the land take will be very significant for this new line, partly in relation to biodiversity offsetting and also for long-term maintenance of the railway.
The 2040 Bedford Borough Council Local Plan is currently on hold until January 2025 whilst the Council undertakes further survey work with National Highways in respect of work required to the A421.
The new Milton Keynes Local Plan, for the period through to 2050, is progressing with a first draft due to be published in the next few weeks. However, the areas proposed for allocation of development have been widely circulated through parish councils, giving an indication of the Council’s thinking on the direction of development.
The West Northamptonshire Local Plan regulation draft plan is currently out to consultation until 2nd June 2024. Development has mainly been focused on the larger settlements within the Council area.
When the Buckinghamshire Unitary Authority was formed in April 2020, there was commitment to making a new Local Plan by 2025. This target is going to be missed, with a consultation on strategic growth expected later this summer as a step towards allocating land.
If you require any further information on any of the above and the effect that it may have on your land, then please contact Andrew.
Calum Weaver, Head of Residential Lettings
Calum has previous experience in working for both corporate and independent estate agencies and has managed lettings teams for several offices across Bedfordshire, Cambridgeshire and Hertfordshire.
Calum is responsible for maintaining our large portfolio of lettings properties and ensuring that our landlords and tenants are provided with outstanding advice and customer service.
Milena Horrocks, Commercial Property Manager
Having previously been Head of Property Management for a firm in London, Milena is responsible for Commercial Agency and Property Management.
Nihal Mohammed, Residential Lettings Assistant
He is responsible for helping the team manage our large portfolio of properties,
answering queries and dealing with any day to day issues promptly.
Debbie Sutton, Auction Administrator
Debbie is responsible for supporting the auction team with their bi-monthly land and property auctions.
Our Architecture & Building Surveying department recently project managed another refurbishment in the picturesque village of Old Warden, Bedfordshire.
The property was constructed in the 18th Century and is grade II listed and therefore very limited in respect of works that can be done without harming the special character of the listed building.
The works consisted of refurbishment of the cottage to include a replacement kitchen and bathroom and upgrades to the heating and insulation of various elements. In the current economic environment, this is a particularly important factor for tenants when they select where they wish to live. These upgrades have increased the EPC rating of the property to a good “D” rating with little that can be done further without harming the special character of the listed building or changing the energy source.
We successfully negotiated with the planning authority to obtain listed building consent to re-roof and to insert insulated drylining together with secondary glazing. We also project managed the works including producing a specification and working drawings, obtaining tenders, preparing contract documents and acting as the contract administrator.
The works have been successfully completed on time and within budget and the property is now on the market to be let by Robinson & Hall which can be viewed here.
For more information or to find out how our Architecture & Building Surveying department can help you, please contact Robert Franklin, Head of Architecture & Building Surveying, on 01234 362917 or email rjf@robinsonandhall.co.uk
Levelling Up and Regeneration Bill
Many changes have been made across the Government over recent weeks, but the Levelling Up and Regeneration Bill, announced earlier this year, remains at a committee stage where it is being examined. However, since the recent changes at Government level, this has been extended and it is believed that potential major changes in legislation could still be made.
The Bill proposes the following outcomes to shake up the planning system:
In September, our former Prime Minister’s Government headed by Liz Truss announced their Growth Plan which proposes further changes to the planning system to quicken infrastructure projects and introduce ‘investment zones’. These investment zones will have deregulated planning rules and have the “potential to accelerate growth and deliver housing”. It is understood that Bedford Borough Council and Central Bedfordshire Council are in discussions with the Government to host investment zones, but we await further detail on these. It is unclear following the resignation of Liz Truss if Investment Zones are still on the agenda.
Enforcement Update – Ending of the 4 Year Rule
The Levelling Up and Regeneration Bill proposes the phasing out of the four year rule for taking enforcement action against breaches in planning control. At present, the time limits for which local planning authorities can take planning enforcement action against breaches in planning control are as follows:
If the four year rule is phased out as is predicted, any breaches of planning shall need to demonstrate that they have been undertaken continuously (with robust evidence) for a period of 10 years or more to demonstrate the development is lawful (in planning terms).
Please be aware, if you have undertaken development that would fall into the four year category and the time limit has passed, now is the time to prepare and apply for a Lawful Development Certificate.
If you are concerned that you may be involved in a breach of planning or have been contacted by your local Enforcement Officer, please contact our planning professionals who would be happy to provide advice on how to remediate any issues.
Local Plan Update
Bedford Borough Council
The Council is still in the process of updating its Local Plan 2030 and replacing it with the Local Plan 2040. Following consultations in both 2020 and 2021, the next stage for the Local Plan 2040 is submission to the Planning Inspectorate for examination in early 2023.
