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Matthew Payne
Matthew Payne
Business & Property Consultant
1120  Profile Views

About Me

Business and property consultant offering strategic consultancy services and executive coaching to property businesses and property people looking for guidance and support to fulfil their potential, become more compliant, commercial, effective and profitable.

Get in touch at aficionadoproperty.com or on 07970 773 847.

my expertise in the industry

I worked in the independent and corporate property world for 25 years, working my way up from trainee estate agent to Managing Director of a multi-million-pound estate agency in London delivering record profits in the years that followed. Working closely with my teams, clients and customers in sales, lettings, property management, land and new homes afforded me an intimate 360 degree understanding of a transactional residential property business and the people it served.

Matthew's Recent Activity

Matthew Payne
I havent read the full CMA statement but extract quoted doesnt appear to be relevent. The service that is not being provided in full by the lockdown is the one being provided by the university to the student. Online learning has replaced the full campus experience which the student like the rest of us will conduct online from their home. Where is the relevance of the lockdown to the service that is being provided by the Landlord to the student? Online leaning doesnt mean that a student has to flee from their university town to live with their parents. If anything, that could be argued as a non essentiaI journey by tens of thousands of students, spreading the virus far and wide all over the UK. I havent fled my main residence to live with relatives and requested that my mortgage payments should now be written off until the pandemic is over when I then plan to return. There is also a cute play on words here that suggests that student accomodation is temporary and conditional on physical studies taking place. "Their family home" is not a correct description. "Their families' home" is more appropriate. It suggests they are returning to their own home, when in fact they are going to reside in a property they no longer live in and never planned to go back to- it is owned by a third party, their parents. Most students leave home when they go to uni, never to return, and remain in their university town after they have graduated or move on to another city. A few historic posters on a bedroom wall and the occasional visit during the holidays does not justify them being able to claim they have 2 addresses thus suggesting the student house is pop up commitment they can opt out of.

From: Matthew Payne 27 May 2020 12:13 PM

Matthew Payne
I dont think there will be any long lasting damage to the market when we look back in 18-24 months time, however activity will be slow to return, its not just about money and jobs. One point that most commentators overlook when talking about the lockdown ending is the fact that there are millions of people who are petrified of getting CV19 and will continue their own self imposed lockdown to one degree or another, and its not just the elderly. Vulnerable people will include asthma sufferers and diabetics for example, people with what are normally very manageable conditions. Demand may exist straight away online or in peoples desire to move but I think it will be a few months at least before we start to see anything like normality return. Then there is social distancing and the practicalities of it slowing everything down and reducing capacity, affecting most industries, that most "experts" are saying will need to stay in place for 12 months. Less people on buses, in planes, less appointments of any kind being able to be done each day, whether a lettings agent or any other client facing professional. Where it was X no of move ins on a saturday, it will now be less. Anyone thought about going on holiday later this year? Yes it could be a calculated safe risk to do so, planes in the air, hotels open, but imagine social distancing in a resort, at the bar, in the pool, in restaurants. The lockdown may be over for us all and the holiday industry later this summer, but not many people will be going on holiday, just simply because it would be a crap experience for no doubt the same price.

From: Matthew Payne 21 April 2020 11:20 AM

Matthew Payne
It was more a Q for you, I am well read on the subject, but I am not trying to score points here, I just want to make sure everyone understands what they are obliged to do or not. The government has not condoned or even mentioned rent holidays anywhere, they cant be seen to be getting involved and making recommendations that ultimately breach a contractual commitment, the banks would have kittens, and ultimately thats what we are talking about, so instead they have simply said in a press release, whatever happens in the next 3 months you cannot be evicted, releasing pressure etc. However, interestingly, the government press release only talks about starting proceedings by landlords, whatever that means. Is serving S21 notice starting proceedings or is that a Court matter only? I was expecting something more specific on landlords serving notice or no fault evictions, so it will be interesting to see the detail of whether they mean Section 21 or Section 8 especially in context of a lenders right to repossess, they wont be able to stop that from happening unless they are prepared to spend a load more money reintroduding legal aid so a tenant can take on Barclays or whoever in the Courts. It may just be as usual, the government has no idea, in this case about how tenancies end. If the RLA are advising landlords they must give rent holidays when asked, they have misinterpreted what has been said. Even the template letter I have seen circulated by the lobby groups doesnt say that, its says, please Mr/s Landlord, will you please consider a rent holiday. Consent is the key to all of this which is why HMG is being very careful in how it articulates its message. Much more to follow on this when we get some flesh on the bones.

