Asking prices usually drop at this time of year as serious sellers price more competitively to attract distracted buyers in the lead up to Christmas, however, this year indicates new sellers are also adopting more realistic price expectations from the outset of marketing to tempt potential buyers to act, this has resulted in one of the largest drops in the last five years. 

As we approach the end of 2023 though, the key indicators point to a market that while challenging, has been more positive than many predicted state Rightmove. 

Tim Bannister, Rightmove’s Director of Property Science said “we’d expect to see a drop in new seller asking prices in the last couple of months of the year  as serious sellers start to separate themselves from discretionary sellers and cut through the Christmas noise with an attractive price to secure a buyer. However, the larger than usual drop this month signals that among the usual pricing seasonality, we are starting to see more new sellers heed their agents advice and come to market with more enticing prices to stand out from their over-optimistic competition. Buyers are still out there, but for many, their affordability is much reduced due to higher mortgage rates. It now looks like more sellers are understanding Rightmove’s research; that the chances of securing a buyer are much greater if they price right the first time”  

Zoopla stated that their forecasts at the beginning of the year appeared more optimistic than many others, but with 1 million transactions and a house price fall of up to 5% in 2023, it looks as if they called it right. Currently all house price falls are in the very low single digits and no markets are seeing more than a 5% reduction which is positive. 

Many people thought house prices would fall further in 2023, but several factors have prevented this. 

The economy continues to grow slowly, unemployment is low and incomes are increasing. Mortgage lenders are helping customers refinance, which is limiting the number of forced sellers. 

On top of this, tougher affordability testing since 2015 has built resilience into the market. It has stopped households using ultra-cheap finance to take on unsustainable levels of debt. In the past, more relaxed lending pushed property prices up quickly leading to larger price falls once demand dropped. This time around, new mortgage buyers have had to prove they could afford a 7% mortgage rate – even if they are only paying 2%. This means they can afford current rates when they remortgage. Banks are now stress testing at 8-9% for actual rates of 5%. This is compounding the reduction in buying power and hitting sale numbers. 

Because of the reasons above, there are currently fewer moves from mortgaged buyers while the number of cash sales is holding steady- cash buyers now look set to be the second largest buyer group in 2023, behind only first-time buyers. 

Over the last five years, cash buyers have only accounted for 1 in 5 sales. This year they are making up 1 in 3 sales. 

First time buyers’ share of sales is down compared to recent years, although still holding up due to rapid rent growth. In markets with cheaper property prices, first-time buyers’ mortgage repayments are lower than rental costs – even with 5.5% mortgage rates.  

According to Zoopla, it is clear that parts of the population are still keen to move house, however they’ve been biding their time and perhaps waiting for the outlook to become clearer. They are looking at the likely trajectory for mortgage rates and house prices – the good news is though that the risk of a major collapse in house prices is becoming less of a concern. Instead, home buying decisions hinge on the financial ability and willingness of people to take on a 4-5% mortgage rates. 

Real income growth is at last starting to appear and this will sipport people’s desire to move home. Higher living costs and inflation have eroded income growth so far this year. 

Higher mortgage rates tend to impact upsizers the most – they buy bigger homes and need larger mortgages. More upsizers in the market in 2024 will be a key supporter of sales volumes, but they may need to be more flexible about what and where they buy to handle the higher rates – they may need to be more flexible about what and where they buy to handle the higher rates. 

So in conclusion while we aren’t returning to the years of very cheap borrowing, income growth outpacing house prices could help reset the housing market needs. 

If you are considering selling your home in North Leeds at the beginning of 2024, then now is the time to start getting your property market ready (before the Christmas decorations go up). Call David Phillip FRICS for a free market appraisal on 01134 676 400. 

David Phillip Estate Agents, 86, Leeds Road, Bramhope, Leeds, w:davidphillip.co.uk  

Covering North Leeds, Bramhope, Adel, Cookridge,  Otley,  Pool-in-Wharfedale and Alwoodley 

Remembrance Day is this Weekend and many people choose to wear a poppy to show respect for the brave people (and animals) who died in the first world War and the conflict that followed it. There are now a variety of different coloured poppies, but what is their significance. 

