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Published: 19 August 2025

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Modern Method of Auction explained

As the ‘modern method of auction’, also known as conditional auctions, becomes a more common way of selling property, we look at what sellers and buyers need to beware of.

What is the Modern Method of Auction  ( MMoA )  ?

The Modern Method of Auction is a type of property auction you can use to sell or buy a house. Buying and selling with online property auctions offers some advantages on both sides.

Sellers benefit from online property auctions because a substantial reservation fee must be paid upfront by the purchaser so there’s far less chance of them pulling out than with the traditional no sale no fee route.

Added peace of mind

For buyers it gives added peace of mind as once you’ve agreed a sale and paid the Reservation Fee, the property is exclusively reserved for you. Unlike Private Treaty where you're often left worrying the seller might change their mind or accept another offer.

It gives buyers the chance to purchase a property quickly and with no chain. But there are some potential pitfalls for buyers and sellers to consider. Read on for more.

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Published: 18 August 2025

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Over the past 12 months, interest rates have played a pivotal role in shaping the UK property market. Following an unprecedented period of rapid increases throughout 2022 and early 2023, the Bank of England has since adopted a more cautious and stabilising approach in response to changing inflationary pressures and economic uncertainty. As we move through the second half of 2025, both homeowners and investors are keenly watching for any signals about the direction of monetary policy and what it might mean for the housing sector.

Where Are Interest Rates Now?

As of July 2025, the Bank of England base rate sits at 4.25%, unchanged since early spring. After peaking at 5.25% in late 2023, the Monetary Policy Committee (MPC) began gradually trimming the rate as inflation showed signs of slowing. The steady decline in headline inflation—down from 10.1% in March 2023 to around 3.2% today—has reduced the urgency for aggressive tightening, allowing the Bank to begin cautiously easing the pressure.

Although rates remain historically high compared to the ultra-low levels seen in the 2010s, stability in recent months has brought a level of predictability back to the housing and mortgage markets.

The Last 12 Months: Cooling and Adjustment

The sharp rise in interest rates from late 2022 into mid-2023 had an immediate and dramatic effect on the housing market. Mortgage affordability was stretched, borrowing costs surged, and buyer sentiment cooled. Lenders responded by tightening affordability checks, while buyers recalibrated their budgets. As a result, house price growth slowed significantly and, in some regions, declined modestly.

In areas such as Four Oaks, Sutton Coldfield and parts of North Birmingham generally, where property values and average mortgages are higher, the impact was particularly noticeable. Many would-be buyers adopted a “wait and see” approach, while some existing homeowners faced difficult remortgage scenarios as fixed-rate deals expired and monthly repayments increased.

However, by early 2024, the market began to show signs of recalibration. Sellers became more realistic on pricing, demand stabilised, and mortgage lenders introduced more competitive products, particularly for five-year fixes. While transaction volumes remained below the five-year average, the sense of panic that characterised late 2022 had dissipated.

The Current Mood in the Market

Now, midway through 2025, confidence is returning—albeit cautiously. Buyers and sellers are becoming more accustomed to a “new normal” in mortgage rates, with many lenders now offering five-year fixed deals in the 4.5–4.75% range, and some dipping below 4% for those with larger deposits.

Mortgage Rates:

These vary depending on factors like loan-to-value ratio, term, and whether the rate is fixed or variable. For example, a 2-year fixed rate mortgage with a 75% LTV is around 4.34%, while a 5-year fixed rate with the same LTV is about 4.38%

This period of relative rate stability has encouraged both first-time buyers and existing homeowners to re-engage with the market. Here at Acres this Spring and early Summer we have seen increased viewing numbers and sales, with lenders are seeing improved levels of mortgage approvals compared to this time last year. While the market remains harder there is renewed movement and signs of recovery.

The Next 12 Months: What Lies Ahead?

The key question now is: where do rates go from here?

Market analysts are broadly expecting further, gradual base rate reductions over the next 12 months—provided inflation continues to decline and wage growth remains contained. Some forecasts suggest the base rate could fall to 4.0% or even 3.75% by mid-2026, depending on economic performance and global trends.

Such a move would be welcomed by borrowers and could help to stimulate more activity in the housing market, particularly among first-time buyers. However, policymakers remain cautious. The Bank of England has been clear that any loosening of monetary policy will be measured, to avoid reigniting inflationary pressures or creating instability in the financial system.

