Frequently Asked Questions
As a property investment company, we’re often quizzed on the ‘ins and outs’ of BMV property deals. Are BMV properties worthwhile? How’s best to leverage a BMV deal? What makes properties with these 3 letters so desirable? And that’s before you even get to property investing tips, building a portfolio or defining complex property jargon.
So, to broaden your knowledge of all things BMV, we’ve answered our most frequently asked questions below…
*This list is updated regularly. In the case you don’t find your answer, do get in touch!
We’ve compiled quite a lot of our frequently asked questions and put them into three categories for you, we have highlighted questions about:
Questions About Us
Well, pretty much everything if we’re honest! But just like anything there are pro’s and con’s, our service is more suited to those who are looking for investment opportunities and have some experience of the property market – in order to move quickly.
When you compare us with an estate agent, some of the main advantages include:
- There’s a limited amount of competition, we don’t publish our properties on the likes of Rightmove, they are exclusively for our database. You won’t have to compete with the general public or first time buyers, reducing the element of competition.
- We offer 3rd party appraisals which are carried out by local estate agents, available prior to you making any commitment.
- There may already have been a RICS survey that has taken place and available to you, prior to you committing to the property.
- Access to our network of brokers who specialise in bridge and buy-to-let financing which can help provide you with financial breakdowns on specific property deals before you commit.
- Our properties are all below market value which is backed up by our due diligence.
As with anything though, there are disadvantages, and here are a few:
- There isn’t the same layer of protection when it comes to viewings, searches and surveys. There’s a lot of unknowns which we understand, but it’s all due to needing to sell in a timely manner – however each packaged property has had the same level of due diligence carried out as the properties we purchase as a company. We also have other FAQs about this if you want to find out more.
- Timeframes are stricter, you won’t have the time to wait for valuations to be carried out – in order to a good deal, you need to be ready to move and get everything instructed straight away.
- There is a reservation fee required with our service in advance, we require more of a commitment than estate agent – which again is due to the timeframes in which we need to sell the properties.
Give us a call to discuss your requirements and we’ll grant you membership to our investors database. Members get exclusive access to our latest BMV property deals and as well as our advice on everything BMV.
Membership is FREE, so there’s no excuse not to get started today.
Buy a BMV property through us and you’ll have a wide selection to choose from. Our properties come in all shapes, sizes, areas, so the chances we’ll have something that meets your needs is actually pretty high. We can provide you with properties with potential to flip or buy to let, as well as commercial premises and HMOs located close to Universities!
To get up to speed on the properties we have available at the moment, get in touch – we’re only a phone call away.
Although we feel we do offer fantastic deals, we understand that it can be daunting to buy a property from us, as you aren’t allowed to carry out valuations, searches and surveys and in order to do that you have to put a lot of trust in us.
As well as being members of The Property Ombudsman you can rest assured when you buy from us we look into the property a lot, and with the same level of caution as if we wanted to buy it ourselves. The other thing that we can say is get to know us! We’re a team of property experts and we’re here to help you, we want to find you a great deal because we want you to come back – we want a database of lifetime investors who we know trust us, and we can rely on to complete deals in a timely fashion.
Questions The Opportunities
We work along side our partner company, The Property Buying Company. On a monthly basis they generate anywhere between 2,000 and 3,000 motivated seller enquiries every month. This company predominately buy and trade these properties, but there is a limit to how many they can buy every month and there’s often a surplus of fantastically negotiated opportunities. We work through these opportunities as a team to cherry pick the best ones – and that’s what you see in your email inbox when you join our investor database.
As part of negotiating these large discounts, we offer the seller a quick and easy sale in return, which is why we need our investors to move fast to get the best deals.
Everyone will have their own thoughts on the amount or type of due diligence they should be doing before they complete on purchasing the property, but we offer a variety of information with our property which includes:
- Commentary of comparable sold and let prices within ¼ miles with links to the agents brochures if possible.
- List of pros and cons of the property.
- Floor plans, photos and often video walk throughs.
- Our team are always contactable to discuss why they feel a certain property is a good deal.
- An experienced team of underwriters that value the property.