Central Bedfordshire Council
The Central Bedfordshire Local Plan 2015-2035 was adopted in July 2021. The Council is currently undertaking a review of this Plan, which will be considered at committee in November 2022.
We are currently awaiting more information regarding a further Local Plan update, but a future consultation is expected in 2024.
Buckinghamshire Council
Buckinghamshire Council has just undertaken a wider call for sites exercise which ended on 11th September 2022. These sites will now be assessed as part of the Housing Economic and Land Availability Assessment. The Council must have a Local Plan by April 2025.
Milton Keynes Council
Milton Keynes has also recently undertaken a call for sites exercise and this concluded in April 2022. The next consultation on the emerging Plan is expected to take place in summer/autumn 2023.
For more information or to discuss your planning project, please contact Shannon Fuller.
Auction House Robinson & Hall believes activity within the property market will remain strong in the coming months, despite the global uncertainty caused by Russia’s invasion of Ukraine.
The UK’s biggest property auctioneer says that traditionally, in times of world upheaval, people invest in property rather than in the stock market.
Charles Lovell, Head of Auction House Robinson & Hall, explained: “Of course the first thing to say is that our hearts go out to the Ukrainians and the horrific suffering they are currently going through. All of us want to see a speedy and safe resolution to the conflict and an opportunity for those individuals to be able to return home.
However, for the rest of us, in times of global volatility it is important to keep calm and make measured decisions, as opposed to knee jerk ones which often come back to haunt us. And it’s true that in moments such as these, investors tend to choose bricks and mortar rather than stocks and shares.
In difficult times, investments which you can see, touch and feel tend to be the safest and most popular, which is why property does so well. History shows us that it’s happened before and we have no reason to believe it won’t happen again.”
His comments come as Auction House release its results for the first two months of the year, which indicate a rise even on the group’s healthy performance in 2021.
Auction House Robinson & Hall has offered 103 lots in the last 12 months and sold 92 of them; an 89% success rate. Commenting on the figures, Charles said: “Our sales continue to be strong, the market remains robust and demand continues to outstrip supply. We also now offer in-room and online auctions, so the best of both worlds for our clients.”
To find out how Auction House Robinson & Hall can help you or to book a no obligation auction appraisal, please call 01234 362899 or email robinsonandhall@auctionhouse.co.uk
As we move towards the end of 2021, the loss of Basic Payment Scheme (BPS) payments is sadly no longer a future concern; it is very much here. It is a central consideration for budgeting and management decisions being taken now and as such it is more important than ever to ensure that all potential income sources are being utilised.
Going forward it is proposed that part of the BPS loss is to be filled by payments under the much-publicised Environmental Land Management Schemes (ELMS). ELMS are to be fully implemented by 2024 and, in anticipation of this, DEFRA is keen to introduce elements of the schemes now.
The Sustainable Farming Incentive
The Sustainable Farming Incentive (SFI) is one of three schemes within ELMS, providing payments at farm level. DEFRA sees this as a tool to allow farmers to have a different perspective over their land, focusing on natural assets and the best means to protect and enhance these. The SFI concentrates on improving biodiversity, tackling climate change and creating a greener landscape.
An initial SFI pilot is in the process of being rolled out, with the application window having closed at the end of September. The key role of this pilot is for participants to ‘test’ the scheme and its components and to be paid for their role within this. Applicants were limited to those receiving BPS payments and not currently in a stewardship scheme. The pilot is set to begin at the start of November 2021 and run for three years.
There are eight standards within the pilot, each subdivided into three ‘ambition’ levels. Payment rates have been set broadly equivalent to Countryside Stewardship, with the payments available reflecting the difference in work required for each level.
The table below provides a summary.
| Standard | Payment | ||
| Introductory | Intermediate | Advanced | |
| Arable and Horticultural Land | £28/ha | £54/ha | £74/ha |
| Arable and Horticultural Soils | £26/ha | £41/ha | £60/ha |
| Farm Woodland | £49/ha | – | – |
| Hedgerows | £16/100m | £21/100m | £24/100m |
| Improved Grassland | £27/ha | £62/ha | £97/ha |
| Improved Grassland Soils | £26/ha | £44/ha | £70/ha |
| Low and No Input Grassland | £22/ha | £89/ha | £110/ha |
| Water Body Buffering | £16/100m | £29/100m | £34/100m |
Alongside the pilot, a slimmed-down SFI is to be launched in the spring of 2022. This will be available to recipients of BPS and to be a more basic version of the options available within the pilot and the final ELMS (due in 2024).
