News in Review

“Both retailers and their customers are in for hard times ahead”

UK retail sales contracted in May as consumers reduced their spending, according to data released by the Office for National Statistics (ONS) last Friday. As prices continue to rise and the impact of inflation on household finances intensifies, retail sales volumes fell by 0.5% between April and May, marginally better than a 0.7% reduction forecast by a Reuters poll of economists. Primarily driven by a decline in food sales, which dropped 1.6% in the month, supermarket sales fell by 1.5%, while sales of tobacco, alcohol and other drinks dropped by 4%.

Chief Executive of the British Retail Consortium (BRC) Helen Dickinson commented on the findings, “Households reined in spending as the cost-of-living crunch continued to squeeze consumer demand. Many customers are buying down, particularly with food, choosing value-range items where they might previously have bought premium goods.”

She continued, “High-value items, such as furniture and white goods, were also impacted as shoppers reconsidered major purchases during this difficult time. Higher operational and input costs have filtered through to prices, meaning both retailers and their customers are in for hard times ahead.”

Non-food store sales were unchanged in May, while a 2.2% increase in clothing sales in the month was offset by a 2.3% decline in household goods. Interestingly, fuel sales increased by 1.1% in May; Heather Bovill, Deputy Director for Surveys and Economic indicators at ONS, partially attributes this to more hybrid working and a decline in those working exclusively from home, commenting, “More workers returning to the office may have contributed to increased fuel sales this month, while shoppers buying outfits for summer holidays helped boost clothing sales.”

In May, the proportion of online sales reduced (26.6% in May 2022 versus 27.1% in April) but remains substantially higher than the 19.7% recorded in February 2020 prior to the pandemic.

Get spending your old bank notes!

With UK bank notes worth £14bn set to become invalid from 30 September, last week marked the 100-day countdown, prompting the Bank of England (BoE) to issue a reminder. Old-style paper £20 and £50 notes will no longer be considered legal tender or accepted in stores. The BoE estimates there is over £6bn in paper £20 notes and £8bn in old £50 notes still in circulation

The BoE’s Chief Cashier Sarah John commented on the impending deadline, “Changing our banknotes from paper to polymer over recent years has been an important development, because it makes them more difficult to counterfeit, and means they are more durable. The majority of paper banknotes have now been taken out of circulation, but a significant number remain in the economy, so we’re asking you to check if you have any at home. For the next 100 days, these can still be used or deposited at your bank in the normal way.”


Triple lock commitment reiterated

Last week the government reiterated its commitment to apply the State Pension triple lock next year, when questioned about plans for additional measures to help pensioners deal with inflationary pressures. In a written response, Simon Clarke, Chief Secretary to the Treasury confirmed ‘Next year, the triple lock will apply for the State Pension. Subject to the Secretary of State’s review, pensions and other benefits will be uprated by this September’s CPI which, on current forecasts, is likely to be significantly higher than the forecast inflation rate for 2023/24.’

The triple lock commits the government to raise the State Pension every tax year by the higher of 2.5%, average wage growth, or inflation, effectively protecting pensions from losing value due to inflation.

G7 Summit

On Tuesday, the three-day G7 summit in Germany ended with Prime Minister Boris Johnson and fellow world leaders confirming that they would explore further measures, including possible caps on the price of oil and gas, to prevent Russia profiting from its ‘war of aggression’ against Ukraine. Olaf Scholz, German Chancellor and G7 Chair, made the vow at a closing press conference in which he said the group was united and unbreakable, adding, “It is important to stand together for this over the long distance, which will certainly be necessary.” In addition to pledging support for Ukraine, the summit had two further main aims – a joint effort to end world hunger and a renewed commitment to combating climate change. 

Here to help

Financial advice is key, so please do not hesitate to get in contact with any questions or concerns you may have.

The value of investments can go down as well as up and you may not get back the full amount you invested. The past is not a guide to future performance and past performance may not necessarily be repeated.

All details are correct at time of writing (29 June 2022)

Residential Property Review – June 2022

UK housing market – busy but slowing

Following two frenetic years, UK housing market activity remains strong, despite some signs of a slowdown beginning to emerge.

