2 bed or 3 bed homes – Which Sell the Best in Tamworth?

A few months ago, I wrote an article on the Tamworth Property Blog about the length of time it took to sell a property in Tamworth and the saleability of the different price bands (i.e. whether the lower/middle or upper local property markets were moving slower or quicker than the others). For reference, a few months ago it was taking on average 34 days from the property coming on the market for it to be sold subject to contract (and that was based on every Estate Agent in Tamworth) … and today … 77 days  .. does that surprise you with what is happening in the UK economy?

Well, a number of Tamworth landlords and homeowners, who are looking to sell in the coming months, contacted me following that article to enquire what difference the type of property (i.e. Detached/Semi/Terraced/Apartment) made to saleability and also the saleability of property by the number of bedrooms) As I have said before, whether you are a Tamworth landlord looking to liquidate your buy to let investment or a homeowner looking to sell your home; finding a buyer and selling your property can take an annoyingly long time… but anything you can do to mitigate that is helpful to everyone.

So, I did some research on the whole of the Tamworth property market .. and these were my findings …  to start with by type (i.e. Detached/Semi/Terraced/Apartment)….

As you can see, the star players are the terraced/town house and semi-detached variants of Tamworth property, whilst detached seem to be sticking in Tamworth.

Next I looked at what the number of bedrooms does to the saleability of Tamworth property..

… and as you can see the four bed properties seem to be taking the longest time to sell ..and to answer the question in the title .. it’s three bed properties!

So, what does this mean for Tamworth buy-to-let landlords and homeowners?  

There is no doubt that there is a profusion of properties on the market in Tamworth compared to 18 months ago … it’s not because more houses are coming on to the market, it’s because they are also taking a little longer to sell. This makes it slightly more a buyer’s market than the seller’s market we had back in 2014/5/6. Therefore, in some sectors of the Tamworth property market, it is much tougher to sell, especially if you want to sell your Tamworth home fast.

Therefore, to conclude, on the run up to the New Year, if you are looking to buy and plan to stay in the buy to let market a long time, perhaps take a look at the Tamworth properties that are sticking as there could be some bargains to be had there? Want to know where they are .. drop me a line and I will tell you a nifty little trick to find all the properties that are sticking.

Contact me 01827 425195 lorraine@hallandthompson.co.uk

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£174,101 – The Typical Profit Each Tamworth Landlord Could Make in The Next 25 Years

I am of the opinion that buy to let investment in Tamworth, in the long-term, will bring substantial returns for landlords, irrespective of latest regulation and tax changes.

Taking a very conservative (with a small ‘c’) view, I believe landlords will see a projected net profit of £295,588 per property over the next 25 years through capital gains and rental. When inflation is taken into account that works out at £174,101 (in today’s money) or around £6,964 per year. The breakdown applies to a basic tax-paying landlord placing a characteristic 25% deposit on a £151,000 terraced/town house property.

Capital gains make up a substantial part of a landlord’s returns. Again, being conservative, I have assumed that Tamworth house prices over the next quarter century (between 2018 and 2043) will rise at half the rate they did between 1993 and 2018 (the preceding 25 years), therefore the example Tamworth property in the previous paragraph would grow in value to £342,921, providing gross capital gains of £191,921.

A typical Tamworth landlord receives, on average, rent of £7,980 per annum per terraced/town house property and so, over a 25-year period, that example property would generate a total rental income of £305,036 (again – very conservatively assuming a compound annual growth rate in the rent of 1.71% per annum).

Nevertheless, there are costs to running a buy to let property (mortgages, void periods, repairs, agents fees etc) .. and over those same 25 years, I have estimated that to be £201,369  .. giving the net profit levels mentioned in the second paragraph.

Now of course I have had to make assumptions to reach these figures, yet I hope you would agree, I have been very unadventurous with my assumptions.

The Tamworth (and UK as a whole) buy to let property market is experiencing a massive sea of change. Regulation and tax changes have altered the dynamic in the property market, diminishing its appeal to inexperienced and amateur landlords, and these new tax changes mean higher tax bills for higher rate tax landlords. Yet, despite these rising costs, there are still healthy returns to be found in Tamworth buy to let investment for knowledgeable and steadfast landlords. Nonetheless, the days of anything making money and idle speculation are long gone.

Buy to let is a long-term business undertaking, necessitating commitment and expertise. Don’t put your head in the sand and think it doesn’t affect you. Tamworth buy to let landlords must be equipped to start business and tax planning, take portfolio management advice to ensure their investments will meet their investment goals, appreciate the risks as well as the rewards, and, most crucially, the obligations they have towards their tenants.