This will focus on:
A full outline of payment rates is yet to be provided for the 2022 roll out, although they are expected to be similar to those in the 2021 pilot. It is expected that payments will be equivalent to a 30% uplift compared to similar Countryside Stewardship payments.
The SFI is being developed to allow greater flexibility and choice for the farmer and manager. We have been promised a move away from ‘penalisation’ of mistakes and errors and an openness to moulding the scheme to the individual holding. There will be the potential to add and remove parcels from standards and the ability to choose different levels for each standard. Farmers already in Countryside Stewardship are allowed to apply, however it is important to note that the principle of ‘no double payments’ is being adopted by DEFRA. Therefore, if a parcel is within an existing Countryside Stewardship scheme, it cannot be included in the SFI scheme until the initial scheme ends. Therefore, if you have an option on a parcel under Stewardship, you couldn’t enter the same option on the same parcel for SFI.
We would recommend that farmers and managers begin to consider the suitability of their land for an SFI application now, in order to be well prepared for when the application window opens in the spring of 2022. We would be more than happy to discuss the options available and to help in your application.
Please contact Alice for further assistance.
Jennifer Holbrow, Head of our Residential Lettings department, outlines how we can let your property in six steps.
1.Choosing your letting agent
Once you have decided that you would like to rent out your property, you need to choose the best letting agent that suits your particular requirements. At Robinson & Hall, we have 139 years’ experience letting a wide variety of properties and work hard to get the best possible rental return within the time period allotted.
2. Choosing the right lettings package for your needs
Robinson & Hall offers two packages; fully managed and let only. Our bespoke property management packages are designed to suit your requirements, offering you full support along the way. Fully managed gives you the peace of mind that you can leave everything to us to deal with on your behalf, whilst in the knowledge that your property and tenancy will be fully compliant with all legislations. Let only allows you to have a more “hands-on” approach with the day-to-day running of your rental property.
3. Marketing your property
Robinson & Hall will market your property in order to get maximum exposure by using various advertising platforms. Your property will be advertised on the leading property portals such as Rightmove, Zoopla, Robinson & Hall’s social media accounts and our own website.
4. Getting your property ready to let
First impressions are very important so it is crucial to ensure the property is as presentable as possible. With our extensive knowledge in the lettings field, we can work with you to ensure that your property meets the requirements for a rental and is appealing to potential tenants.
5. Moving in your new tenant
Prior to your new tenant moving in, Robinson & Hall will ensure:
• your tenant has been properly referenced
• the property is compliant with all essential regulations
• properly signed contracts are in place
• the first month’s rent and deposit has been paid
• the deposit has been protected
6. Completion
Upon completion, keys will be released to the tenant on moving in day. For managed properties, we will provide the tenant with contact details of their dedicated Property Manager.
For more information or to book a no obligation lettings appraisal, please call 01234 35100 or email lettings@robinsonandhall.co.uk
2020 was a year of uncertainty which impacted on business growth, strategy and vision for the future for many but this certainly was not felt or seen in the commercial property market.
2020 commercial market
2020 forced a number of companies to adapt and change their business model and their way of working.
Which area excelled?
One of the areas of accelerated growth has been in the E-commerce market, particularly in retailing. It is no surprise that due to COVID, this area of business is more important than ever as a huge amount of people now rely upon online shopping. This resulted in a significant uplift in demand for warehouse property, where the market was already robust prior to the pandemic.
What were enquiry levels like?
There was no period throughout the whole of last year where we saw a decline in enquiries for industrial or warehouse properties.
What are tenants looking for?
Enquiries were particularly strong for units located in rural areas away from built up urban environments. Potential tenants are drawn to units located on existing farms because they like the accessibility, good parking ratio, range of unit sizes, on-site security, and flexibility, that can usually be offered, allied to location.
What is key?
Unit size is key. The majority of tenants are looking for smaller units up to 3,000 sq ft.
Established urban industrial and warehouse units tend to be larger and, in addition to higher base rents and business rates, they can also attract service charge contributions.
Robinson & Hall commercial lettings
During 2020, Robinson & Hall’s commercial department let a range of industrial and warehouse units across Buckinghamshire, Bedfordshire, Cambridgeshire and Hertfordshire.
In particular, we let two developments of newly converted farm buildings for commercial purposes. These were both in the close vicinity of Milton Keynes and Cambridge and were highly popular, letting very quickly with a good range of enquiries to select from. The units were of a range of sizes up to 3,000 sq ft and the demand outweighed the supply at both locations.
2021…
Moving into 2021, we have seen the demand and number of enquiries continue to grow.
Please contact the commercial property team to organise a no obligation, free market appraisal on 01234 351000 or email tms@robinsonandhall.co.uk
