Opinion on affect of living next to a pub / main road?

vivatifosi

Moneyineptitude wrote: »

Did you read the post I was responding to? The OP wants to take information posted here into a Valuation Tribunal. Of course the posters here are helpful, but they can't be expected to provide additional written expert opinion or actually appear!
That was my only point.

You say you won your case based on newspaper clippings, but I sincerely doubt a screen shot of a discussion forum would carry any weight..

I did read the OP, but read your post as though you were getting at lincroft. If you weren't, then I apologise.

I do think there is more to this forum than anonymous screenshots though. When I needed help with a different issue (basically to stop someone I'd met being ripped off via a boiler room operation) I had someone helping me to highlight the fraud loophole that was being used so I could talk to the person about it, all of which went via PM. I think there's a lot that goes on "behind the scenes" so to speak. I know loads of people who've helped each other like this.

lincroft1710

Viva, from memory the newspaper clippings you used had actual prices or asking prices. OP's appears to have opinion. From experience a pub next door may have an effect on the sale price

There are 2 very relevant factors, the percentage effect on the price and whereabouts in the band the house sits. There is also a problem that a quiet, well run pub can with change of landlord/manager become noisy and badly managed. Trying to compare house prices without analysing every single aspect is very difficult, hence the VOA "broad brush" approach.

OP is also claiming about the disadvantage of living 2 metres fro a busy main road, but this difficult to quantify in terms of effect on value.

There is merit in the OP's case but there is no definitive or proven answer.

Cofty

Morning all. Apologies for the silence, I was away this weekend.

Thank you for your invaluable contributions, each of you bring different perspectives. Let me just clarify a couple of points though:
1) I am not necessarily here to screen dump on-line opinion. The most valuable outcome would be to gain ideas from you - e.g. where to find the right info, what types of information to source to strengthen my case, etc; and also to learn from your experiences (like Vivatifosi's for example) of presenting at a tribunal.
2) then there is also the possibility of sourcing expert opinion via this forum. For example, say one of you were a lead figure in a leading estate agency, you may be willing to come off-line and provide me with expert opinion of my original queries. I agree that that alone would not carry much weight, but together with evidence-based argument, it would be very helpful. I'm not familiar with the specifics of the valuation tribunal, but I am more so with the Crown Courts and small claims courts (on the right side of the law, in case you're wondering ) - and in those situations expert opinion is often an invaluable perspective and can add significant value to a case. So my thought is, why not in this case? Or, another example, if you were able to point me in the direction of someone in this forum who could help, or somewhere (e.g. articles, publications, etc) where this expert opinion is given.

I'd welcome more thoughts from you all and would be grateful to keep to conversation going if at all possible.

Many thanks

Cofty

Lincroft, regarding "whereabouts in the band the house sits" - I do not know that, the VOA did not tell me.

lincroft1710

I have attended many VTs and presented hundreds of CT appeals. I cannot recall an instance of "expert opinion", perhaps a couple of cases of newspaper articles.

Whilst walking in town today I came across an almost completed apartment complex, being converted from a small office block, which adjoined a pub. I started thinking about houses next to pubs and it struck me that there cannot be much sales evidence of houses in this situation. So an estate agent (and i believe there is only currently one on these boards) may have no experience of this.

It would help if we knew the date and purchase price of your house and the CT band.

The VOA should be able to get an idea of where in the band your house sits from sales comparables. If they intend using these comparables at VT they should send you details at least 2 weeks prior to the hearing.

If this has happened perhaps you could post up a summary, house size, no of beds, sale date, price.

Cofty

Hi again. Thanks for the feedback, I do take your point about the expert opinio so perhaps that specific avenue is one not pursuing - but let's see.
I'm still at the stage of sending my appeal form to the the Tribunal, so we are some time off yet.

Do I need to check with this forum's moderators about data protection on this? You know my vague location from my profile, if I provide property size / sale price / date, does that cross any lines? (its not about you contributors, just more about the rules and not wanting to get in trouble).

I shall be visiting the local library to see what I can find. The property is currently a 4-bed but when bought in 1993, it was a 3-bed.

[Deleted User]

Cofty wrote: »

You know my vague location from my profile, if I provide property size / sale price / date, does that cross any lines? (its not about you contributors, just more about the rules and not wanting to get in trouble).

While not recommended (for reasons nothing to do with data protection), you can fully identify yourself on the forum if you wish. It's your own privacy you should be protecting though ...

lincroft1710

As you won't be providing any addresses you won't be breaching any data protection by giving sales details

Cofty

OK, so I've made some changes to my profile just in case!

The property is 4-bed, 773k, bought in June 2016. Band is G, it was F.

lincroft1710

I can see why your appeal was rejected and I think it would be difficult to get you back to Band F.

My house has probably increased 4 fold since 1991 (London commutable by mainline rail, frequent trains), so on that basis your 1991 value would be around £190K. I presume the pub was there when you bought, so if the house price was affected it would be reflected in your purchase price.