There is no ‘correct’ way to wear a poppy – it is a personal choice reflecting individual and personal memories. It is a matter of personal choice whether someone chooses to wear a poppy and how they wear it . From paper poppies to pins, bag charms to pet poppies, the best way to wear it is simply with pride  

The Red Poppy 

This is the most famous symbol used to commemorate those who sacrificed their lives in World War one and the conflicts that followed – this was inspired by the many fields of poppies that grew where many of the battles were fought. 

The red poppy belongs to the British Legion – the charity created by the veterans of World War One. 

The red poppy represents remembrance and hope. 

The Purple poppy 

The Purple poppy created in 2006 is often worn to represent the animals that have also been the victims of war. 

Animals like horses, dogs and pigeons were drafted I to the war effort, many horses were killed or injured, especially in World War One. Animals cannot volunteer and have no choice in becoming involved in the war when they serve alongside  human and military personnel – for those that wear the purple poppy feel their service should be valued just as highly. 

Donations to the Animal Purple Poppy fund go to charities including the Household Cavalry Foundation as well as the World Hores Welfare. 

The Animal Purple Poppy fund uses the word poppy with the agreement of the Royal British Legion 

The White Poppy 

Some people think that the red poppy glorifies war and conflict and instead choose to wear a white poppy – some people choose to wear both the white and the red poppy . 

The white poppy is handed out by a charity called Peace Pledge Union which promotes peace. They say that the white poppy commemorates people who died in conflict, but focuses on achieving peace and challenging the way we look at war  

The Black Poppy 

The black poppy rose commemorates the contribution of black, African and Caribbean communities to the war effort – as servicemen and servicewomen, and as civilians 

The charitable organisation was launched in 2010 and aims to highlight ‘largely untold historical legacies’ from the 16th century onwards. 

David Phillip Estate Agents, 86, Leeds Road, Bramhope, Leeds LS16 9AN w:davidphillip.co.uk 

Many animals find fireworks scary. Owners will often see their pets struggling, either frozen with fear or, in the most dangerous circumstances - bolting, rearing up or charging fences.

Last year alone, we received 11,785 responses to our impact reporting survey, each detailing the fear responses demonstrated by animals and the experiences of their owners.

In situations like these, it's hard to know how to react or what to do. Especially if you're a new pet parent, it may not be something you've even considered in advance of firework season.

However, if you're one of the 69% of UK adults taking measures to help relax or prepare your pets, horses and livestock for firework season, there are some helpful hints and tips that'll help.

How to calm dogs during fireworks

Before the firework season begins

With bonfire night just around the corner, it is likely that you may be out visiting an organised bonfire and fireworks display. In Bramhope, North Leeds we are lucky to have a number of arranged bonfires close by. 

At times when people are away from their homes there are always opportunists who may see this as a time when houses are empty, however, there are a few simple precautions that you can take that should help keep burglars at bay whilst you are enjoying the fireworks 

• Lock your doors and windows every time you leave the house – having good window locks can make all the difference. 
• Keep any valuables out of view from downstairs windows 

• Keep on top of the garden maintenance as bushes and shrubs can provide ideal cover for burglars 
• A light that comes on when someone approaches your house can be inexpensive and a good deterrent – these are also easy to install 
• Ensure fencing is in a good state of repair (no gaps) and that gates are locked too 
• Be careful if you are having building work done – scaffolding can help provide access to upstairs windows  
• CCTV is now becoming much more popular amongst homeowners, as well as helping identify burglars, it also acts as a deterrent. There are a wide variety of cameras to choose from including wireless, remote access and even night vision 

• There are now many apps that can help you turn lights on and off, draw and open  curtains   and watch CCTV footage of your home from wherever you are in the world – well worth investing in 
• It is a classic trick of burglars to ring the front door bell to see if anyone is in the home before sneaking around the back of the property, if you install a nest security camera, this can help you see who is there via a wi-fi enabled camera – and even speak to them. 
• When you are installing your CCTV be careful as the law states that your camera can’t point onto anyone else’s property or public land. 

