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This section  last  Updated Thursday 19 April 2012 21.30 BST

guardian

This sentimentality over old people is hitting our young

Any whiff of a 'granny tax' causes public uproar, but the older generation are not the real victims of this recession

By Peter Wilby

 
Illustration by Toby Morison

Recessions have winners as well as losers, even if the latter are in the majority. Younger people normally lose most because, not being already established in the labour market, they find it harder to get jobs and hang on to them. But if you are young (under 45, say) and in a secure, well-paid job, an economic slowdown can be good for you since it's often accompanied by falling prices in assets such as houses and shares, which you can then snap up cheaply.

Not this time. House prices, despite a deep slump in the immediate aftermath of the financial crash, have recovered so well that they are almost back to their pre-crisis peak in London and the south-east. Similarly, the FTSE index of leading shares is only about 10% down from where it was at the end of 2007. If younger age groups are to acquire decent pension prospects, the defined contribution funds – on which nearly all those working in the private sector depend – need to buy cheap shares and other financial assets. But there's little prospect of that just now.

So for nearly all young people, this recession (which officially ended long ago, but doesn't feel as if it did) is lose, lose. You'd think, therefore, that MPs, scrutinising George Osborne's budget, would focus on how it could have done more for the under-45s. Not so. In its report this week, the Treasury select committee (average age 54) lamented the "redistributional effects" of quantitative easing and record low interest rates. Elderly savers have lost out. In particular, the newly retired received pension annuities far lower than they would have got a few years earlier. Annuities depend on the yields (interest rates) of government bonds (or gilts), which were depressed by the Bank of England buying gilts under its quantitative easing programme. The government, the MPs declaim, should "mitigate" the effects, which (I think) means compensate the losers.

The MPs are talking about our old friends, the baby boomers (of whom I am just about one), who, for once in their lives, have run into a patch of bad luck. Perhaps Treasury select committee members are unaware of this generation's amazing run of good luck, highlighted in several books, including one by a Tory minister, David Willetts.

For example, between 1987 and 2006, house prices rose nearly 2% a year faster than real earnings. This was redistribution with a vengeance. In effect, Willetts calculates, something like an entire year's GDP was transferred to established homeowners from future homeowners. As a result, the over-55s own two-thirds of the UK's housing wealth. The slump in annuity rates was an undeserved blow that locked people into lower than expected incomes for the rest of their lives. Equally, the rise in house values was an undeserved piece of good fortune that left owners with a potentially lucrative lifelong asset which can be used to generate cash. That's how the post-Thatcher capitalist economy works: it's like a roulette wheel where your number comes up some days, but not others. The wheel would spin badly for the older generation if house prices went into a steep and permanent slump. But as we have seen, that hasn't happened. Why? Because the Bank of England drove up asset prices through … yes, quantitative easing.

Consider also the wider story about pensions. Millions of older private sector workers benefited from defined-benefit schemes. Their pensions depend, not on market vagaries (the casino again), but on mathematical formulae linked to their final salaries. Over the past 15 years nearly all these schemes have been closed to younger workers, but the rights of older employees and anybody already retired are protected. Company profits, earned by employees of all age groups, make up deficits in the schemes. That, too, represents redistribution from younger to older generations.

As for state pensions, the government has developed a special win-win formula. If inflation is higher than wage rises, pensioners get the annual inflation rise. If wages run ahead of inflation, they get the average annual wage rise. And come hell or high water, they get at least 2.5%. Again, it's redistribution across the generations on a dramatic scale.

Budgets are rarely discussed in this light. Redistribution across the generations – and not just across income groups – is one of the state's central functions. A substantial transfer of resources from productive workers to children and old people is right and proper. But the most significant redistribution often occurs under the radar, sometimes in unintended ways.

The British are curiously sentimental about older people. Call something a "granny tax" and uproar inevitably follows, with any opposition party vowing to oppose it, as Labour did on Thursday when MPs voted on Osborne's freezing of age-related tax allowances for over-65s. But older generations have one other decisive advantage: they are far more likely to vote – the over-55s account for around 40% of general election votes – and to lobby MPs than younger people.

Behind the select committee's demand for "mitigation" for savers and pensioners lie overflowing inboxes and postbags carrying plaintive messages. Almost anybody under 40, and particularly under 25, could lament their luck in being born at the wrong end of time. They face poor job prospects, a struggle to acquire housing wealth, and dismal chances of building up pension entitlements. But if they want "mitigation", they need to get to the ballot boxes and write to their MPs.

