Council Tax Cost Cutting: reduce your band and grab any discounts Discussion Area

milliesdad_2

exvoperson wrote: »

To Milliesdad

Can I suggest you view the VTS website -decisions for Wiltshire and read case 15 Herbleaze Staverton which confirmed Band F on what may be a similar property. To get a full picture on the comparable sales used by the VOA on that case use the website ourproperty.co.uk which has sales back to 1995. Late 1996 and 1997 prices being similar to 1991 prices for that area. The postcode you need to enter in the search box for properties in the marina is BA14 8UR.
Not good news I.m afraid but hope it helps.

Regards

ExVOperson

ExVOPerson - thanks for this. The development here is a strange one having two areas of housing all the same that are banded differently. This is due to the location of the social housing on the estate and a single track railway line that runs along the back of the development.

The two defined areas are Staverton "Marina" and Staverton "Madison Place". Herbleaze is in the Marina area which is further away from the social housing than our own property and does not overlook it at any part - we can see the social housing from our bedroom window and hear the train from all part of the property with the wiindos closed.

The front of our property is overlooked by a three storey block of flats - lower value housing even if it is not social - and I believe this will have a further impact on the price of our property if we come to sell. This is the argument used by the VOA for lowering the banding of the hpouses in the "Madison Place" locality, namely, the proximity of the social housing and train track.

Ironically, there is a single property on the "Marina" locality (the higher banded area) that is identical to ours in all ways yet is a Band D......we are an F !

In essence, we need to show our property is closer in profile to the "Madison Place" ones than the "Marina" ones.

How come the Price Indices are not considered admissible evidence yet this web-site suggests they are a fundamental part of the 2 stage argument ?

lincroft1710

milliesdad - having on many occasions compared the actual sale prices of the same dwelling on different dates with an HPI estimate, the average HPI inaccuracy rate was 10-15%, the worst an unbelievable 25%. HPIs are far too generalised and cover too wide an area, they cannot convey that although towns A and B were level in 1991, by 2000 town A's prices were 10% higher than B's.

MinMoz

Having given up on getting my band changed (smaller house & one less bedroom/toilet than next door yet higher band - thwarted by the 6 month rule) I am now going to be renting out my house within the next couple of months. Can the person who rents my house appeal and not be hindered by the 6 month rule?

Have no faith in this system at all - contacted my local MP after the failed hearing only to be told that they were aware of its problems but unfortunately it was a legacy of the old governement.

Zebedeee

I believe, Minmoz, that as they will be the new tax-payers on the property they will have 6 months to challenge the band for themselves. See point 11 on this page of the VOA website. Ignore what it says about the band having been challenged, because in your case they said that your appeal was invalid, therefore you have been unable to 'challenge' the banding.

I hope your tennants have success.

MinMoz

Thank you Zebedeee - I hope they are successful and also interested in challenging it.

milliesdad_2

Thanks Lincroft. Like I say, even a 30% difference in the HPI would only just put our house near the bottom of the Band E......if they were precise we would be in the 45th percentile of Band D ! Currently we are an F !

It strikes me that there are very different criteria being used to ascertain bandings compared to how the Council Tax was originally designed !

Ironically, our appeal has been postponed becasue some information given to me by the VOA about a comparator house was wrong. They claim a Band D near us is in a three bed semi whereas I know it is a four bed detached with bigger ground space than ours ! The owners are friends which causes its own problems since presumably the VOA could increase theirs ? !!!!!

Question for MSE - If there has been a High Court case which has said the HPI is not a reflective measure of 1991 prices why is it still being touted as a part of an appeal process ?



Thanks

Zebedeee

milliesdad wrote: »

Question for MSE - If there has been a High Court case which has said the HPI is not a reflective measure of 1991 prices why is it still being touted as a part of an appeal process ?

Good question, milliesdad. I think the price indices are often as not a red herring.

lincroft1710

milliesdad - you are correct, VOA can increase where they believe a band is too low, but it is not backdated.

I found over the years since CT introduced, new house types being built and also greenfield sites being developed where no nearby comparable properties existed in 1991. Also some developments sold at a premium above that of normal newbuild, so at time would appear to be worth more than other more mundane developments. Certain roads/streets/areas will always be more desirable, but sometimes after dust has settled, prices level out, sometimes price differential is maintained. Oh for a crystal ball!

I'm going to look up case quoted by exvoperson

WelshConan

Hi All

I bought my newly built property in South Wales at the end of Decemeber 2008 and I have had my council tax demand through. They have put me in band c provisionally. I know my next door neighbour (very good friend) bought his house (identical house & purchase price to mine) a week before I bought my house and he has been put in band b.

I have checked the Nationwide house price calculator and according to my house value as of April 2003 I should be in band b.

Should I apply to have my banding reassed and if how to I go about this.

Cheers
Lee
I

lincroft1710

WelshConan - when you say "provisionally", what exactly do you mean as Valuation Office Agency who deal with banding of dwellings don't usually issue "provisional" bands. If you want to appeal go to VOA website, follow links to CT Wales and online appeal forms. Nationwide and other house price calculators are not recognised by VOA so just say neighbouring identical house (quote full address) is in Band B.