You can check for crime in your area by checking on the Police.uk website. 

These are some tips to help keep your home protected, but in the meantime enjoy the firework displays at the organised events around Leeds over the next few days. 

David Phillip Estate Agents, 86, Leeds Road, Bramhope, Leeds, LS16 9AN, t: 01134 676 400 w: davidphillip.co.uk. 

Covering Leeds, North Leeds, Bramhope, Cookridge, Adel, Pool-in-Wharfedale, Otley. 

I have just read that a tornado weather warning has been issued ahead of Storm Ciaran battering the British Isles and particularly the Channel Islands. The warning, issued by the Tornado and Storm Research Organisation said the highest risk of a tornado would be across South Wales and London, however as Ciaran moves North East into the Leeds area, we hope that the impact will lessened, although heavy rain and winds are forecast. 

If winds are blowing above 50 mph, then this is when you can unfortunately start seeing damage to your home, with trees toppling, power lines coming down and debris being blown around. 

All this relentless weather can leave you with a damaged roof and even cause leaks that can impact your home interior too. Once the storm has passed, it is important to check that your roof is not damaged, document any problems and work with your insurance company. 

By following these steps, you can ensure that any damage is noticed quickly-  

• Inspect your attic for leaks or water damage, also if any water stains are appearing on your ceiling or walls then you may need roof repairs 
• Look for signs on the ground – check for missing tiles or missing pieces of facia, including any bits that may have been displaced from your chimney. 
• Check the areas where pipes join the wall to ensure they have not been displaced – this can include skylights and vents 
• If damage has been caused by a falling tree – stay out of the house until it has been confirmed that there is no structural damage – consider calling a general contractor rather than a roof repair specialist 
• Stay safe and avoid going up on the roof yourself 

Windows and doors can also be vulnerable to wind damage and flying debris. Inspect your windows for cracks, holes, broken panes and damaged frames – watch out for broken shards of glass to if your windows have been damaged. 

So, if you are unfortunate to have taken the brunt of the storm and need roof repairs, the first thing to do is call your insurance company, they will arrange for a roofer to provide an estimate for the damage and arrange for any temporary repair. 

Hopefully we will escape too much damage and  North Leeds will stay safe over the next few hours as storm Ciaran heads North 

David Phillip Estate Agents, Leeds Road, Bramhope, Leeds, t: 01134 676 400 w: davidphillip.co.uk 

Covering North Leeds, Bramhope, Adel, Cookridge, Pool-in-Wharfedale 

As a light sleeper, when the clocks change my sleep pattern always feels disrupted for a couple of weeks. We spend a third of our lives in bed, so the importance of sleep is no surprise. It is said that good quality sleep is one of the most healthy things, along with exercise and a balanced diet. 

The following includes ways on how to make your bedroom more sleep friendly to ensure a good nights sleep. 

Keep it clean 

Your bedroom is a place where you need to relax, and filled with things that help to calm you down an enable you to get away from all your worries – a room that is unclear of clutter is a room that will help unclutter your mind 

Keep your room dark 

Light affects the sleep-wake cycle so it is important to sleep in the darkStreet lights and room lights can be distracting, keep your bedroom dark with curtains and blinds drawn. The hormone Leptin increases in the dark, Leptin increases the feeling of hunger, so a dark room will ensure that you don’t wake up in the night hungry. 

Move electronic devices 

Screens emit a blue light that signals our brain to stay awake and not rest which could disrupt our sleep cycle – TV’s., Laptops and phones should be kept out of the bedroom    

Prepare for colder nights 

As the nights get longer, if your body temperature is too low, this will result in a disturbed sleep – add an extra blanket at the foot of your bed (or even wear bedsocks). Add layers over a single duvet. 

Clear clutter 

Clutter in your bedroom gives you the likelihood of experiencing disturbed sleep, and also taking longer to get to sleep. Keep items out of your bedroom that may cause you stress – working from home should be avoided if possible. 