Additionally, geopolitical factors—including wages increases, global trade disruptions, and energy markets—may yet play a role in shaping economic policy and, by extension, interest rates.

Implications for the Property Market

If rates begin to fall incrementally in 2026, the property market is likely to respond positively. We could see a modest rise in house prices, particularly in more affordable regions where affordability metrics are more favourable. Increased mortgage availability and improved sentiment could bring more stock to the market, improving supply-demand balance.

That said, we’re unlikely to return to the heady price growth of the early pandemic years. What we can expect is a more sustainable, steady market—driven by real demand, realistic pricing, and better-aligned borrowing costs.

Final Thoughts

Interest rates remain a vital factor in the health of the property market. After 18 months of volatility, the outlook is becoming clearer, though challenges remain. For buyers, sellers, and investors alike, the next 12 months offer an opportunity to engage with a market that is stabilising, supported by more predictable economic conditions and a cautious but constructive monetary policy environment.

Staying informed—and seeking advice from trusted mortgage and property professionals—will be essential as we move into what appears to be a calmer, more balanced phase for housing.

Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.

Want to check how much your home is worth? You can get an Instant Valuation here.  

If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:

Four Oaks                              0121 323 3088

Sutton Coldfield                    0121 321 2101

Walmley                                 0121 313 2888

Great Barr                              0121 358 6222

Lettings                                  0121 312 4997

Mortgages                             0121 387 1616

Thank you for reading this article, and your interest in Acres and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners

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Published: 18 August 2025

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The Bank of England (BoE) has announced it will reduce the Base Rate to 4% this month ( 7.8.25)  a reduction of 0.25% - the third this year.

Over the past twelve months, the property market has been shaped by one factor more than any other: interest rates. Rising costs of borrowing have influenced buyer confidence, affected affordability, and in many cases slowed transactions. However, after a prolonged period of increases, the tide is finally turning. Rates have begun to ease, and while the reductions are cautious rather than dramatic, they are providing much-needed relief for homeowners and prospective buyers alike.

This change marks a shift in tone. Where once the conversation was dominated by concerns over escalating monthly repayments and tightening affordability, today we are starting to see renewed optimism. But what do these changes really mean, both now and over the next two years?

A YEAR OF TRANSITION

Over the last year, central banks gradually adjusted their approach. Having raised rates to combat inflation, they are now adopting a more balanced stance. Inflation has cooled from its peaks, and with that cooling comes the ability to soften the burden on households.

As a result, mortgage rates have edged downwards. This does not mean a return to the ultra-low levels of the early 2020s, when borrowing costs dipped to historic lows. Instead, what we are seeing is a move away from the painful highs of 2022 and 2023, towards a more sustainable middle ground.

For homeowners, the effect is tangible. Monthly repayments for those remortgaging today are already more manageable than they were even six months ago. For buyers, lenders are showing slightly greater flexibility, meaning mortgage approvals are becoming a touch more accessible.

Locally, this has translated into renewed movement in areas such as the general Sutton Coldfield and suburbs areas asl well as Great Barr, where family homes are once again drawing stronger levels of enquiry. Similarly, Four Oaks and Little Aston have seen renewed interest from upsizers, with larger detached properties becoming more attainable as borrowing costs ease.

WHAT DOES THIS MEAN FOR AFFORDABILITY?

The direct impact of falling interest rates is improved affordability. For example:

A £250,000 mortgage rate a couple of years ago 6% over 25 years equates to a monthly repayment of around £1,610.

Reduce that rate to 4% and the repayment drops to around £1,320.

That £290 saving per month adds up to nearly £3,500 per year – a game-changer for many households.

You can check the current average mortgage rates for different terms and deposit sizes here.

For first-time buyers in particular, this shift can make the difference between passing or failing a lender’s affordability check. For families looking to upsize, the improved figures bring larger homes within reach.

THE OUTLOOK FOR THE NEXT TWO YEARS

Analysts broadly agree that we are unlikely to see a return to the aggressive rate hikes of the past couple of years. Central banks are expected to take a cautious path, keeping rates at sustainable levels while monitoring inflation.

What this suggests is a period of relative stability. Rates may fluctuate within a narrow band, but the overall trend is expected to be flat to gently downward. This stability is crucial for the housing market, where confidence depends on predictability.

For buyers, the next two years represent an opportunity to secure finance with greater certainty. For sellers, a more confident buyer pool should translate into stronger demand and quicker transactions. For investors, stability offers reassurance, making property once again an attractive option compared to more volatile investments.