If you are a Tamworth landlord, irrespective of whether you are a client of mine or another agent in Tamworth (or even you do it yourself), feel free to drop me a line or pop into the office for an informal chat on the future direction of the Tamworth rental market and where opportunities may lie.

If you are thinking of getting into the property rental market and don’t know where to start, speak to us for impartial advice and guidance to get the best return on your investment. For more information about other potential investment properties that we could introduce you to, or to ask about our thoughts on your own investment choices, call us now on 01827 425195, you can always email me on Lorraine@hallandthompson.co.uk

Don’t forget to visit the links below to view back dated deals and Tamworth Property News.

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Additional 1,414 Tamworth Rented Homes Required by 2027

I have been doing some research, looking both at National and Regional reports on the demand and supply of property and people together with future projections on the economy, population and family demographics with some interesting results.  According to the Office of National Statistics, in the last financial year nationally, private renting grew by 74,000 households, whilst the owner occupied dwelling stock increased by 101,000 and social (aka council and housing association) stock increased by 12,000 dwellings.

It was the private rental figures that caught my eye.  With eight or nine years of recovery since the Credit Crunch, economic recovery and continuing low interest rates have done little to setback the mounting need for rented housing.  In fact, with house price inflation pushing upwards much quicker than wage growth, this has meant to make owning one’s home even more out of reach for many Millennials, all at a time when the number of council/social housing has shrunk by just over 2.5% since 2003, making more households move into private renting.

There are 7,711 people living in 3,300 privately rented

properties in Tamworth.

In the next nine years, looking at the future population growth statistics for the Tamworth area and making careful and moderate calculations of what proportion of those extra people due to live in Tamworth will rent as opposed to buy, in the next ten years, 3,305 people (adults and children combined) will require a private rented property to live in.

Therefore, the number of Private Rented homes in Tamworth will need to rise by 1,414 households over the next nine years,

That’s 157 additional Tamworth properties per year that will need to be bought by Tamworth landlords, for the next nine years to meet that demand.

… and remember, I am being conservative (with a small ‘c’) with those calculations, as demand for privately rented homes in Tamworth could still rise more abruptly than I have predicted as I would ask if Theresa May’s policies of building 400,000 affordable homes (which would syphon in this 5-year Parliamentary term is rather optimistic, if not fanciful?

% of properties bought as BTL since 2016
% of properties bought as BTL since 2016

So, one has to ask wonder if it was wise to introduce a buy to let stamp duty surcharge of 3% and the constraint on mortgage tax relief could curtail and hold back the ability of private landlords to expand their portfolios?

Well a lot of landlords are taking on these new hurdles to buy to let and working smarter.  Buying the property at the right price and using an agent to negotiate on your behalf (we do this all the time) … and the 3% stamp duty level isn’t an issue.  Incorporating your property portfolio into a Limited Company is also a way to circumnavigate the issues of mortgage tax relief (although there are other hurdles that need to be navigated on that tack), but just look at the growth of proportion of Buy to Let properties in the Country since the Summer of 2016 … something tells me smart Landlords are seeing these challenges as just that … challenges which can be overcome by working smarter.

I have a steady stream of Tamworth landlords every week asking me my opinion on the future of the Tamworth property market and their individual future strategy and, whether you are a landlord of mine or not, if you ever want to send me an email or pop into my office to chat on how you could navigate these new Buy to Let waters … it will be good to speak to you (because you wouldn’t want other landlords to have an advantage over you – would you?).

Until next time, happy house hunting.

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Investing in Retirement Homes in Tamworth – Pros and Cons of

With banks offering minimal returns on your savings, are there savvier ways to invest your money?

For those approaching retirement age, have you considered  investing in a retirement home for your retirement income.

Lots of social activities

Lots of social activities

Benefits of investing in retirement homes

Retirement homes or villages tend to be situated in chocolate box villages or towns which are popular with an older folk, such as Devon.  Here residents can enjoy a slower pace of life with their picturesque surroundings.

More and more people are discovering the benefits of downsizing, after all that big rambling house is no longer required and it’s  too much to maintain.

You may not feel ready to move into a retirement village  yourself, however you may welcome the additional income. So, even if you decide moving into a retirement home is not for you, now or in the future, the rental yield would be most welcome.

Recent research shows that half of all people over the age of 75 live alone, and one in ten of those aged 65 or over say they feel lonely. Half of all older people consider the TV to be their only form of company.

Loneliness can have a impact on one’s health – research has shown that lonely people are twice as likely to develop Alzheimer’s than those who interact with other people.