We always however prompt you to do your own research, as there are great online resources within popular sites like Rightmove and Zoopla.
We always prompt you to look into the figures yourself and determine whether you personally think it’s a good idea – however if you need any help or advice, or want to talk it over, we can explain how we came to the figure we did, so just give us a call.
No – you can’t. The properties are often tenanted or occupied which adds a significant barrier and would slow the sale down significantly, as viewings are seen as a disruption a lot of the time. When we package a deal up, the seller or tenant at this point has had a number of appointments already – we offer the most up to date photos, floor plan, street view and occasionally have a video walk through and often RICs surveys are available to account for this.
We ask the seller several questions on this exact subject, and most of the time we have independent videos and photos taken – as well as often having a RICs survey complete. On occasions the properties may have also been inspected by our Regional Managers and if we are aware of any issues within the property we will declare them to you on the property deal brochure. If there is significant works required we will price in a cost, and generally speaking if there are major issues that we find then we won’t ever send it out to you.
We do provide a lot of information in the brochures that are sent through email – but our team are always on hand to provide the agent appraisals, RICs, further photos or more in-depth research for comparable as well as speaking to the vendor if you have any further questions.
There’s a lot on the brochures and we fully understand that might be pretty overwhelming, especially if it’s one of your first times buying an investment property. We’ve put together a bit of a glossary to help you determine what everything is and how it’s worked out:
- Market Value / GDV – This is the figure that we feel the property is worth, which we detail either currently or after refurbishment. This is often done through desktop research by our experienced underwriting team.
- Discount – The percentage discount we are offering based on the market value.
- Purchase Price – This is the price you will pay for the property and the price that the percentage sourcing fee applies to.
- Gross Rental – This is the rental price the property is currently achieving or can achieve.
- Yield – This is calculated by dividing your annual rental income by the value of the property, calculating your financial return.
- Cash Needed – We take everything into account here including stamp, solicitor fees, broker fees and deposits.
- Out – The amount we calculate you would be able to release on re-financing.
- Left In – The amount of money that you would have to leave in the property when you look at re-financing.
- Return on Cash Employed – This refers to the financial ratio that is used to assess a deals profitability and capital efficiency. In simple terms, this can help you understand how profitable the property will be from its capital.
Also on our brochures you will find that we have a box of text that details the finances which changes with the current market conditions. This is accompanied by estimated figures and ROI based on a buy and refinance model. The mortgage rates we include are dependant on the current economic conditions and they may vary dependant on when the email is sent.
In saying all that, we’re always on hand to help you should you need it – just give us a call.
Although we have set prices on our brochures, we can take offers and see what we can do – so yes, of course!
Questions The Purchase Process
The nature in which we are able to get the deals we do means that we have to guarantee the seller a quick and easy sale, so if we accept a bid – but the buyer then pulls out, it will often mean we lose that opportunity. We want to ensure everyone that bids on a property of ours is committed in order to maintain the speed of sale required.
It’s not strictly that you can’t, it’s just very unlikely. We’ll always take an offer from a investor that is offering cash or bridge ahead of one that needs funding through the mortgage – and again, this is simply due to speed.
This again is tricky with the speed in which we need to sell, as the sellers expect us to have an investor in position to complete on the property within 28 days. Having searches carried out can take a number of weeks – instead, taking out insurance to indemnify against issues.
We don’t particularly offer any service with this, but we could help with any advice. We would recommend using a letting agent that operates UK wide for quotes on the service, they typically charge around 10% rental as their fee.
Depending on the area we do have a few contacts that we can recommend for certain works, but this is on a property by property basis.
Questions About General Investment
There’s no hiding that investment property comes with a risk, as their is with all investments. However, if you ask us, property is one of the safest investments you can make, especially if it’s BMV. By buying Below The Market Value, your potential yield increases which in itself reduces the risks.
Your answer to this is determined by two factors: potential yield and your current situation.
For first time investors, location will likely be a major factor. As will finding a property with development potential where valued can be added. Maybe a quick flip opportunity, or their first ‘Refurbish, Rent, Refinance’ deal. Having such a property close to where you live is generally a good rule of thumb, especially if you’ll be doing the work yourself or letting it privately.