BBC Business News

Spring bounce for property sales, HMRC figures show
The number of homes sold in March was higher than in January or February. 

The number of homes sold in the UK rose sharply in March as the typical spring bounce took hold, HM Revenue and Customs (HMRC) said.

There were 74,000 completed sales during the month, up from 63,000 the previous month, the figures show.

The pick-up could also be a sign that some buyers brought forward purchases to benefit from the stamp duty concession, which has now expired.

Mortgage lending also spiked in March, figures showed on Monday.

Gross mortgage lending stood at £13.4bn in March, up 30% on February, the Council of Mortgage Lenders (CML) said.

Subdued activity

Sales figures have increased sharply in March compared with February in each of the past three years.

The warm weather at the start of the year may have encouraged some potential buyers to go house-hunting.

Meanwhile, the stamp duty exemption for first-time buyers who bought homes valued at between £125,000 and £250,000 came to an end after two years on 24 March.

However, sales activity remained subdued compared with the housing boom. The number of transactions in March was just over half the level seen in March 2007, the HMRC figures show.

This section  last  Updated at 12:57, 26 April 2012.

This is MONEY

Concrete cows and roundabouts win out: Milton Keynes named Britain's first-time buyer hotspot

By Becky Barrow

Millions of young Britons dream of the moment when they will finally climb onto the property ladder and get the keys to their own front door.

But how many of them imagine that their first home will be in Milton Keynes?

A report, published today by the financial information firm Experian, reveals how first-time buyers are being forced to buy in towns which might not be everybody’s first choice.

 
Grim: A housing estate in Milton Keynes where almost 10 per cent of homes are owned by first-time buyers 

Desirable? One of the MANY roundabouts in Milton Keynes, Buckinghamshire

The Buckinghamshire town, best-known for its concrete cows and complicated system of roundabouts, is named today as Britain’s first-time buyer hotspot.

The report reveals one in ten households in the town - established in 1967 and now with a population of around 245,000 - is a first-time buyer.

Another hotspot is Slough, a town which is still recovering from its damning appearance in the famous Sir John Betjeman poem.

For many people, the town, sandwiched between the M40 and M4, reminds them of the opening line: ‘Come friendly bombs and fall on Slough!’  

Landmark: Liz Leyh's famous concrete cows in Milton Keynes - a town which is popular with first-time buyers

For others, it is a reminder of BBC’s The Office, starring Ricky Gervais, as Slough was the headquarters of the fictional firm Wernham Hogg.

The Office also provides a nod to another hotspot - the Wiltshire town from where ‘the Swindon lot’ came to join the Slough HQ.

Other first-time buyer hotspots will be named today as Aldershot, Dartford, Basingstoke and Crawley.

It comes as the number of first-time buyers in Britain has collapsed due to the toxic combination of high property prices and a chronic squeeze in mortgages.

For a young person to buy, they need to be either very rich, very well-paid or have parents who are prepared to lend, or give, them the money for a deposit. 

'Smart': The Centre MK - the shopping centre in Milton Keynes

The average young person in their twenties earns around £21,000, but the average house prices is around £165,000, an impossible gap for many young people to jump.

The Experian report, published today, said: ‘Ever since homeownership began around the 50s and 60s, Londoners have had to move out to the regions to be able to afford a home.’ It said towns such as Milton Keynes are ‘very attractive and practical places to live which allow first-time purchasers to have the lifestyle as well as to get on the property ladder.’

TOWN'S POPULAR WITH FIRST TIME BUYERS

Table shows the percentage of first time buyers in different towns and the average property price.

1) Milton Keynes 9.5%, £202,425

2) Dartford 9.3%, £205,324

3) Swindon 8.9%, £169,571

4) Aldershot 8.6%, £216,022

5) Hempstead Valley 8.2%, £169,255

6) Basingstoke 8.1%, £251,870

7) Crawley 7.8%, £200,274

8) Slough 7.8%, £207,593

9) Bexleyheath 7.6%, £224,096

10) Aylesbury 6.9%,£264,923

Source: Experian

David Hill, chief executive of Milton Keynes Council said: ‘Milton Keynes is a very prosperous place which is flourishing despite these tough economic times.

‘The fact that we have so many new businesses opening or relocating here means that we can offer first-time buyers much needed job security.’ London dominates the list of places where first-time buyers are least likely to be have any luck, particularly boroughs such as Hammersmith, Kensington and Chelsea.

In Milton Keynes, the average home costs £202,000, compared to £1.3million in the Royal Borough of Kensington and Chelsea.

Matt Griffiths, from the campaign group Priced Out, said a generation of young people forced to rent, when they are desperate to buy, fuels considerable anger.