In April 2022, sales agreed were 18% higher than the month’s pre-pandemic average, according to TwentyCi. Completions too remained 13% above the 2017-19 rate.

First-time buyers (FTBs) continue to drive demand, according to UK Finance, with 16% more loans granted to FTBs in March 2022 than before the pandemic. Similarly, the buy-to-let market is still seeing significant activity, with loans granted up 50% on the 2017-19 average.

Mortgage approvals in April, however, returned to pre-pandemic levels. This is likely to cause completion rates to moderate as the year progresses, analysts suggest. Likewise, with signs that the market is starting to cool, Savills now predicts house prices to rise nationally by 12.9% over the next five years, suggesting more subdued medium-term growth.

More FTBs eligible for Right to Buy

The Right to Buy scheme is set to expand its reach, as part of a package of measures announced by the government to help FTBs get a foot on the housing ladder.

Over 2.5 million people could benefit from the plan to extend the Right to Buy scheme to include housing association homes, the government claims, though full details have not yet been revealed.

Meanwhile, plans for an independent review of the mortgage market will aim to improve access to low-cost mortgages for FTBs with 5% deposits. Other plans include allowing people to use housing benefit towards mortgage repayments and excluding money saved for house deposits in Lifetime ISAs from benefits calculations.

In a speech to announce the measures, Prime Minister Boris Johnson pledged to turn “Generation Rent” into “Generation Buy”. He added, “First-time buyers are trying to hit a continually moving target. By the time they’ve put aside money to secure their mortgage, prices have risen and it’s no longer enough.”

British cities staging comeback

Homebuyers are increasingly attracted to urban areas, new research suggests, with cities like Bristol, Liverpool and Aberdeen all in high demand.

The number of rural residents searching for urban properties has risen 50% from January 2021 levels, according to research by Rightmove. In Scotland, meanwhile, soaring urban demand has pushed rents up by 8.5% year on year, according to Citylets, with Edinburgh (14%) and Glasgow (16%) especially sought after.

Following the pandemic ‘race for space’, analysts have now identified a rush for city locations with easy access to the countryside. Such hotspots include Bath, where asking prices have risen by 15% in the last year, more than in any other English city.

Rightmove’s Tim Bannister commented, “Many people started the year needing to prioritise being closer to work over having more space. This has contributed to a rise in enquiries from people in more rural areas to cities and a drop in the number of people looking to escape to the country”.

It is important to take professional advice before making any decision relating to your personal finances. Information within this document is based on our current understanding and can be subject to change without notice and the accuracy and completeness of the information cannot be guaranteed. It does not provide individual tailored investment advice and is for guidance only. Some rules may vary in different parts of the UK. We cannot assume legal liability for any errors or omissions it might contain. Levels and bases of, and reliefs from, taxation are those currently applying or proposed and are subject to change; their value depends on the individual circumstances of the investor. No part of this document may be reproduced in any manner without prior permission.

Commercial Property Market Review – June 2022

Quality is key for London office space

After its pandemic-induced hibernation, London’s office market has kicked back into life, with demand from Central London occupiers in Q1 2022 more than 34% above the five-year quarterly average, according to Savills.

As confidence returns to the office market, more Central London occupiers are increasing their total space (29%) than decreasing it (13%), although those seeking to remain at a constant level remain the majority (41%).

Office expectations have been reshaped by the pandemic, analysts suggest, with more occupiers now seeking the highest quality space. Around 90% of all new office lettings in London have been for buildings of Grade A standard.

Meanwhile, office design and layout have also evolved post-pandemic in response to the rise of hybrid working, as well as a growing emphasis on wellbeing in the workplace.

Warehouses resilient despite challenges

Warehouses can maintain their recent strong performance, industry insiders are predicting, despite the twin threats from supply and demand currently weighing on the market.

Supply chain disruption has driven sustained demand for warehouse space by pushing more businesses to onshore their operations. Growing numbers of smaller e-commerce businesses have also helped fuel strong demand.

