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

lincroft1710

obbig wrote: »

Thanks for your help, Lincroft1710.
I'm going to a Valuation Tribunal on Thursday, so its a bit late to start asking questions! Just hoped I might find a bit of extra ammunition.

So you should have seen the evidence submitted by the VOA in support of the band increase. Does it look reasonable or not?

obbig

Thanks to lincroft1710 and Iozzark for your very helpful replies. The VOA case has two strands:
a) Most of the other properties nearby, including many of the same design as mine, are in band D. This I believe is a legacy of the 1991 valuation because many of my neighbours at that time thought it was a waste of time to appeal. Of the few that did successfully appeal like me, and got their valuations reduced to C many will have improved their properties or moved away since and this gives the VOA an opportunity to reinstate the D valuations.
b) The VOA have found two properties like mine in the next street which sold for significantly more than the £68,000 threshold in late 1991 and 1995. However these two properties have larger gardens than mine and views over open fields (mine doesn't). In addition they have disregarded the sales of other nearby properties, including some like mine, for less than £68,000 between 1989 and 1992. Throughout all this the VOA has constantly sought to exaggerate the value of my property by equating it to properties which are larger, or have larger gardens, or have conservatories & extensions, or just have a better view etc. compared to my own.
regards obbig

lincroft1710

obbig wrote: »

Thanks to lincroft1710 and Iozzark for your very helpful replies. The VOA case has two strands:
a) Most of the other properties nearby, including many of the same design as mine, are in band D. This I believe is a legacy of the 1991 valuation because many of my neighbours at that time thought it was a waste of time to appeal. Of the few that did successfully appeal like me, and got their valuations reduced to C many will have improved their properties or moved away since and this gives the VOA an opportunity to reinstate the D valuations.
b) The VOA have found two properties like mine in the next street which sold for significantly more than the £68,000 threshold in late 1991 and 1995. However these two properties have larger gardens than mine and views over open fields (mine doesn't). In addition they have disregarded the sales of other nearby properties, including some like mine, for less than £68,000 between 1989 and 1992. Throughout all this the VOA has constantly sought to exaggerate the value of my property by equating it to properties which are larger, or have larger gardens, or have conservatories & extensions, or just have a better view etc. compared to my own.
regards obbig

At the tribunal, point out the differences between your home and the houses which the VOA is using as evidence.

Ask why the VOA has now decided to increase your band.

Ask why they have not referred the houses selling for under £68K in their evidence. The Tribunal will be critical of the VOA if they have willfully withheld evidence.

obbig

Thanks for the additional advice. I've just heard that my VT hearing tomorrow has been postponed. Apparently there is some doubt about the legality of the VOA ignoring previous appeals and there is to be a test case in the near future, which they think may set a precedent for my case.

hazel1975_2

hope you can advise
just read through the council tax banding info but am not sure what to do..

We are in Band D and so are our neighbours according to the direct.gov website
however the calculation to see what your house would have been worth in 1991 shows as a Band C.

What concerns me is that we have had loft conversion done in 2009 and the improvement is marked on the direct website but this hasnt increased our banding as such (although it says it might when the house is sold)

As all our neighbours are the same banding shoudl this mean we dont bother challenging it and it could be that the 1991 estimator is just a little off?

Concerned that challenging it coudl actually increase our band because of the loft conversion

thanks!

lincroft1710

hazel1975 wrote: »

As all our neighbours are the same banding shoudl this mean we dont bother challenging it and it could be that the 1991 estimator is just a little off?

Concerned that challenging it coudl actually increase our band because of the loft conversion

thanks!

The house price indicators are only a guide and can easily be 10% inaccurate. If the loft conversion was carried during your ownership, the band cannot be increased solely on account of this.

bt0558

I wonder if anyone can offer advice.

We purchased our house from new in 2007. There are 9 properties all built and sold with 4 months.
3 the same as mine (261,000 - 275,000 put in band E), 3 a fair bit larger (299,000 late 2006 put in band E) and 2 about the same size (265,000 in 2007 put in band D).

All three the same as mine were placed in E and we thought it high but didnt realise we could question it at the time. We are now selling and both estate agent and viewers said E was too high.

I emailed VOA saying......could they please check our band as...

-2 of 9 houses band D valued same (265,000) in 2007
-3 30,000 more expensive are band E
found 4 similar properties in 1996/7 as local VOA said that properties in our location were at april 1991 level again late 1996 early 97
- house price index puts every other house of the 9 in the correct category including the two at D
- ours was well into the band D using both the Nationwide House price calculator and the Government house price index for region

There are no ther directly comparable places in what is a well established residential area. We are modern chalet bungalow.

Had reply today saying that the band will stand saying that....

-There are other houses the same in the street withe band E. We were suggesting that all 3 were put into the same incorrect band.
- Different prices e.g. 38,000 on a 260,000 house could easily be in the same band in 2007
- The two band D properties are not comparable based on RCA i.e. smaller. I have measure the dimensions of my small square detached place, multiplied and they are not correct on mine.
- Properties I chose in 1996/7 they do not condsider to be comparable. They are "69 years older".They are not the same but they were the closet we could find and all properties within a mile or more are much older.

Do they look at price indices to find a 1991 price for a place built in 2007 if there is nothing comparable?

I am suggesting that based on 2007 value all three houses are clearly in the wrong band. They see the fact that they are the same houses as evidence that E must be correct. They ignored the "all 3 are incorrect" issue.

Have I done correctly by simply measuring the external walls of my place with a tape and simply multiplying and then doubling for ground and first floor?

They dont provide any evidence and do not deal with any of the comparisons with similar/more expersive places other than to simply dismiss them generally.

Is it worth me going back to ask them on what basis they believe the 3 houses have not been incorrectly put in E? I can talk about factual inaccuracies in their arguments but will it get me anywhere?

I can talk about a 20% difference (260-299) in 2007 as maybe indicating that with other facts this is a big difference and may indicate an issue.

Our place has 4 beds (1 downstairs) and 1 small reception. Others have 4 beds and 2 or 3 receptions. I think ours has just been assessed as a "4 bedroom house" whereas it is a chalet bugalow with reduced head height upstairs etc etc

Can I actuall find out how they can arrive at E or do I just have to go with it?

Or do you think I am pushing a weak case? Should I query their seemingly cursory consideration of my case?

Any advice, positive or negative appreciated.

Thanks

lincroft1710

bt0558 wrote: »

Any advice, positive or negative appreciated.

Thanks

If you think they have overmeasured your house then tell them what your measurements are and ask what measurements they have. You can ask that they come out and remeasure.

There is little point in reiterating your original argument or asking them why they have come to their decision, they won't change their opinion.

If you sell your house suggest to your buyer that they should appeal the CT band (within 6 months of purchase) and thus the independent Valuation Tribunal can determine the case. If the band is reduced you will get a refund on any overpayment.

bt0558

Lincroft

Thanks for that. Looks like we are moving very soon so will check out the prpocess and pass on.

Does a new buyer have to provide evidence or do thewy just ask for a review?

Thanks again

Brian

lincroft1710

bt0558 wrote: »

Does a new buyer have to provide evidence or do thewy just ask for a review?

Thanks again

Brian

The new buyers will have to have a reason for wanting a rebanding. If there is a Tribunal hearing, they will be expected to present a case explaining why they think the current band is wrong.