He said: ‘Most renters can be thrown out of their flat at two months’ notice. We have the most insecure rental market in Europe.

‘This insecurity is undermining family life. It is really tough being a renter with a family. 

SLOUGH: 'Come friendly bombs and fall on Slough,' wrote Sir John Betjeman in his poem. 7.8 per cent of homes in the town are occupied by first time buyers 

SWINDON: 8.9 per cent of homes in the Wiltshire town are occupied by first time buyers and the average house price is £169,571

‘It also impacts on the basic things that you can’t paint your child’s nursery, or invest in making the place where you live a home where your child has a sense of stability.’ The Government is trying to help buyers, by allowing them to put down a deposit of only five per cent on new-build homes sold for up to £500,000.

If you wanted to buy a £200,000 home, a typical buyer would need to put down a 20 per cent deposit, or £40,000. Under the ‘NewBuy Guarantee’, they can put down only £10,000.

When the scheme was launched last year, David Cameron said he hopes it will help people to fulfil their dream of owning their own home.

The Prime Minister said he wanted ‘everyone in this country’ to experience the ‘magic moment’ of getting the keys to their first flat, ‘not just better-off people.’

This section  last  Updated 6:30AM BST 28 Apr 2012.

Telegraph

Solid advice for self-builders

A timely new Government initiative encourages more people to build their own houses.

Shape the future: Kevin McCloud says projects such as Grand Designs Best New Build, the Sliding House, enhance a landscape  Photo: REX FEATURES

It’s a powerful idea, and it might be part of the solution to Britain’s housing shortfall, which some estimates suggest will reach 750,000 homes by 2025.

Perhaps the answer is for house-hunters to take control of the situation themselves. A report by the National Self Build Association predicts a 141 per cent increase in the number of mortgages available for those building their own homes. Now the Government has backed a package of measures to help would-be home builders to get their grand designs off the ground.

“It’s an idea whose time has come,” says the Housing Minister, Grant Shapps. “At any moment, two million people in Britain are investigating the idea of building their own houses. But too many of these projects are halted before they can get started.”

The product of a joint initiative between the Government and the self-build housing industry, a new interactive website, selfbuildportal.org.uk, contains information on everything from finance to double-glazing. A postcode calculator allows you to work out how much, on average, a self-build will cost in your area.

Shapps’s aim is to double the size of the UK self-build sector. He has enlisted the support of some of the biggest names in British property, including the “Restoration Man”, George Clarke, the BBC architectural historian Dan Cruickshank and Kevin McCloud.

McCloud knows better than most about Britain’s self-build frustrations. As presenter of Channel 4’s Grand Designs, he has spent more than 13 years helping people to realise their dreams, and to deal with the myriad frustrations they encounter.

“Often people think of self-build as long, difficult and self-sacrificing,” he says. “But with the right planning, help and support it can be an enjoyable process.”

As well as individual self-builders, the portal aims to encourage community projects, where a group takes charge of a local scheme. This means that self-builders can buy a “base unit”, a plot where the foundations are laid and utilities connected.

“What we’ve seen from Grand Designs is that 90 per cent of the hard work is breaking the surface: laying foundations, connecting to utilities, that sort of thing,” McCloud explains. “One solution might be for people to buy a base unit and then put their own designs on top of that. It’s good news for home builders, and also good for the landscape because people will have more architectural input.

“Self-build homes are often more ecologically sound, so it could also be beneficial for the environment.”

One of the controversies around the Government’s new legislation to free up planning laws has been the fear that the countryside will become swamped with low-quality homes.

Restoring ownership, by having a greater number building their own properties, could help ensure that new properties are both attractive and precisely suited to people’s needs.

“It would be great if we could become a nation of self-builders,” adds McCloud. “Like the Dutch, the French, the Germans, the Italians, the Swedish – the list goes on – we have lagged behind so far, but there’s no reason why we can’t catch up.

“Self-build is a dream that can stay with you through your whole life.”

For tips and advice on building your own home, visit selfbuildportal.org.uk 

This section  last  Updated  Sunday 29 April 2012.

Cleaned-up equity release: Handle with care!

The industry has spruced up its act, but for many people there are still better alternatives, writes Julian Knight

It's easy to see why so many people regard their home as their pension. As a country we have £3 trillion – that's a three followed by 12 noughts – tied up in housing.

With just over £1trn of that mortgaged, it's still an unimaginable sum of clear wealth. Enough, in fact, to bail out a couple of the most spendthrift eurozone countries. But how do you tap into this wealth safely and in the most cost-efficient way?