Whereas, those more experienced investors typically favour yield over locality and invest in commercial premises as well as residential.
If you’re struggling to work out where you should invest, get in touch! We’ll happily give you the benefit of our industry knowledge and help you find some locations that suit you.
Like with all investments, how much money you put forth depends on you and your situation. Although if you opt for a BMV property, it’s likely you can reduce this cost. Thus allowing you to invest at a faster pace and build your all-important cash flow.
NOTE: We’d always suggest you have a few thousand pounds extra in savings before investing. You can’t go wrong with a safety net.
Yes – it’s always the right time to be investing in property. Reason being that while property prices do fluctuate from month to month, the overall trend of the UK property market is up. What’s more, as the country’s population increases so does the demand for housing. One of the reasons why property investment is such a hot topic!
There are LOTS of benefits to property investment, especially when you go BMV.
For starters, you can add value to your property to generate equity. This could be through DIY, resolving a sticky freehold issue or adding extra square footage to up the value. Do so for less than the value you add and when you come to sell, you should make a tidy profit.
Then of course if your property is a second home, you have the option of letting it out – another great way to grow your yield. To show you just how profitable rentals are, jump into the example below…
You buy a house for £75,000 and decide to rent it out. Rents in the area are roughly 750 PCM but let’s say you’re after a quick tenancy and haggled down to £700 PCM (£8400 per year). You’ll still achieve a yield of 11.2%, which means the property could pay for itself in less than 10 years!
And then of course you can’t forget capital appreciation. It’s common knowledge that the housing market trends upwards so as well as a rental income you could also have a pleasant surprise when you decide to sell up. Don’t just take our word for it – house prices have risen 38.5% in the last 10 years according to Property Data. This would make your £75,000 purchase worth over £103,000! And even if you didn’t want to sell, you could withdraw this equity through a refinance deal and expand your portfolio even further.
While property is for the most part a far better place to put your money than the bank – a 10% yield beats 0.5% savings rate – as with any strategy there are some risks. So, before you start dabbling in BMV property, we urge you to take these into account. Here’s 3 to consider…
Property prices fluctuate
While in the long term, property prices do increase, in the short term the market can duck and dive. Therefore, if you’re looking at a short term property investment, this may be something to assess in finer detail.
The whole point of renting a property is to generate equity and cash flow. Although, when the property is empty for a certain period of time (maybe you’re in between tenants), any associated expenses will be on your shoulders. Something worth baring in mind when selecting your property and when you’re managing it.
In order to let your BMV property out, or even flip it, you’ll have to keep up with the maintenance while you own it. If you’re looking to flip this may be less so of an issue, but still may end up costing you. If you were to rent your property, this would be why picking a good set of tenants is crucial.
Tenants who’ll inflict less wear and tear on your property, mean you’ll have to spend less of your time and money doing odd jobs. For instance, if your tenant is a family who are in for most of the day, then you’d expect general wear and tear to be far greater than if your tenant was businessman who was only home during an evening.
You’ve already found the answer… here!
At The Property Sourcing Company we deal with properties that are all available for Below the Market Value. We source these ourselves through our sister company, which just so happens to be one of the UK’s largest homebuyers.
If you’re after BMV property in a specific area, of a certain size, that’s geared towards a specific investment strategy, then do let us know. We’d love to partner up and be your property sourcer.
BMV stands for Below Market Value, and is a term commonly associated with property investment. BMV property is arguably the most desirable form of property, at least from an investor’s perspective. Reason being that properties below the market often come with a higher yield and thus make for a better ROI.
This all depends on where you invest, which is why we always advise you do your research before putting your cash on the table. Some areas return a high yield for certain types of property. Others favour buy to let over property flips. Some are the reverse. And some work well both ways.
That being said, a good yield would be in the region of 6-7%.
Advice Is At The Heart Of What We Do
BMV property got you thinking, but you don’t know where to start? Our property investment experts are here for you every step of the way.
From sourcing a BMV property and guiding you through the sales process to keeping in touch after the sale and checking up on your progress, you remain our number one focus. In fact, it’s why so many of our investors are returning customers.
Fancy talking through your investment options with us today?