From: Matthew Payne 23 March 2020 18:44 PM

Matthew Payne
Just to clarify, the government hasnt issued requests or permission for tenants to be allowed a rent holiday. These calls have come from Shelter, Acorn and the like the and government has said that it planned to introduce emergency legislation (still not passed) that prevents tenants from being evicted in the next three months. At the same time they have announced that the 3 month mortgage payment holiday will be extended to landlords where their tenants are experiencing difficulty in paying their rent due to the CV, but that again is not a requested or sanctioned rent holiday by HMG. We are yet to see what conditions are attached by lenders to these holidays and they may well want proof from a LL that their tenants have not paid their rent or has been affected by CV. Whilst you may choose to do so, or it may be appropriate to do so, the government hasnt actually officially commented on a rent holiday for tenants and I assume they are deliberately not doing so, as there are no doubt some legal implications of doing so ie: encouraging unilateral breaching of contractual obligations. They are due very soon to publish some guidance for landlords which is due to set out how landlords could be compassionate to tenants who are affected by CV. I guess it will encourage some mutual agreement to be reached between LLs & TTs to avoid a breach and be in a fluffy language that avoids that specific sanction once again. So there is an implication of a rent holiday for tenants who are affected CV, ie you cant evict them even if they dont pay their rent, but the government has not said that tenants are able to request a rent holiday, or that landlords have to agree to one, and their guidance comments have been aimed at those directly affected by CV, so again by implication it could be perfectly reasonable to expect them to have demostrate how they have been affected to qualify, as those unaffected by CV are not entitled to any such compassion or changes. Whlist many tenants may simply choose to stop paying their rent as there is no fear of eviction in the next 3 months whether they have LL consent or not, there are clearly implcations for tenants who do so as they may face a section 21 later in the summer or their credit rating will also be affected, so it is not the case that LLs are over a barrel and have to just accept whatever a tenant chooses to do. Ergo, I think it would be perfectly reasonable for a LL to ask for proof, as these measures are designed only for those affected by CV, not for wider PRS tenants, most of whom will remain unaffected.

From: Matthew Payne 23 March 2020 13:19 PM

Matthew Payne
Ian, I think you miss the point on risk and the commitments faced by a landlord. A 3 month mortgage holiday will just be that, and the lender will be very robust about any defaults and have the power to remedy pretty quickly. Moreover, then balance of the mortgage will increase as will then the amount of interest paid over the term. Who pays for that? A 3 month rent holiday will inevitably result in rent arrears when after the 3 months, many tenants will not be in a position or choose not to pay the outstanding balance owed. Landlords will have little remedy through the courts as court time will be scarce in the next 12 months. It doesnt also address the issue that the rent also pays for ground rent, service charges, sinking funds, insurance and maintentance where there will be no payment holidays. Finally it doesnt acknowledge that rent is also an income for many landlords, no different to interest on savings, or dividends on shares. A mortgage holiday doesnt replace that balance. The net result will be when life returns to normal is many tenants wont have paid their rent in full, but many landlords will actually have larger mortgages that still need paying. It is a recipe for disaster. Many excellent tenant/landlord relationships will be ruined as a result, many section 21s will be served as a result and everyone will go through a lot of unecessary expense and upheaval for something I dont believe is necessary. I dont believe there are as many destitute tenants out there who dont have the ability to pay next months rent with an income that same month, most employers will allow home working or pay sick leave, and many tenants have income protection. The number who would genuinely need this 3 month rent holiday is very very small indeed, but I fear many would take advantage of it. It would make more sense to allow landlords and tenants to find their own agreements on any delayed payments for those few, and I dont think there are many landlords who would not be sympathetic to any genuine cases where they have a good tenant they want to keep.

From: Matthew Payne 18 March 2020 10:18 AM

Matthew Payne
The problem with politicians in their attempts to assist a certain part of society to buy their votes at the ballot box is that they often interfere in a very disjointed way in markets they know nothing about, strangely ignoring all the learned council from those that do. No one is grumbling about anyone’s desire to help solving the housing crisis or protecting tenants’ rights, far from it, but the attempts of the last few years have been so painfully misplaced. Wealth creation, and I include a tenants right to an index linked affordable rent, reasonable fees, an affordable property to buy is not achieved by punishing those that supply that housing stock or services around it, no different to taxing job creators or the highest tax payers at 50%. As Tories know only too well, you tax too high, people avoid paying the tax or leave just as Landlords are starting to do in the last 12 months. Anyone celebrating this fact though or regard it as progress, like the government, simply doesn’t understand the mechanics of the PRS. Pretty much every attempt to assist these tenants has unfortunately and perversely backfired. Cap deposits, ban end of tenancy commitments? Families with pets and young children, younger tenants under 25 now have less choice and have to pay a higher rent as predicted, but who expected any other outcome? Ban tenant fees? Tenants are now paying new different fees with zero security deposit options as lettings agencies seek to survive having lost their entire profit margin overnight. Becasue of both, landlords are already selecting only the very best calibre tenants who represent the lowest risk, who pretty much had their choice of any property anyway and didn’t need any help from the government. Higher taxes mean the PRS is shrinking. Less property, less choice, higher rents. What did the government expect? We have already seen a 3-6% increase in 2019 in most parts of the UK. Most are predicting similar again this year. Ban the use of section 21? That elitist selection of the very best tenants will get even worse for the landlords that remain and with others selling, the millions of tenants that need somewhere to live will have to pay higher rents, won’t have the choice they have now, and whose costs to commute to work, and childcare for example will increase as they have to move further afield. All that will happen is a minority of tenants will have improved security, the majority will be worse off. 90% of section 21s are served by tenants. However, we will see an enormous spike in Landlord served Section 21s before the legislation comes into effect and potentially tens of thousands of tenants who like their landlord were perfectly happy with the status quo where they lived will be forced to look for somewhere new to live at a much higher rent as landlords play musical chairs. Some won’t find anywhere they can afford. No wonder quite a few tenants are now already starting to wish that things could go back to the way things were, and the worst is still yet to come.

From: Matthew Payne 18 February 2020 11:56 AM

Matthew Payne

From: Matthew Payne 29 January 2020 12:54 PM

Matthew Payne

From: Matthew Payne 15 January 2020 11:02 AM

Matthew Payne

From: Matthew Payne 07 January 2020 10:09 AM

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