With just a few weeks to go, Berriewood Riding School owner Penny Cowdy and her business partner Ticky Fletcher are busy preparing for the trials which returned to the eventing calendar in 2011 having run very successfully from 1983 until 2000.

Riders compete in the three-phase competition, riding a dressage test, jumping a course of show jumps and, finally, riding over a timed cross country course.

The cross country includes hedges, ditches, walls and water, making it a fantastic spectator sport so put it in your diary for a good day out.

There are classes for all levels from British Eventing 80 (BE80) up to and including BE 100.

For more information contact Sarah Reece equestrian specialist at Berrys on 01743 271697 or visit www.berriewood.co.uk

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Stuart will be working alongside Stephen Locke, Peter Fenwick, Nick Williams and Mandy Seedhouse to further develop planning and development services in Shropshire, Wales and surrounding counties.

He has a wealth of experience having held key planning officer positions at Shropshire Council, North Shropshire District Council and Powys County Council since 2003.

He joins Berrys from Shropshire Council where he managed the planning team responsible for 4000 or so planning applications each year and led an ambitious transformation programme to deliver budget savings, business efficiencies and positive changes to the planning service and its customers.

Academically, Stuart completed an MA in Town Planning and Development part time at the University of Central England from 2000 to 2003 while working as a planning liaison officer with the Environment Agency. He also has a 2:1 honours degree in Human Geography from the University of Wales, Aberystwyth.

He is full member of the Royal Town Planning Institute and a PRINCE II Project Management Qualified Practitioner.

“There is a growing market for planning and development work and Stuart’s appointment will considerably increase our planning delivery capability,” said Stephen Locke, Berrys’ partner and lead planner at Shrewsbury.

“As well as working with our existing clients Stuart will be developing new areas of planning work such as retail and commercial and helping to enhance the planning service across the whole of Berrys.”

Stuart said he was looking forward to working for Berrys: “Having worked on the other side of the planning desk I have been impressed with the planning services offered by Berrys. The firm has the right approach to the planning application process and has a high level of success,” he said.

“I am sure that my passion, drive and experience will add a further dimension to a well established team.”

Outside work, Stuart’s is a keen golfer playing off a competitive handicap of seven. In 2012 he was elected captain of Arscott Golf Club captain, becoming one of the youngest ever golf club captains in England and Wales. He lives in Shrewsbury.

For further details contact Stephen Locke on 01743 267062 or Stuart Thomas on 01743 271697.

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These will significantly alter the regulations on change of use including allowing the direct change of use of office buildings B1(a) to residential use C3 without the need for planning permission.

‘These changes are intended to allow the very best use is made of empty and underused buildings, to provide much needed homes and businesses’ said Stephen Locke, Head of Planning based at our Shrewsbury office.

Other changes will affect high-street properties, town centre offices and agricultural buildings. See below for a detailed run down of these changes:

Office to residential changes of use

From Thursday 30th May 2013 it will be permitted to change the use of offices from Use Class B1(a) to C3 residential use without needing planning permission.

This change does not allow any external alterations to the building which may be required but will allow the use to change, leaving very little opportunity for intervention by local planning authorities. This should also allow avoidance of significant 106 requirements and affordable housing quotas. This change only applies to England.

The altered procedure requires developers to serve a notice on the appropriate local authority identifying the intention to alter the use of the building. Councils are only able to object or obstruct in the case of highways safety concerns, issues of contamination, in relation to flood zones or in the case of safety zones designated for HSE reasons.

High street changes of use

The government has also altered the regulations regarding high street premises; this will make it easier to swap from one use to another in shops, offices, restaurants, cafés, pubs and community buildings of up to 150 sq m of floor space and for a limited duration of two years.

Seventeen areas excluded from change in rules

Although a number of authorities looked to seek exemption from the change in legislation, only 17 areas have been excluded. These include the central activities zone in London (requested by the Mayor), selected enterprise areas, the Tech City area of east London, central Manchester and specific areas of Ashford, Stevenage, East Hampshire, Sevenoaks and the Vale of the White Horse.