Retirement homes regularly hold bingo evenings, coffee mornings, day trips to local excursions, they have Wellness Spa & Gym centres, a restaurant and a library. This gives residents the opportunity to socialise with each other as much or as little as they wish, folk are never lonely in a retirement home.

With the UK’s ageing population, there will always be a demand for residential homes/villages. For those of us who are not quite ready to sell up the family home and move into a retirement village, good rental returns are guaranteed. Leases can be flexible  so that they can be passed on to other family members should anything happen to the investor.

The cons of investing in retirement homes

As care homes are limited to the over 55s, there is a smaller pool of potential residents, however with the UK currently having a large elderly population, occupancy levels should be  relatively good.

Charges will be payable as there will be management  company overseeing the daily running of the care home, so this will reduce the rental yield. However, if the property is purely an investment opportunity it could be a completely hands off investment.

So whether you consider a retirement home for yourself or as an investment, why not look into the facts and figures.

As always any thoughts are always welcome, lorraine@hallandthompson.co.uk

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Tamworth Rents Set to Rise to £749 pm in Next 5 Years

 

Tamworth
Tamworth

It’s now been a good 12/18 months since annual rental price inflation in Tamworth peaked at 3.9%. Since then we have seen increasingly more humble rent increases. In fact, in certain parts of the Tamworth rental market over the autumn, the rental market saw some slight falls in rents. So, could this be the earliest indication that the trend of high rent increases seen over the last few years, may now be starting to buck that trend?

Well, possibly in the short term, but in the coming few years, it is my opinion Tamworth rents will regain their upward trend and continue to increase as demand for Tamworth rental property will outstrip supply, and this is why.

The only counterbalance to that improved rental growth would be to meaningfully increase rental stock (i.e. the number of rental properties in Tamworth). However, because of the Government’s new taxes on landlords being introduced between 2017 and 2021, that means buy-to-let has (and will) be less attractive in the short term for certain types of landlords (meaning less new properties will be bought to let out).

Interestingly, countless market experts assumed at the start of 2017, that the number of rental properties would in fact drop throughout the year. The assumption being as the new tax rules for landlords started to kick in, landlords looked to kick their tenants out, sell up and invest their capital elsewhere. (Although ironically that would lower supply of rental properties, decreasing the supply, meaning rents would increase again!).

Anecdotal evidence suggests, confirmed by my discussions with fellow property, accountancy and banking professionals in Tamworth, that Tamworth landlords are (instead of selling up on masse), actually either (1) re-mortgaging their Tamworth buy-to-let properties instead or (2) converting their rental portfolios into limited companies to side step the new taxation rules.

The sentiment of many Tamworth landlords is that property has always weathered the many stock market crashes and runs in the last 50 years. There is something inheritably understandable about bricks and mortar – compared to the voodoo magic of the stock market and other exotic investment vehicles like debentures and crypto-currency (e.g. BitCoin).

Remarkably, there is some good news for tenants, as Tory’s recently published the draft Tenants’ Fee Bill, which is designed to prohibit the charging of tenants lettings fees on set up of the tenancy. However, looking at evidence in Scotland, I expect rents to rise to compensate landlords, thus hammering faithful tenants looking for long-term tenancy agreements the hardest. This growth will be on top of any usual organic rent growth.  It really is swings and roundabouts!

So, what does this all mean for landlords and tenants in Tamworth? In my considered opinion,

Rents in Tamworth over the next 5 years will rise by 10.4%, taking the average rent for a Tamworth property from £679 per month to £749 per month.

To put all that into perspective though, rents in Tamworth over the last 12 years have risen by 19.3%. In fact, that rise won’t be a straight-line growth either, because I have to take into account the national and local Tamworth economy, demand and supply of rental property, interest rates, Brexit and other external factors. Please see the graph for my projections

In the past, making money from Tamworth buy-to-let property was as easy as falling off a log. But with these new tax rules, new rental regulations and the overall changing dynamics of the Tamworth property market, as a Tamworth landlord, you are going to need work smarter and have every piece of information, advice and opinion to hand on the Tamworth, Regional and National property market’s, to enable you to continue to make money.

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Generous semi in Dosthill, Tamworth for 165K – Ideal BTL

Today’s BTL deal is a 2 bed semi and  it’s being sold with the added benefit of no upward chain.

Nestled in the highly popular and very desirable Dosthill Village, it speaks volumes as to the location and therefore the potential for long term letting.

This smart looking house  of generous proportion is being sold by Hunters and comes with an asking price of £165,000.