Turn your alarm clock around  

If you wake up in the night you may glance at your clock, not only will the bright light disturb your sleep patterns, if it is near morning you may feel a little anxious and if it is the middle of the night, being unable to sleep may prevent you from sleeping  

Invest in a good mattress 

This is key, what may seem comfortable in store, may be different from the mattress you need to purchase. Buy a mattress that offers returns policies and if you have a bad back buy a more sturdier mattress – always read customer reviews. Any lumps or sags can ruin your sleep as well as your posture 

Paint the room in cool tones 

Neutral colours, blues and greens can have a calming effect whilst brighter colours do the exact opposite – aromatherapy is also found to be a sleep promoter. 

There may be many factors that disrupt your sleep, but most of them can be tackled and eliminated, by improving your sleeping experience in your bedroom you can wake up feeling energised and refreshed for the busy day ahead. 

Take a look at the houses we have for sale, there are some wonderful bedrooms to choose from! 

If you are considering selling your home and would like a free market appraisal call David Phillip FRICS on 01134 676 400 

David Phillip estate Agents, 86, Leeds Road, Bramhope, North Leeds LS16 9AN w: davidphillip.co.uk e-mail info@davidphillip.co.uk 

Covering North Leeds, Bramhope, Cookridge, Adel, Pool-in-Wharfedale and Otley      

On Halloween, when the UK is awash with ghosts and ghoules, let’s look at the creepy crawlies and pests that can take up residence both inside and outside your home. 

Mice  

Whilst mice don’t cause any immediate harm, they breed really quickly which can cause hygiene problems within your home, they enjoy warmth and food which usually leads them into houses. Hiding in crevices and under floorboards out of immediate sight, it is rare that you will see a mouse but there are some notable signs to look out for – mice droppings are usually grouped and they love to dig up a carpet to use as a nest. 

To help get rid of mice in your house, eliminate entry points, use mouse traps with the best bait, also ensure the traps are placed in the best areas. 

Good sanitation won’t get rid of mice, but poor sanitation will attract them – or you could just buy a cat 

Bedbugs 

Bedbugs are one of the most disruptive pests in your home and are currently getting a lot of coverage in the press. Not detecting them can cause some serious problems including skin rashes, psychological effects and allergic symptoms. Bed bugs can also lead to skin changes ranging from non-visible to prominent blisters. 

Bed bugs commonly infest beds, carpets and sofas as well as curtains, although they are difficult to see they can leave smear marks and old skin shells around the places they choose to inhabit. 

Cockroaches 

Cock roaches have simple needs, food, warmth, moisture and shelter, they are attracted to food that has been left out on work surfaces, dirty dishes in the sink and crumbs laying on the floor – although they like food they can survive for months without any! They are also attracted to moisture such as a leaky pipe under the kitchen sink or a wet bathmat and in cracks or gaps in the walls.  

Cockroaches may spread a range of diseases, including salmonella, but they also harbour viruses. Easily identifiable with their oval shape and 3 inch bodies, they may have wings but do not always fly. 

Some home remedies to kill cockroaches include baking soda and sugar, fabric softener, bay leaves, lemon peel and lemon juice 

Pests outside can be just as annoying as those that reside within. If you have problems with birds, rats and wasps these need to be dealt with swiftly or they can cause severe problems to your property 

Wasps 

Although wasps can be useful around the garden by consuming dead insects and eating flies, they can be a nuisance too – apart from their sting which can be a particular threat to those who have   allergic reactions, their persistence can be irritating. 

Once summer has slid into Autumn and the hedgerows are full of blackberries then wasps enjoy the fermented fruits causing them to appear almost drunk – wasps in autumn are sluggish and potentially more aggressive as they go in search of food 

Wasps live in colonies that form self-contained communities, it is then that they can become particularly dangerous in your home – if you find wasps nest, call your landlord or pest control company to safely remove it 

Rats 

Unsightly and causing severe damage to your property it they are left untreated, not only do they breed rapidly but they are carriers of diseases which means they present a real health and safety problem. 