As a result, vacancy rates are now ‘critically low’, according to CBRE, at about 1.5%. Going forward, the supply of new stock is likely to remain constrained given the difficulty in finding new sites and the delays involved in seeking planning approval.

Conversely, demand could present a challenge, after Amazon announced in May that it had overextended during the pandemic. The e-commerce giant took a quarter of all UK warehouse space leased in 2020 and 2021.

Robust recovery for hotel investment

UK hotel transaction volumes have exceeded £1.5bn in the first four months of 2022, according to research by Knight Frank, a 40% rise on H1 2021’s total investment volume.

Portfolio hotel transactions represented almost 65% of investment activity, a significant year-on-year rise, while private equity investors poured more than £1bn into the sector.

London secured about £750m of hotel investment in the period, significantly boosted by the sale of Point A Hotels for £420m. Another notable transaction saw Frogmore and C1 Capital jointly acquire three hotels, including the Hilton London Olympia, for £150m.

The rest of the UK saw a similar level of activity (£800m); the Pig Hotel Group’s acquisition by an affiliate of KSL Capital Partners for an undisclosed sum was one of the major transactions so far this year.

Philippa Goldstein, Senior Analyst at Knight Frank, pointed to a “robust recovery” for the sector. She commented, “With investors taking a long-term view, buoyed by the upturn in the cycle, investment levels are expected to remain strong throughout 2022, despite quality, sizeable single asset hotel stock remaining in short supply.”

It is important to take professional advice before making any decision relating to your personal finances. Information within this document is based on our current understanding and can be subject to change without notice and the accuracy and completeness of the information cannot be guaranteed. It does not provide individual tailored investment advice and is for guidance only. Some rules may vary in different parts of the UK. We cannot assume legal liability for any errors or omissions it might contain. Levels and bases of, and reliefs from, taxation are those currently applying or proposed and are subject to change; their value depends on the individual circumstances of the investor. No part of this document may be reproduced in any manner without prior permission.

News in Review

‘We have the tools and determination we need to reduce inflation and I am confident the Bank will play their part in making that happen’

The Monetary Policy Committee (MPC) voted to raise Bank Rate last week, hiking the rate from 1% to 1.25%, the fifth consecutive rate rise. The MPC voted six to three to raise the rate by 0.25 percentage points, with the members in the minority voting for a 0.5 percentage point rise to 1.5%. Pushing the Bank of England’s (BoE) benchmark rate above 1% for the first time since 2009; the increase was widely expected, with analysts believing another hike was necessary to rein in inflation.

The MPC revised its inflation forecast to ‘slightly’ above 11% in October, an increase on a previous estimate of 10% and the eighth time the Bank has had to alter its predictions. If this estimate of 11% plays out in the coming months, the 2% inflation target will be overshot almost six-fold. The anticipated increase in October reflects higher projected household energy prices following an additional rise in the Ofgem price cap, plus rising food prices and a tight labour market.

Responding to a letter from BoE Chairman Andrew Bailey, Chancellor Rishi Sunak said that he recognised ‘the impact that high inflation has on households and that it is challenging for households up and down the country to meet their living costs, which is why it is imperative to bring inflation back down to target and to keep it anchored there. I welcome that the Bank is prepared to take firm and decisive action to achieve this.’

Referring to a trio of tools; independent monetary policy, fiscal responsibility and supply side reform, the Chancellor concluded, ‘We have the tools and determination we need to reduce inflation and I am confident the Bank will play their part in making that happen.’

Further rate increases are expected this year, with commentary suggesting that investors are pricing in a 3% base rate by year end. This would require three half-point rate increases and a quarter-point increase at the four remaining meetings of 2022. The next MPC meeting is scheduled for 4 August 2022.

Fed approves largest interest rate rise since 1994

Central banks around the world are taking similar steps, including in the US. Across the pond, Federal Reserve officials agreed a 0.75 percentage point rate rise last Wednesday, increasing the Fed’s benchmark federal-funds rate to a range between 1.5% and 1.75%. The largest US interest rate increase in 28 years, the Fed signposted that it would continue lifting rates in 2022 as it strives to tackle surging inflation. The third rate rise since March, more are expected, with the median Fed policymaker indicating interest rates to sit at around 3.4% by the end of 2022.

