Increase in Council Tax Band

Gambler

I'm buying a house for £250K which has been totally rennovated including a loft conversion to create an extra bedroom plus ensuite.

The house was purchased by the vendor in Oct 2006 for £168K and has a band of E*.

Any idea how I can work out what the new band will be? Im in Wales by the way.

Thanks

vivatifosi

Hi Gambler,

As you have worked out, the fact that the band is E* means that the VOA will review the banding as and when a new sale goes through (bands aren't put up following refurbishment until new people move in).

Their purchase price is less relevant than yours as the valuation is based on the condition of the house "as is", priced as though sold on the open market to a willing vendor. Assuming that you're buying on the open market (it may be a bit more convoluted if you're buying from one of your family for example), what you need to do is find out what has happened to house prices between the time the Antecedent Valuation Date for Wales (ie the common date that all Council Tax values are dated from for consistency) and the date at which your sale goes through.

The Antecedent Valuation Date for Wales is 1st April 2003. You therefore need to use one of the house price checking sites that Martin lists on his main Council Tax page and check the £250k price at a Q1 2003 price. That should give you a ball park figure. If your price falls round about the middle of the band you should be ok, however if you are on the cusp of an upper or lower band, then there is a chance that you could be reviewed and placed in that band instead.

Gambler

vivatifosi wrote: »

Hi Gambler,

As you have worked out, the fact that the band is E* means that the VOA will review the banding as and when a new sale goes through (bands aren't put up following refurbishment until new people move in).

Their purchase price is less relevant than yours as the valuation is based on the condition of the house "as is", priced as though sold on the open market to a willing vendor. Assuming that you're buying on the open market (it may be a bit more convoluted if you're buying from one of your family for example), what you need to do is find out what has happened to house prices between the time the Antecedent Valuation Date for Wales (ie the common date that all Council Tax values are dated from for consistency) and the date at which your sale goes through.

The Antecedent Valuation Date for Wales is 1st April 2003. You therefore need to use one of the house price checking sites that Martin lists on his main Council Tax page and check the £250k price at a Q1 2003 price. That should give you a ball park figure. If your price falls round about the middle of the band you should be ok, however if you are on the cusp of an upper or lower band, then there is a chance that you could be reviewed and placed in that band instead.

Many thanks for taking the time for such a detailed response.

The current 2005 bands in my area (properties valued at Apr 2003) are

E 123 - 162
F 162 - 223
G 223 - 324

I fully expect the band to increase but I'm hoping it's F and not G !!

vivatifosi

Gambler wrote: »

I fully expect the band to increase but I'm hoping it's F and not G !!

I was wondering the same!!! Good luck!