Rats, like mice prefer to keep a low profile hiding in crevices, under floorboards and in gardens – they are most active at night, and it is often easier to spot the sign of a rat infestation than the rat itself 

Signs that you may have a potential rat problem include, rat droppings, rub marks (grease and dirt on their bodies leaving smudges on surfaces), scratching noises, rat holes and nests and footprints. If you spot any of the signs then act quickly to ensure the infestation doesn’t spread further. 

Ants 

Ants can occupy both the interior and exterior of properties, on their own they aren’t particularly harmful but in numbers can cause hygiene issues as well as structural damage. 

There are more than 12,000 species of ants all over the world, an ant can lift over 20 times its own body weight and when ants fight it is usually to the death. 

If ants live outside the property they can nest in cracks and walls leading to structural damage and eventually infiltration into the property. These nests are tough to remove and require trained professionals if the nest is too big for filler to cover it. 

Once ants are inside the house they will be looking for food, so ensure everything is sealed tight and call the professionals! 

Woodlice 

Again not a particularly harmful pest on their own, they don’t sting, bite or transmit any disease but in numbers they can cause structural damage. Woodlice love damp places, particularly woody areas. They are not known for residing in the interiors of properties, but if found inside it is sometimes a sign of damp, however in most cases they enter your home by accident and are found just wandering around the home. 

Woodlice can also be found in exterior walls and can be identified by their small, grey oval shaped forms, being about 1 cm long and having a total of 14 legs! 

Hopefully this Halloween guide has provided insight into a selection of the most creepy pests that can be found in your home, keep a look out for any noticeable pest signs so that you keep your property safe from harm all year around. 

David Phillip Estate Agents offer and end to end property selling service and have local contacts who can offer expert help if your property does fall prey from one of the above.  t: 01134 676 400 w: davidphillip.co.uk e: info@davidphillip.co.uk your local independent estate agent for Bramhope, Adel, Cookridge, Otley, Huby and Pool-in-Wharfedale. Redefining estate agency.  A: 86, Leeds Road, Bramhope, Leeds 

Inflation rates are gradually starting to stabilise and mortgage rates are finally beginning to lower, and so, apparently is the price of every-day shopping is too, however, recent months have certainly left many people considering the option of downsizing.   

If your children have left home and you now have an empty nest, you may have thought about downsizing because your property now feels to big, but now also feels too expensive to run – if so, then now might be a good time to downsize, simplify your life  and start a new chapter. 

Your home is one of the biggest assets, and by downsizing this could also be a welcome supplement to your retirement income. 

So, if and when you decide to downsize there are questions that you need to ask yourself first according to Zoopla.  Here are some of the top tips they recommend:- 

Is the layout correct? 

The number of bedrooms is usually one of the key factors, stairs may be an issue, the garden may be too big and with fewer people living in the home, it may be a time to consider ground floor living – when doing a search on the key portals, bungalow or apartment are definitely key words. 

Is the area still right for me? 

As we grow older, then living in an area that has local shops and a good community is key – at David Phillip Estate Agents we have invested in local area videos - take a look at Bramhope, Pool-in-Wharfedale and Adel, all areas have lovely surrounding countryside, and a great local community with flourishing businesses. Local videos help you get a real feel for the area, you can also see from aerial shots the types of properties there are in the area too, and particularly the number of bungalows. 

Am I keeping on top of the house? 

For DIY enthusiasts and keen gardeners, then a property that has a small amount of pruning, planting and painting may be ideal – some people are happy to be climbing up ladders in late retirement but to many people it just isn’t worth the hassle. 

Am I up to the move? 

If you are looking to downsize, try not to leave it too late – downsizing requires a lot of effort as does moving into a new home and potentially a new area. If you are moving from a 5 bedroomed detached property to a 2 bedroom bungalow, then now may be the time to start getting rid of some of the items you no longer need, ‘de-cluttering’  is key.  People are understandably likely to feel emotionally attached to possessions gathered along the way, deteriorating health or knowing where to start may prevent people looking to downsize.  