At a press conference following the two-day meeting, Fed Chairman Jerome Powell described the rate rise as “unusually large,” adding, “It is essential that we bring inflation down… Inflation has obviously surprised to the upside over the past year and further surprises could be in store. We therefore will need to be nimble.”

By choosing to raise rates more aggressively, the Fed is seeking what it calls a ‘soft landing’ which would slow inflation without causing a recession. The next Federal Open Market Committee (FOMC) meeting will be held during the last week of July.

Travel woes

Railway workers kicked off three days of strikes on Tuesday (21st), with Thursday (23rd) and Saturday (25th) also earmarked, in what is due to be the biggest national rail strikes in 30 years. With only half of Britain’s rail network expected be open on the strike days, with a very limited service, economists expect the strike to cost the nation around £100m.  Kate Nicholls, Chief Executive of UKHospitality, said this is a “huge blow” to businesses already dealing with staff shortages and soaring energy prices, she continued, “Our customers and staff rely heavily on public transport to visit our venues, especially in towns and cities, where recovery is proving most difficult.”

Meanwhile, chaos at UK airports continues, as the aviation industry is still in the process of ramping up staff levels, after many workers were made redundant or changed jobs during the pandemic.

Here to help

Financial advice is key, so please do not hesitate to get in contact with any questions or concerns you may have.

The value of investments can go down as well as up and you may not get back the full amount you invested. The past is not a guide to future performance and past performance may not necessarily be repeated.

All details are correct at time of writing (22 June 2022)

Net-Zero Asset Owner Alliance boosts efforts on climate change

With a pledge to reduce environmentally damaging emissions from portfolios by half by 2030 and to accelerate sustainable finance, the influential investor group Net-Zero Asset Owner Alliance has ramped up its commitment to tackle climate change.

The prominent investor group, comprising 70 large institutions, has pledged that member firms will aim to reduce emissions linked to their portfolios of investments by between 49% and 65% in the next eight years (to 2030), after including a broader range of carbon-intensive sectors within its target framework.

This new commitment expands previous plans targeting a reduction in portfolio emissions by between 16% and 29% across listed equities, publicly traded corporate bonds and real estate assets by 2025. The newly expanded framework now includes sectors where carbon emission reductions are more challenging to achieve due to production methods, including agriculture, chemicals, water, concrete and aluminium, along with a new asset class – infrastructure equity and debt.

The value of investments can go down as well as up and you may not get back the full amount you invested. The past is not a guide to future performance and past performance may not necessarily be repeated.

2022’s buy-to-let hotspots

Bristol, Oxford, Cambridge, Manchester and Luton have been hailed the best top five cities for landlords to invest in this year, based on analysis of key indicators impacting BTL desirability (including average total rent, the best short-term returns through yield and long-term return through house price growth)1.

Investors have been eschewing London, which has slipped to sixth place. It seems many landlords are looking to areas with a high student population – where they can attract a greater rental yield.

The Scottish cities of Edinburgh and Glasgow both sit within the top 20 and are cited as ‘particularly attractive to landlords looking for short-term yields.’ Edinburgh benefits from a high percentage of private renters (86%) ensuring one of the highest rental returns of all cities.

Head of Mortgage Distribution at Aldermore Bank, Jon Cooper, commented on the findings, “The City Tracker shows the UK housing market is rich with diverse and unique conditions across the regions that are ripe for investment opportunities. As we move towards a post-COVID environment, we hope this analysis gives food for thought to many landlords on where to look for those hidden gems and returns that meet their business strategies.”

He continued, “Private landlords are a central part of the housing market, supporting over 4.5 million households in the UK and, as we emerge from the pandemic, landlords will need to meet the emerging demand for choice and variety from renters. With the economy opening up and EPC rating changes coming in 2025, now is a great time for landlords to talk with their broker to review where they want to take their portfolios in the future.”