One option is to downsize – sell up, buy somewhere smaller and pocket the difference; happy days. But for many, the idea of selling the family home, with all those memories and friends nearby, just doesn't suit. It also costs a lot in stamp duty and other fees. For others, in this moribund market downsizing is a non-starter.

"Downsizing is not an option in large parts of the North and Northern Ireland as the property market is stuffed and there aren't the transactions," says Steve Laird, a director of Carrington Wealth Management.

So what next? One possible alternative is equity release. This has had some bad headlines over the years, with banks offering products in the 1980s and 1990s which proved to be a rank bad deal, leading to people effectively giving away their homes for relatively small amounts of money or ending in negative equity in their twilight years. The industry – now shorn of the big banks and down to key, specialist providers – has been cleaning up its act, offering a no-negative-equity guarantee and building a new generation of products which are more flexible and price-transparent.

But the spectre of mis-selling still lurks, ironically because of regulations meant to protect consumers.

Matthew Clark, a chartered financial planner at Thomas Westcott wealth management, and a specialist in retirement planning, says: "What is really worrying me is that the banning of commissions on the sale of investments, due to come into place at the end of the year, will lead to lots of less-scrupulous financial advisers moving in on equity release. As they are considered mortgage products they are not covered by this ban."

This worrying development could be happening at the same time as a surge in demand for equity release. For instance, a recent Independent on Sunday investigation showed upwards of 250,000 people will reach retirement still owing substantial sums on interest-only and endowment mortgages over the next decade.

"I would put people who take out equity release into three categories," Mr Clark says. "There are those who really need the money to pay off debts, those who are asset-rich but income modest and those who are actually quite wealthy and use it as a means of inheritance tax planning,"

Vanessa Owen, a director at LV=, one of the UK's biggest providers of equity release, says that common reasons for equity release relate to the upkeep of the household. "It's expenses such as roof or essential home repairs or paying for in-home care which often prompt people to take the plunge," she says.

A smaller minority take out equity release to support their children. "We see cases where parents use the lump sum for university fees or to help their child buy their first home.

"It's like unlocking an inheritance a little early," Ms Owen added.

Those looking at equity release have three options – a lifetime mortgage, a home income plan or a home reversion plan.

A lifetime mortgage is in effect a home loan where the interest builds up over the term and then is paid off, together with the capital sum, when the house is sold or the owners move into a care home. The key disadvantage is that it is a very open-ended agreement and interest rates can be high, relative to a standard mortgage.

However, lifetime mortgages can be flexible, offering a drawdown facility so borrowers can take their money in tranches when needed, and only pay interest from the moment they take each tranche.

Another innovation is the launch of products geared to people with medical conditions likely to shorten their life. Those who may live only a few more years due to, say, a heart condition, are allowed to draw more money because it's less likely the loan will run so long that it swallows up the value of the property.

"Because of such flexibility this type of equity release is proving more popular," Mr Clark says.

Home income plans, on the other hand, are declining in popularity.

"In effect, you exchange a proportion of your home for an income for life. The problem is that annuity rates are so low and these plans can be expensive and lack transparency. I don't recommend these," he says.

Home reversion plans are similar to home income, although there is the option to take a lump-sum payment instead, but Mr Clark urges caution.

"The difficulties emerge when you invest this lump sum. Who is to say that the performance will be good and the investment time period relatively short? In addition, if there are concerns about inheritance tax, then having money invested alongside the house doesn't really do much to help avoid it," he says.

In terms of age restrictions, some equity release schemes start from age 55, but more usually customers are in their mid-60s and upwards. The amount of money and income that can be gained depends on age, and the maximum proportion of a home that can be signed away to the equity release provider varies markedly. The older you are the more of your property you can unlock, but, as a rule of thumb, most loans are based on between 25 and 40 per cent of the property's current value.

In addition, with lifetime mortgages being more expensive, a standard home loan borrower can expect to see the amount they owe double in little more than a decade.

Carrington's Mr Laird says this makes it crucial to get the family on board. "It's not just a matter for the borrower, but for their potential beneficiaries," he says. "They should be consulted and independent financial and legal advice taken.

"Overall, though, for me, equity release should be a last resort. If you make proper, provision for your retirement through investments, savings and pensions you can avoid this expensive option in later life."

This section  last  Updated Tuesday 1st May 2012.

House prices fall for 15th month

House prices have fallen year-on-year for the 15th month in a row, official figures showed today.