People may be afraid that if they de-clutter, they may throw out something valuable or something precious that once belonged to a loved one. If this is the case then, it may be helpful to get the help of a professional de-clutterer . At David Phillip Estate Agents we recommend Lesley Naylor a professional De-clutterer and organiser who works with and supports people downsizing. 

You may want to give items to charity or hand down to family members, we also recommend Hartley’s Auction House in Ilkley for assistance with the disposal of contents via their auctions 

Would I rather spend money on something else? 

Priorities may have changed, you may want to help your children out, help grand-children to get a step on the property ladder or even buy somewhere smaller abroad – all these seem better priorities than spending money on utilities in an expensive home. 

If you are thinking of downsizing, then it is likely that your property will have increased in value from when you purchased if you have lived there for a while, which will give you lots of equity left over to use for whatever you wish – this may mean you can pay off your mortgage and move to somewhere else mortgage free and as a cash buyer.  

Retirement is personal, there are no right or wrong answers, but there is no harm in regularly reviewing your situation. 

If you are looking to downsize and were wondering how much your property may be worth, then get an instant valuation on our website www.davidphillip.co.uk, or if you would prefer a market appraisal, then call David Phillip FRICS for a free Market Appraisal. 

Downsizing can be a fraught experience for some who aren’t looking for change  or have become accustomed to their home, but there are so many advantages such as saving on bills, household chores and maintaining a big garden become more managable and the opportunities a new area can bring can be exciting, plus buying a new, cheaper property provides you with more cash to either spend on a new home mortgage free or money to enjoy a new way of life. 

So, once you have discovered the value of your home, then at David Phillip Estate Agents we can also help you find somewhere that will not only suit your future retirement plans, but also somewhere to spend the rest of your life. 

David Phillip Estate Agents, 86, Leeds Road, Bramhope, Leeds LS16 9AN T:01134 676 400  www.davidphillip.co.uk  

After sunny but cold weather at the Weekend, Autumn feels like it is well on its way with the leaves starting to look golden, and if you have a garden, then work you undertake over the next few weeks will not only ensure that it is kept looking neat for the winter months, but also gives you a head start for next Spring. 

Here are some areas to tackle in the garden this Autumn:-   

• Clear up Autumn leaves, however a few piles of leaves in ‘out-of-the way-places’ can provide shelter for wildlife  
• Tidy borders – after removing dying leaves or collapsed stems from herbaceous perennials either by hand or using secateurs, leave any stems for birds to feed off 

• Remove weeds and spread well- rotted manure over the soil to insulate plant roots 
• Clear away old crops before they start to rot and become host to pests 
• Clear out compost bins – if it isn’t quite ready , turn it to improve decomposition 
• Plant evergreens – these will provide structure and interest during the drab winter months 
• Leave your lawn looking  trim, edge and cut the lawn and then mow for one final time – set your mower blades to higher than usual to leave the grass slightly longer over winter 

• Put away plant supports – cut away dead stems and foliage from their supports 
• Make repairs – repair damage to raised beds, sheds ad compost bins and plant them with wood preservative 
• Replace any rotting fence posts so that they don’t get blown down in the harsh winter weather 
• Remove everything from your greenhouse, sweep out plant debris and disinfect all paths 
• Ensure shed roofs don’t leak and repair any broken panes in the greenhouse 

• Clean out nest boxes and feeders – old nesting material and debris may carry disease so wash out the boxes with hot water before putting them back 
• Clean out feeders and birdbaths and remember to regularly top them up 
• Sort out your pond and add netting – scoop out any leaves before they sink down and start to rot 

By following these simple tips, you can enjoy your garden throughout the winter months especially in Bramhope which boasts homes with beautiful gardens too – take a look at our website, and if you are considering selling your home in North Leeds, call David Phillip Estate Agents for a free market appraisal t: 01134 676 400 w: davidphillip.co.uk a: 86, Leeds Road, Leeds. 