Agricultural changes of use

A new legislation will allow the change of use of agricultural buildings of up to 500 sq metres from an agricultural use to use classes B1(a) (offices), A1 (retail), A2 (financial and professional services), A3 (restaurant), B8 (storage), C1 (hotel), or D2 (assembly and leisure). The floor space total is cumulative for each agricultural holding but the changes of use are considered permanent. The building must have been in agricultural use on Monday 1st July 2012

Additional provisions

Within the legislation a number of additional provisions have been made including an allowance for:

1. Changes of use of any land or building to a school use, to be allowed under the free schools program.

2. Changes to permitted development rights to extend private dwelling houses which will come into force for a temporary period of three years.

3. Changes to minor permitted development rights in relation to the extension of industrial and commercial buildings.

For more information on these changes or to discuss any aspect of planning please contact Stephen Locke (stephen.locke@berrybros.com 01743 267062) or any other member of the planning team.

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NFU Chief Economist Phil Bicknell said: “The overall fall in farm profitability will not be a surprise for anyone in the industry. The UK recorded its second wettest year ever in 2012, and no farming sector was immune from the weather. I also expect these headline figures to hide tremendous variation between regions.”

Mr Bicknell also warned of the continuing impact of the inclement weather on farming finances.

“On top of delayed planting last autumn, crop development has been slow and spring planting is behind schedule in many parts,” he said.

“For livestock producers, the immediate concern is a lack of fodder after a long winter, which follows on from higher feed bills in 2012. We may only be four months into the year, but the pointers are for UK farming profitability to be further squeezed in 2013.”

The NFU President Peter Kendall underlined the challenges facing the agricultural industry: “Falling farm profitability shatters the myth that high commodity prices would mean high profits. It is vital that farmers’ turn a profit and that they re-invest. The reality is that low profitability and falling confidence does not provide a secure framework for a sustainable food industry,” he said.

“The weather chaos has laid bare the importance of CAP payments. With profits squeezed, a larger number of farmers will again be forced to rely on CAP’s direct payments to underpin their business in the year ahead. Managing risk and volatility are both key and that must be recognized by the government in its CAP negotiations and in pricing decisions taken by the food chain.

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Walton Grange is a unique residential and business property extending to 27.25 acres (11.03ha) with a six bedroomed house, secluded walled garden, traditional stables and tack room, extensive range of modern steel frame buildings and pasture and arable land.

“We are delighted to be offering for sale this prominent property which presents an excellent opportunity to purchase a delightful home and business premises,” said Chris Jones, who is handling the sale for Berrys at Shrewsbury.

“The buildings are extremely versatile and suitable for a range of agricultural, business or leisure purposes. The property would be perfect as an additional farmstead for an established farming business or for a relocating business as it is easily accessible directly off the Bridgnorth/Shrewsbury road, yet secluded enough to enjoy peace and quiet and panoramic views of South Shropshire,” he said.

The period house offers extensive accommodation with four reception rooms, a large office area and six bedrooms. Externally there is a mature front garden with a turning area and a secluded walled garden. The house overlooks a post and rail-fenced paddock with pond and a number of mature trees.

At the back of the house lies a traditional range of stables with tack and feed rooms. Beyond the stables is an extensive range of steel framed buildings currently used for agricultural purposes with potential for alternative uses, subject to obtaining any necessary planning consents.

In total the property extends to 27.25 acres (11.03 hectares) including 8.97 acres of grazing paddocks and 14.25 acres of arable land.

The property has excellent access to a network of country lanes, bridleways and footpaths including the famous Jack Mytton Way, making the property suitable for equestrian and recreational uses.

Primary and secondary education is available in Much Wenlock together with a number of renowned private schools within the locality.