First-time buyer or building up your property investment portfolio? We can provide buy-to-let mortgage advice, get in touch.

1Aldermore, Dec 2021

As a mortgage is secured against your home or property, it could be repossessed if you do not keep up mortgage repayments.

IHT reporting – all change

Keeping up to date with tax changes can be challenging and you may have missed this one in relation to the reporting of Inheritance Tax (IHT), especially as it’s not something most of us will deal with very often.

‘Excepted estate’

The changes came in at the start of the year and apply to the estate of anyone who dies on or after 1 January 2022. Now, before you make a report to HM Revenue and Customs (HMRC) you need to check whether the estate is an ‘excepted estate’ to make sure you complete the right forms.

There are several reasons why an estate may now be classified as ‘excepted’:

• The estate has a value below the current IHT threshold (£325,000 for one person)

• Any unused threshold is being transferred from a spouse or civil partner who died first, and the estate is worth £650,000 or less

• The estate is worth less than £3m and the deceased left everything in their estate to their surviving spouse or civil partner who lives in the UK, or to a qualifying registered UK charity

• The estate has UK assets worth less than £150,000 and the deceased had permanently been living outside of the UK when they died.

Further details on how to value an estate for IHT and report its value can be found here www.gov.uk/valuing-estate-of-someone-who-died/check-type-of-estate

Your IHT planning

More people are having to pay IHT; HMRC figures show IHT receipts for the period April 2021 to January 2022 to be £5bn, which is a £700m increase on the same period one-year earlier1. IHT planning is a complicated subject, but sensible financial planning can help to reduce the amount of IHT payable and safeguard your wealth for the future.

1HMRC, 2022

The value of investments and income from them may go down. You may not get back the original amount invested. Inheritance Tax Planning is not regulated by the Financial Conduct Authority.

News in Review

The release of the latest Economic Outlook from the Organisation for Economic Co-operation and Development (OECD) last week, highlighted that global GDP is now projected to slow this year to around 3%, remaining at a similar pace next year. This is a downgrade following estimates of 4.5% global growth this year, made last December. Outlining the situation, the OECD deduce ‘The war has set the global economy on a course of slower growth and rising inflation – a situation not seen since the 1970s.’

Aptly entitled ‘The Price of War,’ the report outlines the far-reaching impact of the invasion in Ukraine and its role in triggering a global cost-of-living crisis. Before the war, the global economy was on track for a strong, although uneven, recovery from the pandemic. According to the report, inflation projections currently stand at almost 9% for OECD countries this year, double previous projections. The new projections from the international think tank detail the impact the war is having on inflation, which has already reached 40-year highs in the UK, US and Germany. In fact, data from the US last week pointed to surging levels of inflation, potentially paving the way for a series of aggressive interest rate hikes.

UK GDP is expected to grow by 3.6% this year, before stagnating in 2023. The OECD expect continuing high energy prices, labour and supply shortages to push inflation to a peak of 10% towards the end of the year, reducing to around 4.7% in Q4 2023. In response to the OECD projection for the UK growth forecast, a spokesperson from HM Treasury responded, “While we can’t insulate the UK from global pressures entirely, our economy is in a strong position to deal with these challenges. We have a plan for growth, and we are supporting people with the cost of living.” It is expected that a tight labour market will support consistently low unemployment statistics.

Data from the Office for National Statistics (ONS) released this week showed that UK GDP shrank by 0.3% in April, the first month that all main sectors (manufacturing, construction and services) contributed negatively to GDP since January 2021. The decline was primarily triggered by the reduction of the NHS Test and Trace programme, which fell by 70% in April as tests ceased to be free.

Accelerating the energy transition

In the report, OECD Chief Economist and Deputy Secretary-General, Laurence Boone outlined his thoughts on the need for governments to ‘shift gear’ to speed up the energy transition, ‘Limiting Russia’s ability to finance the war, as is intended by an embargo on Russian oil exports, is essential for speeding up an end to this devastating conflict.’ He continued, ‘The emergency response to a possible energy crisis has turned out to be a stark scramble for alternative sources of fossil fuels and to increase coal use. This can only be temporary as it is the opposite of what the world needs, which is a rapid increase in investment in, and consumption of, cleaner energy.’