2 bed semi
2 bed semi

kitchen
kitchen

2 bed semi
2 bed semi

school checker
school checker

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

So what do you get for your money – lounge/dining room,  conservatory, kitchen, two double bedrooms, modern bathroom, gardens to front and rear and  2 brick built outhouses.

With an EPC rating of E it’s not ideal but there may be little tweaks that you can do to bring it up to a D rating.

The house is situated approx. 5 minutes walk to the nearest primary school. Although the OFSTED report marks the school as inadequate , it was actually oversubscribed in 2017. I quite often see schools marked as inadequate or in special measures suddenly pull their socks up and dramatically turn the next OFSTED report to show as good.

The house is good to go as far as tenants are concerned and with a rental income of £695pcm this would bring in an investment yield of  5% per annum. Landlords if you are looking to add to your portfolio and this property has caught your eye, give Hunters a call today.

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Until next time.

 

Tamworth Buy-to-Let Return / Yields – 3% to 8.5% a year

The mind-set and tactics you employ to buy your first Tamworth buy to let property needs to be different to the tactics and methodology of buying a home for yourself to live in. The main difference is when purchasing your own property, you may well pay a little more to get the home you (and your family) want, and are less likely to compromise. When buying for your own use, it is only human nature you will want the best, so that quite often it is at the top end of your budget (because as my parents always used to tell me – you get what you pay for in this world!).

Yet with a buy to let property, if your goal is a higher rental return – a higher price doesn’t always equate to higher monthly returns – in fact quite the opposite. Inexpensive Tamworth properties can bring in bigger monthly returns. Most landlords use the phrase ‘yield’ instead of monthly return. To calculate the yield on a buy to let property one basically takes the monthly rent, multiplies it by 12 to get the annual rent and then divides it by the value of the property.

This means, if one increases the value of the property using this calculation, the subsequent yield drops. Or to put it another way, if a Tamworth buy to let landlord has the decision of two properties that create the same amount of monthly rent, the landlord can increase their rental yield by selecting the lower priced property.

To give you an idea of the sort of returns in Tamworth…

The average buy to let yields in Tamworth
The average buy to let yields in Tamworth

 

Now of course these are averages and there will always be properties outside the lower and upper ranges in yields: they are a fair representation of the gross yields you can expect in the Tamworth area.

As we move forward, with the total amount of buy to let mortgages amounting to £199,310,614,000 in the country, landlords need to be aware of the investment performance of their property, especially in the era of tax increases and tax relief reductions. Landlords are looking to maximise their yield – and are doing so by buying cheaper properties.

The average range of buy to let yields in Tamworth
The average range of buy to let yields in Tamworth

 

 

However, before everyone in Tamworth starts selling their upmarket properties and buying cheap ones, yield isn’t the only factor when deciding on what Tamworth buy to let property to buy.  Void periods (i.e. the time when there isn’t a tenant in the property between tenancies) are an important factor and those properties at the cheaper end of the rental spectrum can suffer higher void periods too. Apartments can also have service charges and ground rents that aren’t accounted for in these gross yields. Landlords can also make money if the value of the property goes up and for those Tamworth landlords who are looking for capital growth, an altered investment strategy may be required.

In Tamworth, for example, over the last 20 years, this is how the average price paid for the four different types of Tamworth property have changed…

  • Tamworth Detached Properties have increased in value by 229.3%
  • Tamworth Semi-Detached Properties have increased in value by 252.1%
  • Tamworth Terraced Properties have increased in value by 237.3%
  • Tamworth Apartments have increased in value by 243.2%

It is very much a balancing act of yield, capital growth and void periods when buying in Tamworth. Every landlord’s investment strategy is unique to them. If you would like a fresh pair of eyes to look at your portfolio, be you a private landlord that doesn’t use a letting agent or a landlord that uses one of my competitors – then feel free to contact me and let’s have a chat. What do you have to lose?

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Cheeky little number in Amington, Tamworth – Buy-To-Let

A three bedroom semi detached house, Rosemary Road, Amington, Tamworth.  The guide price  is £145,000 with Mark Webster & Company and it’s being sold by the Modern Method of Auction.

Property details are here  ...http://bit.ly/2upw3Bp

The Woodlands Community School is a short walk away and has recently received a good Ofsted report. An added benefit, the school is not oversubscribed.

 

 

Nestled in the highly popular and a very desirable area of Amington, speaks volumes as to the location and therefore the potential for long term letting.

 

 

 

 

The property stands on a good sized plot with a sizable front garden and has a single  detached garage.