The handsome residence is constructed of brick beneath a tiled roof with stone mullions and retains original features including decorative tiled floors, a marble fireplace, high ceilings and a large cellar. The bathrooms have been recently modernised and the attractive sun room was created two years ago. The house has an oil fired central heating system.

The accommodation briefly comprises: ground floor porch, entrance hall, drawing room with wood burning stove, dining room with marble fireplace , inner hallway and cloakroom, sun room, private study, sitting room with oil fired stove, rear entrance hall, kitchen with Aga range cooker and Belfast sink, utility, back kitchen and office.

On the first floor there is a landing, master bedroom suite with large en-suite bathroom, five further bedrooms, one with rear stairs to kitchen, separate w.c, family bathroom and attic room.

Outside the house is approached from a gravelled driveway and turning area leading to the garden, which is mainly laid to lawn and enclosed by a beech hedge, iron railings and a ha-ha. A timber gate leads to the rear of the house and the buildings beyond.

A solid oak door opens into the secluded walled garden with seating area, pond, timber summer house, shrub border, kitchen garden, fruit trees, large lawn area and garden store. A gate at the top of the garden leads into the farmyard and paddocks.

The property boasts an extensive range of modern buildings currently operated as a working farmstead. The buildings are arranged around a yard area and lend themselves to alternative uses such as equestrian, industrial and storage, subject to obtaining the necessary planning consents.

The buildings include traditional brick stable block with seven stables, tack/feed room and office, five dutch barns, former blacksmiths forge used for storage, grain silo, four livestock buildings, silage clamp and garage/store.

To the side of the property is a 2.17-acre paddock with pond and stable building bounded by a post and rail fence and ha-ha. At the front is a 4.80-acre pasture field suitable for grazing and adjacent to the yard area is a two-acre level pasture field enclosed by hedge and post and wire fence. All the land is free draining and each paddock contains a water trough.

To the south west of the homestead is a level, free draining arable field (14.25 acres) currently cropped with wheat but suitable for a variety of uses including arable cropping, grazing and amenity purposes and to the western boundary is a small woodland plantation. In the event of the purchaser not requiring the arable land this can be retained by the vendor.

The property has three accesses; one to the front of the house via a driveway lined with lime trees, the second to the rear of the house, the office and the stables and a third from the minor council maintained lane into the buildings and yard area.

Should the purchaser be interested in letting out the land and/or farm buildings, the vendor may be interested in continuing to occupy these.

Viewing is strictly by prior appointment with the selling agent, Berrys, on 01743 271697 email: shrewsbury@berrybros.com or download the particulars at www.berrybros.com

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• High working capital requirements in all sectors (£500 – 600 per acre including rent to

grow a crop)

• Recently revised rents

• Substantial tax bills brought forward

• High value crop sales

• Poor harvest 2012 yields

• Uncertain crop prospects for 2013

• Paying off recent machinery and other reinvestment

• 20% VAT

“Mapping out the cashflow is a key part of the financial management of the business and engagement of the stakeholders,” said Matthew Anwyl, managing partner of Berrys.

“Clear communication builds confidence both within the business and externally with third parties and funders. Where additional overdraft

facilities are needed, confidence will directly affect pricing.”

Its not unusual for reinvestment in recent years to have come from cashflow. However, as tax charges catch up just as a generally poor harvest and terrible autumn start to bite, overdrafts may not be recovering as originally envisaged. Understanding what proportion of the overdraft is true working capital and what represents other things, be they recent investments, historic losses or deficits of profits over drawings, can help to identify refinancing opportunities and ensure that the cost of funding is managed.

“Overdraft funding isn’t necessarily the cheapest once annual renewal charges are included and banks have priced in the uncertainty that is short-term funding,” he explained.

So do you go for fixed or variable deals?