Prices dropped by 0.6% both annually and on a monthly basis in March, pushing the average house price in England and Wales to £160,372, the Land Registry said.

The figures were released on the same day that more than a million home owners saw the cost of their mortgage payments go up, following a string of rate rise announcements from lenders, who have blamed the weak economy and the increased cost of funding a mortgage.

The majority of those affected are Halifax customers, who could typically find themselves paying nearly £200 extra a year, with the Co-operative Bank, Clydesdale Bank and Yorkshire Bank also among those who have made increases.

The North East recorded the biggest monthly house price rise, with a 5.6% increase pushing average prices to £101,676, although on a year-on-year basis, prices in the region decreased by 2.8%.

London, which has recorded relatively strong increases as the rest of the market remains patchy, saw a 1.8% monthly fall, taking typical prices to £343,522, although the English capital recorded the strongest annual rise, at 0.7%.

The annual price change for London, which has had strong interest from overseas buyers, has not fallen below zero since September 2009.

Wales recorded the biggest monthly and annual house price falls, with drops of 4.1% and 5.5% respectively, taking the typical price to £113,036.

The latest figures also showed that the number of sales has increased slightly over the year.

From October 2011 to January this year there were 55,661 sales per month on average, compared with 52,363 a month during the same period a year earlier.

Analysts have suggested that a stamp duty concession for first-time buyers which recently ended encouraged a rush to complete sales at the start of this year.

The number of homes sold in England and Wales for more than £1 million in January this year, the latest month for which the figures are available, decreased by 6% year-on-year to 467.

BBC Business News
 
UK mortgage lending revival has ended, figures suggest
The stamp duty exemption for some first-time buyers ended on 24 March. 

A spurt in mortgage lending at the start of the year has ended now a stamp duty concession is over, data suggests.

There were 49,860 mortgages approved for house purchases in March, showing little change from February, Bank of England figures show.

However, the total is down sharply on the 57,954 approvals in January.

The brief pick-up was likely to have been the result of increased demand from first-time buyers before a stamp duty levy was brought back.

The stamp duty exemption for first-time buyers who bought homes valued at between £125,000 and £250,000 came to an end after two years on 24 March. The government said it had been "ineffective" in increasing first-time buyer numbers.

Interest-only decline

The total number of approvals in March was below the average of the previous six months of 53,103.

"A dip in transaction levels was inevitable, suggesting we are not yet seeing a sustained recovery in the housing market," said Mark Harris, chief executive of mortgage broker SPF Private Clients.

The figures come as the Co-operative announced that it would no longer be offering interest-only mortgages.

The Co-op said demand had plunged for these products, even though they had accounted for 25% of home loans finalised by the lender in 2007.

That, and greater regulatory control, led it to decide to end the offer of these products from 8 May, it said.

Santander, Lloyds and Barclays have already made it much harder to qualify for an interest-only loan.

Meanwhile, the Bank of England figures showed a slight rise in the amount of unsecured lending to consumers, to £419m in March from £285m in February.

This included rises in lending on credit cards, as well as loans and overdrafts.

This section  last  Updated Thursday 3 May 2012 09.53 BST .

guardian

 
         
Which property index do you think stacks up? Photograph: Graeme Robertson/Getty Images

If you don't care about house prices, you may as well click the back button now. If you do, then you probably follow some of the plethora of indices that are published each month.

When I first started working as a financial journalist, way back in the late 1990s, just a handful of organisations published monthly reports on the state of the property market; now, rarely a day goes by without someone trying to tell us something about house prices, activity, buyer sentiment, seller sentiment and so on. This week alone, Hometrack has told us that prices were up 0.1% in April, Nationwide told us they were down 0.2% over the same period, and Land Registry told us prices dropped by 0.6% in March. That's a lot of house prices.

I asked a couple of economists which indices they rated. David Blanchflower, a former member of the Bank of England's monetary policy committee and now an economics professor in the US, said it was "hard to choose between them" and noted "there are major issues with all the house price indices as they don't do well when these markets are thinly traded – so a change in the mix sold has a major impact on the price."

Howard Archer, chief UK economist at IHS Global Insight, said: "House prices can be hugely volatile from survey to survey and from month to month. Therefore, I consider it unwise to put too much emphasis on a particular measure or monthly figure – but I probably pay most attention to the indices produced by the Halifax and the Nationwide.

"I pay least attention to those that use asking prices rather than the actual prices agreed."

We've looked behind the headlines to explain how each house price index works, which will hopefully make it easier for you to decide which you want to be guided by. We'd love to hear which ones you think are worthwhile and which you take with a pinch of salt.

             

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