退休房产是合理的投资还是继承问题?

几乎八分之一 (12%) 70 多岁的人希望缩小他们的财产,或者已经这样做了,这是大流行的直接结果.

这是与 Guardian Money 分享的研究结果之一,该研究结果表明,许多老年人在封锁期间被长期隔离后正在重新考虑他们的生活安排. 许多人还会反思 Covid-19 对某些养老院的破坏性影响.

调查由退休村小组完成, 建造住宅的开发商,让居民能够独立生活但可以使用公共设施. 它说在冠状病毒危机期间查询量猛增.

其首席执行官, 威尔·巴克斯, 说缩小规模可以让老年人获得财务自由,并为那些想要搬上住房阶梯的人提供住房. “这是一个双赢的局面,我们呼吁政府采取更多措施支持老年人做出选择进入全国新型晚年社区; 有抱负的, 连接的, 在当地社区中发挥重要作用的繁荣地方,“ 他说.

然而, 过去曾有来自组织的批评,例如 法律委员会 关于通常与专业退休住房相关的高成本和限制.

Guardian Money 听到读者说他们正在努力出售他们继承的针对退休市场的房产.

一些购买退休房产的老年人认为,在他们离开后将其传递给家人将是一项合理的投资. 数据表明, 纯粹就财产价值而言, 经常是这样. 但, 一样, 他们可能会在不经意间给他们的亲人留下一个巨大的财务头疼.

虽然传统的养老院通常提供每周租金的单间住宿,费用通常包括个人护理, 与退休开发商麦卡锡斯通等公司经营的物业, 重点是积极的独立生活. 这些物业往往不适合有重大护理需求的人, 比如那些患有晚期痴呆症的人.

这些主要是“无年龄限制”开发项目中的租赁养老院,通常会收取服务费, 地租和, 在某些情况下, 可观的退出费用, 并且经常限制谁能够住在那里.

有几种型号. 例如, 麦卡锡斯通等公司运营的开发项目平均约为 40 左右平房. 然后是专门建造的美式退休村. 这些传统上是相当大规模的开发项目——在某些情况下有 200 多处房产——位于乡村和城镇边缘, 有自己的公共设施,如餐厅, 健身房和网球场.

最近, 开发商已经 收购空置的零售和办公用地 在城市中心为渴望靠近商业街商店的老年人建造退休村, 餐馆和文化景点.

Retirement Villages Group 是英国在该领域最大的参与者之一——它经营 2,000 横跨自给自足的房屋 16 网站并有超过 5,000 对面的新房 30-40 下一个新站点 10 年.

虽然重点通常是购买房产, 在许多情况下,您可以租用或部分购买, 分租 (AKA 共享所有权).

许多开发项目都有最低年龄, 这可能来自 55 到 70, 大多数退休住房以租赁方式出售. 传统上,这些房产的租赁是为了 99 或者 125 年, 尽管许多新建的退休房产现在都有 999 年的租约.

承租人经常需要支付地租, 这可能会有很大差异. 例如, 麦卡锡斯通说,它的地租通常在每年 400 到 500 英镑之间 (M25 内每年 500-600 英镑), 虽然它的平房和小屋开发项目是以永久业权的方式出售的, 所以没有地租. 作为租赁制度重大改组的一部分, 政府承诺“将未来地租设为零”, 尽管这不适用于 4 月之后的退休房产 2023.

然后是服务费, 这通常是每年数千英镑. 对于一居室公寓,您可能希望每年支付 1,500 至 3,000 英镑,但对于一些更高端的开发项目或提供更高水平的护理, 你可能会看到每年超过 10,000 英镑, 慈善机构 Age UK 说, 其中有 有用的情况说明书 关于购买养老房.

有时,当物业出售或转租时,承租人需要支付费用, 这通常是转售价或市场价值的百分比. 有些公司收取高达 30%, 年龄英国 说.

退休村有一种叫做转让费的东西, 每次转售其一处房产时均需支付. 此费用范围从 10-15% 转售价的, 最多大约 10%, 公司说. 它补充说,其村庄的相当大块被分配给公共空间和便利设施, 并且费用“为开发商创造了经济激励……提供这些便利设施和服务, 这是帮助我们的居民保持活跃的关键, 健康、善于交际”.