“Base rates are still at their all time low of 0.5 per cent and the medium-term opinion of the market is that they will remain there for a while yet. Long-term or fixed rate money, however, is priced on supply and demand and therefore displays the market’s sentiment of where rates are heading. Currently fixed rates are extremely low and, with the Government backed Funding for Lending Scheme providing further discounts, fixed rate loans seem very cheap – especially compared to inflation and long-term average interest rates. Fixed rate money will rise in price as anticipation of economic recovery and rising base rates grows, working like an early precursor of better times. Waiting to fix when base rates look about to rise is, therefore, far too late.”

The three golden rules

• Minimise overall cost by reducing renewal fees paid on hardcore debt

• Minimise margin charges by ensuring working capital facilities are well planned, adequate and adhered to

• Manage interest rate risk with a combination of fixed rates, variable rates and other products

Matthew Anwyl can be contacted at Berrys’ Shrewsbury office on   01743 271697 email matt.anwyl@berrybros.com or contact Guy Banham or William Tongue in Northamptonshire on 01536 532379

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Rics’ monthly house price survey revealed that chartered surveyors reported selling an average of 17.4 homes over the previous three months, the highest level since March 2010.

Confidence has been slowly returning to the UK housing market since the end of 2012 and transactions have also risen for three consecutive months, the trade body reported.

Increased stability was mirrored by prices across the country during March, meaning house prices across the UK have now been relatively stable for six months.

An increased number of prospective buyers viewed property during March: a net balance of 11 per cent more surveyors reported rises in new buyer enquiries, the highest reading since October.

The Rics report stated that it seemed the government’s recent efforts to encourage banks to offer more affordable mortgages, the Funding for Lending scheme, “may now be starting to bear fruit and assist purchasers”.

The flow of homes coming onto the market was little changed last month, with two per cent more surveyors reported rises rather than falls in new instructions, meaning that the shortfall of fresh stock coming to the market remains a key issue for buyers.

Looking ahead, respondents were optimistic the recent increase in transactions is set to continue, as a net balance of 19 per cent more surveyors expect sales to rise further over the coming three months.

Peter Bolton King, global residential director at Rics, said: “A buoyant, healthy property market is central to economic recovery and, while these are still very much early signs, it is encouraging that sales are beginning to pick-up.

“The increase in potential buyers getting out there and viewing property is particularly encouraging. Thanks to initiatives such as Funding for Lending, mortgages are becoming more accessible to buyers, which is gently easing the pressure on the market and freeing up stagnant chains.”

The post Home sales reach three-year high appeared first on Berrys.

The 24.21 acres (9.80 hectares) of land is in one enclosure bounded by hedgerows and fences.  The predominant soil type is Hodnet, a reddish fine loamy soil suitable for cereals and grassland.

The land is registered on the Rural Land Register and Single Payment Scheme entitlements will be transferred to the purchaser upon completion at a value of £2,000 additional to the purchase price. The 2013 claim year payment will remain with the vendor.

The land is being sold by private treaty and the sporting rights are in hand and will pass with the freehold.

“This is a multipurpose block of land in a good situation suitable for growing arable crops or grassland or for other non-agricultural purposes, subject to the necessary planning consents,” said Hollie Savage who is handling the sale at Berrys’ Shrewsbury office.

“There is very little farmland on the open market in Shropshire at the moment so we are expecting plenty of interest.”

The land may be viewed at any reasonable time during the day by prospective purchasers in possession of the sale particulars.

For further details contact agent Hollie Savage at Berrys on 01743 267067 or email Shrewsbury@berrybros.com.  The particulars can be downloaded at www.berrybros.com

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The survey of 1,017 buyers across the UK found that consumers are clearly aware of the need for independent advice, with 94% of respondents agreeing it is important to commission a survey. However, nearly a third failed to do so, leaving them ignorant of issues with the property, such as structural defects, dry and wet rot, subsidence and many other faults, only for these to become serious matters at a later date.