Central banks – time to decide

The World Bank has cautioned that a period of high inflation and tepid growth is threatening to ‘derail what is now a precarious recovery,’ citing it would be ‘hard’ for many countries to avoid recession. The warning comes as the European Central Bank has signalled an end to its pandemic-era money-printing programme, paving the way for the first interest rate hike in eleven years. This week the Bank of England and the US Federal Reserve will conclude their latest monetary policy meetings. It’s time to decide whether they too should lift interest rates even higher to tame inflation or resist as the economy slows.

UK housing market records 10.5% annual price growth

The Halifax House Price Index has shown that average house prices have risen 10.5% in the year to May, to a new record of £289,099. Although the eleventh consecutive month of increases, the pace of growth has started to moderate, from the 10.8% (in the year) recorded in April.

Here to help

Financial advice is key, so please do not hesitate to get in contact with any questions or concerns you may have.

The value of investments can go down as well as up and you may not get back the full amount you invested. The past is not a guide to future performance and past performance may not necessarily be repeated.

BTL investors tap into domestic holiday demand

Pandemic-related travel restrictions have unleashed huge demand for UK-based rentals among British holidaymakers – with buy-to-let (BTL) investors scrambling to take advantage.

According to figures1, holiday let mortgage availability has trebled since 2020, giving would-be investors ample opportunity to tap into this demand. There are now 231 buy-to-let mortgages eligible for holiday lets on the market, versus just 74 back in August 2020.

As the number of deals increases, competition between lenders is also on the rise, with average rates reducing from 4.14% in September 2021 to 3.92% in January 2022.

Factors to consider

If you’re thinking about investing in a holiday let, there are some factors to consider before taking the plunge. Firstly, the government is currently working to close a tax loophole that has seen people claiming tax relief on empty ‘holiday lets’. Holiday let owners will soon be required to prove that their property is being let for at least 70 days each year in order to claim small business tax relief.

Secondly, it’s important to think about the cost of purchasing a holiday let above and beyond the property itself. For example, you may have to spend a significant amount up-front to get the property ready for holiday let clientele. You’ll also have to consider how much the property is likely to generate in rental income – is it in a good enough location to attract a steady stream of holidaymakers?

Weigh it up

We’ll be able to help you weigh up the various factors and recommend mortgage finance that’s suitable for your needs.

1Moneyfacts, 2022

As a mortgage is secured against your home or property, it could be repossessed if you do not keep up mortgage repayments.

How to value financial advice

In recent times the importance of expert financial advice has become greater than ever, as people seek reassurance that their pensions, investments and protection plans are being professionally looked after during uncertain times.

Good financial outcomes are obviously important, but these can only be measured over the long term and are just one way of assessing the value that advice can provide.

The real value in taking advice is about the whole journey of financial planning so that you are provided with a consistent, valued and trusted experience; with regular reviews and adapting to changes when needed. Financial and emotional outcomes play their part in unison.

The benefits of working with an adviser

Some of the benefits may not be immediately obvious, such as:

• Understanding your circumstances by listening, and helping you to identify and achieve your goals – no two clients will have the same requirements

• Making complex matters easy to understand – a seemingly straightforward financial goal could involve numerous decisions as well as considering a range of different products and providers

• Ongoing support and guidance – regular reviews and contact can set your mind at rest and prevent you from making knee-jerk decisions at the wrong time

• Saving you time – doing your own research can be very time-consuming and would you know where to start?

• Giving you peace of mind – by knowing that your finances are in expert hands and that any change in your circumstances can be discussed with someone who knows you personally

• Getting financial outcomes that matter to you – by working with you over the long term.

Here for you

In uncertain times, you can rest assured that we are here to support you with all your financial planning needs.

The value of investments and income from them may go down. You may not get back the original amount invested.