麦卡锡·斯通(McCarthy Stone)曾经在出售或出租公寓时收取转让费(也称为退出费或活动费). 在 2008 该公司在该日期之后建造的所有开发项目都取消了这项费用. 然而, 它的网站添加: “如果开发项目是我们在 9 月之前建造的 2008 但第三方拥有永久业权, 我们无法控制转会/退会费用, 但业主会充分意识到这一点。”麦卡锡斯通, 然而, 充一个 1% “沉没/应急费”, 这是在转售时支付的.

卖出去的时候, 通常会有最低年龄限制谁可以住在该物业, 这可能意味着潜在买家的数量较少.

Rightmove 的数据表明,其网站上列出的退休房产的销售时间是整个市场的两倍. It says in June 2021 it was taking an average of 83 days for a retirement flat to move from for sale to under offer compared with an average of 38 days across all listings. This includes new-builds as well as resale properties. It says the average asking price for a resale retirement property is £285,445, while new-builds, which make up a small part of the market, are priced at £472,281.

John Evans* from East Sussex is desperate to sell the retirement flat his stepfather left him when he died before Christmas. He put it on with a local estate agent but after several months with no takers he put it up for auction, where the property, bought several years ago for £75,000, went for less than a third of that. But the sale appears to be on the rocks, and now he says he would consider taking only £1 to get the property, and the service charges he faces, off his hands.

The property is in a development offering assisted living – residents have an emergency cord, and there is someone on-site to help at all times. A cleaner comes every week, and there is a restaurant that offers cooked meals at a low cost. The service charge, which was £7,500 when his stepfather moved in, is now £10,000, and a 4% increase is on the way. “A lot of the service charge goes towards funding the restaurant,“ 他说. “At the beginning of lockdown the restaurant staff took his lunch up every day and the cleaning lady went in. It was very good for him.”

His stepfather originally bought his flat for £75,000. “I put it on for £49,000 – I thought that was a reasonable price,“ 他说. He says he knew quickly “with lockdown you aren’t going to get anyone to come out and look at a retirement flat”, so after six months he decided to go to auction, choosing a reserve price of £5,000 – “I just wanted to shift it.” He is hoping the sale goes through but is worried it might fall through. “My wife and I have paid off our mortgage, we have no debts – we did all of this and then, wallop, we have been left with a £10,000-a-year bill,” he adds.

Another reader, Lorraine Hepburn*, received an email telling her that her father’s retirement flat could be repossessed because she had been unable to pay the service charges and ground rent demanded by the company that runs the building.

When Hepburn, who is disabled, lost her father in December 2019, she inherited the property in London that he and her mother had bought 12 years previously.

She had lived there, caring for him for the last three years of his life, and stayed as she sorted out his affairs. She continued to stay there when the coronavirus hit as she was shielding and the property was close to her doctors.

然而, she was unable to pay the service charge demanded by the property’s management company, FirstPort, and will be unable to do so until the property is sold.

She was trying to get work done on the property before putting it on the market when in June she received a letter saying that unless she paid £1,235 owed in ground rent and associated admin charges within 14 天, “the lessor will take steps to re-enter the premises and forfeit the lease without further notice”.

She says she does not want to avoid the charges and will pay them once the property is sold. It was valued at between £240,000 and £270,000 when her father died, and there are no other debts to be cleared when it is sold.

After Guardian Money contacted FirstPort, the owner of the property, Fairhold Homes (不 11) Ltd, agreed to put the legal process on hold while the property was marketed.

一位发言人说: “When a resident passes away, we, 当然, put charges on hold until probate is granted. 然而, they can’t be paused indefinitely, and any shortfall in funds affects all the other retired people who live at the development.

“As no response was received in relation to the arrears that had been outstanding for over a year, a final notice letter was sent to Ms Hepburn to provide a further opportunity to settle the arrears. 我们是, 当然, sympathetic to Ms Hepburn’s situation and have previously offered her a payment plan, which was not accepted. We will assist in any way we can and have agreed to pause any further action while a plan is put in place for her to actively market the property. We have also suggested she contact a specialist estate agent for assistance with the sale and would encourage her again to do this.”

Hepburn says she has offered, and is still keen to set up, a payment plan with the company.

“I’m on disability payments, so I can’t afford £300 a month, but I want to work something out with them. I have someone finishing the work now and, fingers crossed, it will be on the market at the end of September; 然而, how long it will take to sell is another thing.”

* Name has been changed.

评论被关闭.