Jonathan Carpenter, a RICS-registered surveyor with Berrys in Northamptonshire, said buying a home is one of the biggest decisions people make but many are doing so without all the facts. Serious faults are often out of view to the untrained eye and can be costly to repair.

“Homebuyers often mistakenly think that the valuation report required by their mortgage lender is the same as survey but this mortgage valuation is purely a valuation and is not designed to highlight any problems a property may have,” he explained.

RICS strongly advises having an independent survey carried out before purchasing a property. There is now a choice of three levels of RICS surveys available to suit the particular circumstances of the property all of which are available through Berrys.

- Condition Report: A clear, concise picture of the property with ‘traffic light’ ratings. It shows the condition of the property, offers advice to legal advisors and highlights details of any urgent defects. The lowest priced of the surveys; it is aimed at conventional properties and newer homes.

- Homebuyer Report: Contains all the features of the Condition Report, plus a market valuation and insurance rebuild costs. It also includes advice on defects that may affect the value of the property with repairs and ongoing maintenance advice.

- A Building Survey (formally known as a Structural Survey): The most comprehensive report includes defects, repair and maintenance options. Essential for larger or older properties, or if you’re planning major works.

“The Homebuyers report is very easy to follow and can highlight any structural problems or urgent defects that may affect the value of a home, enabling the buyer to make an informed decision before committing to buying the property,” explained Jonathan, a RICS registered surveyor.

“The Homebuyers Report also includes a market valuation, insurance rebuild costs and ongoing maintenance advice for buyers.

“While the Condition Report is probably best suited to modern homes where no problems are expected, the Building Survey is for older properties in poorer condition and is conducted by a buildings surveyor who will spell out the problems, the costs and the timescales within the report and will only give a valuation if specifically asked for,” he explained.

“The cost of survey is a small price to pay for the knowledge and peace of mind that you have taken expert, independent advice on your new home,” Jonathan added.

For details contact Jonathan on 01327 356140, mobile: 07860 204286 60 email jonathan.carpenter@berrybros.com

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The School of Real Estate and Land Management has been working with Royal Institution of Chartered Surveyors (RICS) to produce this half yearly survey report. The RAC’s partnership with RICS has its roots in the accreditation of courses at the RAC since the 1930’s and the College is proud of the substantial contribution made to the development of the surveying profession by its alumni and staff.

The survey is a reflection on the data that has been collected on rents since 2003, and how the movements have compared with movements in land prices. Diane Martin, Senior Lecturer in Valuation and John Nixon, Senior Lecturer in Quantitative Method in the School of RELM have completed some additional interesting analysis on the data.

The data collected by the RAC since 2003 shows that the broad pattern of increase in open market rents for arable and pasture land has closely tracked the increase in arable and pasture land prices over the same period. However, while farm business tenancy (FBT) rents have increased substantially from 2003 to 2012, they have not risen to the same degree as land prices.

Surveyors reported a 92% increase in typical arable rents, from £78 per ace to £151 per acre, while typical arable land prices increased 205% during the same period from £2,491 per acre to £7,592 per acre.

Pasture FBT rents are reported to have risen by 72%, from £57 per acre to £98 per acre, while pasture land prices rose by 185% from £2,095 per acre to £5,974 per acre.

During the early part of the period, until the beginning of 2006, although land prices were rising, FBT rents were reported as 12% down for arable land and 11 % down for pasture. From 2006 to early 2008, the period of the first agricultural commodity price spike, 50% increases in arable rents and 42% increases in pasture rents were reported. With the short term decline of land prices in late 2008, rents fell back a little and then stabilised along with land prices.

With the second boom in commodity prices, from 2010 onwards, rent increases have been proportionately higher than land price increases. Over the last three years surveyors have reported 58% increases in arable rents, with arable land prices rising 44%. They have reported 43% increases in pasture rents while pasture land prices are reported to have risen 31%.

For advice on farm tenancies and rents contact your local Berrys office.

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