 

 

 

 

 

 

 

 

I would certainly get rid of the obtrusive conifers.

Interested? then why not contact Mark Webster & Co. of Tamworth and book yourself a viewing.

*** If you are thinking of getting into the property rental market and don’t know where to start, speak to us for impartial advice and guidance to get the best return on your investment. For more information about other potential investment properties that we could introduce you to, or to ask about our thoughts on your own investment choices, call us now on 01827 425195, you can always email me on Lorraine@hallandthompson.co.uk***

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‘Generation Rent (Forever)’ – 2,961 Tamworth Tenants have no intention of ever buying a property to call home

Generation rentThe good old days of the 1970’s and 1980’s eh … with such highlights lowlights as 24% inflation, 17% interest rates, 3 day working week, 13% unemployment, power cuts … those were the days (not)… but at least people could afford to buy their own home. So why aren’t the 20 and 30 something’s buying in the same numbers as they were 30 or 40 years ago?

Many people blame the credit crunch and global recession of 2008, which had an enormous impact on the Tamworth (and UK) housing market. Predominantly, the 20 something first-time buyers who, confronting a problematic mortgage market, the perceived need for big deposits, reduced job security and declining disposable income, discovered it challenging to assemble the monetary means to get on to the Tamworth property ladder.

However, I would say there has been something else at play other than the issue of raising a deposit – having sufficient income and rising property prices in Tamworth. Whilst these are important factors and barriers to home ownership, I also believe there has been a generational change in attitudes towards home ownership in Tamworth (and in fact the rest of the Country).

Back in 2011, the Halifax did a survey of thousands of tenants and 19% of tenants said they had no plans to buy a home for themselves. A recent, almost identical survey of tenants, carried out by The Deposit Protection Service revealed, in late 2016, that figure had risen to 38.4%, with many no-longer equating home ownership to success and believing renting to be better suited to their lifestyle.

You see, I believe renting is a fundamental part of the housing sector, and a meaningful proportion of the younger adult members of the Tamworth population choose to be tenants as it better suits their plans and lifestyle. Local Government in Tamworth (including the planners – especially the planners), land owners and landlords need an adaptable Tamworth residential property sector that allows the diverse choices of these Tamworth 20 and 30 year olds to be met.

This means, if we applied the same percentages to the current 7,711 Tamworth tenants in their 3,300 private rental properties, 2,961 tenants have no plans to ever buy a property – good news for the landlords of those 1,267 properties. Interestingly, in the same report, just under two thirds (62%) of tenants said they didn’t expect to buy within the next year.

.. but does that mean the other third will be buying in Tamworth in the next 12 months?

Who is planning to buy a Tamworth property soon

Tamworth Tenants

Some will, but most won’t … in fact, the Royal Institution of Chartered Surveyors (RICS) predicts that, by 2025, that the number of people renting will increase, not drop. Yes, many tenants might hope to buy but the reality is different for the reasons set out above.  The RICS predicts the number of tenants looking to rent will increase by 1.8 million households by 2025, as rising house prices continue to make home ownership increasingly unaffordable for younger generations.  So, if we applied this rise to Tamworth, we will in fact need an additional 1,414 private rental properties over the next eight years (or 177 a year) … meaning the number of private rented properties in Tamworth is projected to rise to an eye watering 4,714 households.

For more insight and thoughts like this on the Tamworth Property Market – please visit the Tamworth Property Blog at https://www.tamworthpropertyblog.co.uk

Are you looking to get into the rental market, have you seen a property and you’re not sure if it’s a good buy? Why not give me a call to discuss 01827 425195 or email me  lorraine@hallandthompson.co.uk

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Buy to let investment – Freville Close, Tamworth – Gross Yield 6.21%

One of my clients happened to be in the hairdressers the other day and we got talking about the Tamworth property market. She wanted to know about the implications of the Stamp Duty hikes and new taxation rules coming in to force in April. Was it all doom and gloom for private landlords.

Well despite these changes coming into force, landlords are still investing in buy to let, so I spent a good 10 minutes trawling through the portals and spotted this cracking 3 bedroom semi  that would make an ideal long term rental investment.

Located on Freville Close  which is  just a short walk to the town centre, train station and local shops.

In good overall condition and coming in with 710.01 sq ft of space, a slight freshen up and the property is ready to be rented.

The rent on this property is going to be £725 pcm and based on the asking price, if you pay £140,000  that will give you a gross yield of 6.21% .

On the market with local agents Bairstow Eves .

http://www.rightmove.co.uk/property-for-sale/property-64739660.html

B79 Tamworth
Freville Close

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