Covering Bramhope, Adel, Cookridge, Pool-in-Wharfedale, Alwoodley and Otley  

When a close relative has passed away, the process of handling the estate is called Probate, this is the legal process involved in dealing with the estate of the person who has died. 

There are various factors involved which include, gaining control of the estate, paying inheritance tax due on the Estate and distributing the assets according to the will on the estate (or the rules of intestacy where there is not will). 

The Executor is the person in charge of the process including obtaining the grant of probate, collecting the assets in the estate, having the estate valued, paying inheritance tax and any debts outstanding on the estate and distributing  the assets from the estate to the beneficiaries named in the will. 

To apply for probate, you must first have the estate valued and report this value to HMRC – you will need to pay any inheritance tax due on the estate which will need to include the original will, 2 copies of the will and the original death certificate – you will also have to pay an application fee if the estate is valued at more than £5,000. 

If the deceased did not leave a will, they are said to have died ‘intestate. – You will need to apply for letters of Administration to obtain control of the estate – the law will generally favour surviving spouses and civil partners of the deceased, followed by children, grand-children and other descendants. Where there is no spouse, civil partner or children or other direct descendents, other relatives such as parents and siblings may be able to inherit.  

Typically, probate will involve the following main stages 

• Applying for grant of probate/letters of administration to gain control of the estate and have the estate valued 
• Paying any inheritance tax due on the estate to HMRC 
• Selling any assets from the estate that need to be disposed of, including the property 

• Preparing any estate accounts to show any money that has  been spent from the account, paid in taxes etc and the remaining balance 
• Paying any debts owed by the deceased ie energy bills or loans 
• Distribution of the remaining assets from the estate to the beneficiaries named in the will – or as determined according to the rules of intestacy if there was no will 

The cost of probate depends on the circumstances including any specific issues that need to be resolved and including the assets that are included in the estate – other matters outside these will be charged at the agreed hourly rate between the executor and the solicitor (if you are using one) 

A solicitor doesn’t need to be used to arrange probate although it is usually recommended that you do so for the following reasons:- 

• The solicitor will be legally liable for any mistakes made during the process 
• Solicitor’s mistakes, this protects you from someone challenging you the way probate has been handled 
• Solicitors have the skills and experience to ensure every detail is accounted for, which provides you with peace of mind and ensures that nothing is overlooked 
• At what is already a difficult time, the solicitor can deal with any complications that may arise 
• A solicitor can ensure that all stays on track thus avoiding any unnecessary errors 

There is no time limit for completing the probate process, the initial application processed by the probate registry usually takes up to ten days the remainder can take between three and six months, however, in a recent survey 70% of practitioners reported waiting times in excess of 10 weeks for probate to be granted, with a percentage stating that it was in some cases taking over 19 weeks. 

As recently as May however, data released by HMRC Courts and Tribunal Service (HMCTS) revealed that the average wait between submission and grant issue for probate was over eight weeks. 

These findings come as no surprise to Estate Agents, we are currently seeing increasing delays which are being blamed on staff cuts, teething issues with a new online system and working from home. 

As part of the survey undertaken by the Council for Licensed Conveyancers (CLC), when questioned 60% stated that the online probate service wasn’t able to handle complex or technically difficult cases, and 53% said they were no longer able to reach HMTS staff to help provide guidance with complex cases. Further, 62% said they feel that HMCTS communicates well to the profession about ongoing changes. 

The survey also highlighted that 50% said up of their clients needed to take out a loan to cover inheritance tax bills to 25% and more that a third of practitioners report up to 50% of their clients only discover that they have been appointed an executor after the person who left the will had died – this highlights that those preparing wills should be providing information and advice to executors at the point the will is written.   

David Phillip FRICS is available to provide a market appraisal for inheritance tax purposes on properties that require a valuation as part of the probate process as well as providing sensitive advice and support at what is a difficult time. 

For further information call 01134 676 400 

David Phillip Estate Agents 86, Leeds Road, Bramhope, North Leeds w:davidphillip.co.uk 

Covering Bramhope, Adel, Cookridge, Pool-in-Wharfedale, Otley and Alwoodley