Here in Sutton Coldfield, stability also means consistency in demand. Popular family areas such as Walmley, Wylde Green, and Boldmere are expected to remain resilient, with properties well-placed to attract buyers who had previously been hesitant.

If you’re thinking of moving home soon, a good way to find out how much you could borrow is to use our mortgage calculator. You can get a personalised result by applying for a Mortgage in Principle This email address is being protected from spambots. You need JavaScript enabled to view it. , which will take you one step closer to a mortgage offer.  

BUYER CONFIDENCE RETURNING

One of the most significant impacts of lower rates is psychological. During the peak of rising rates, many buyers chose to sit on the sidelines, uncertain of where the market was heading. Now, with the tide turning, those same buyers are returning.

Agents are already reporting more enquiries from first-time buyers who had paused their plans, as well as from upsizers who were waiting for conditions to improve. The sense that “the worst is behind us” is powerful in restoring momentum to the market.

In practical terms, this means more viewings, more offers, and more successful sales being agreed. For example, over recent weeks we have seen renewed demand for starter homes in Erdington and Kingstanding, as well as steady interest in executive homes across Four Oaks and Streetly.   You can read more about how lenders calculate affordability for mortgages here. 

SELLERS: A TIMELY OPPORTUNITY

For sellers, the current environment presents a valuable window. A more confident buyer pool means more viewings, stronger offers, and ultimately a higher chance of achieving a successful sale.

INVESTORS AND LANDLORDS

The easing of interest rates also has implications for the buy-to-let sector. Many landlords felt the squeeze during the period of rising rates, with higher mortgage costs eroding yields. Now, with borrowing costs softening, yields are beginning to recover.

For investors considering expanding their portfolios, the coming period could be an attractive entry point. Rental demand remains high, particularly in commuter-friendly areas such as Great Barr and Erdington, and with financing stabilising, the numbers are starting to stack up once again.

LONG-TERM PERSPECTIVE

While today’s interest rates are lower than recent highs, they remain above the record lows of a few years ago. This is an important point for both buyers and sellers.

The era of ultra-cheap borrowing may be behind us, but what we are seeing now is a new normal – one that is sustainable, balanced, and less vulnerable to shocks. In many ways, this is healthier for the property market, as it avoids the distortions created by artificially low rates while still keeping borrowing affordable.

IN SUMMARY

Looking ahead, stability is expected to be the theme of the next two years. For anyone considering a move – whether buying, selling, or investing – now may well be the right time to act.

At Acres, we are already seeing the benefits of renewed confidence across Sutton Coldfield, Four Oaks, Walmley, Boldmere, and Great Barr. If you are thinking about making your move, our team would be delighted to guide you through the process — whether that means arranging a free market valuation, discussing mortgage options, or helping you find your next home.

Please note: Acres Estate Agents are not authorised to give financial advice; the information and opinions provided in these articles are not intended to be financial advice and should not be relied upon when making financial decisions. Please seek advice from our specialist mortgage division https://acres-fs.co.uk/contact .  

Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.

Want to check how much your home is worth? You can get an Instant Valuation here.  

If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:

Four Oaks                              0121 323 3088

Sutton Coldfield                    0121 321 2101

Walmley                                 0121 313 2888

Great Barr                              0121 358 6222

Lettings                                  0121 312 4997

Mortgages                             0121 387 1616

Thank you for reading this article, and your interest in Acres and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners

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Published: 11 August 2025

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The past 12 months have been exceptional for the Residential Lettings department at Acres Estate Agents. What began as a promising start to the year developed into one of the strongest and most productive periods the department has seen. With an impressive rise in new instructions, successful lets, and continued growth in managed properties, Acres has firmly reinforced its reputation as one of the leading lettings specialists in the region.

A Year of Exceptional Performance and Expansion

Throughout the year, the Acres Lettings team has handled a substantial number of new instructions from both new and returning landlords. Many clients have chosen Acres not only for our local expertise but also for our proven ability to let properties swiftly to high-quality tenants.

The lettings department has achieved:

• A significant increase in new properties coming to market
• Highly competitive letting times, often securing tenants within days
• Growth in our fully managed portfolio, demonstrating strong landlord confidence
• Consistent demand across all types of rental property, from starter homes to executive residences

This sustained surge in activity reflects both the buoyancy of the rental market and the professionalism, knowledge, and commitment of the Acres team. Across Four Oaks, Sutton Coldfield, Walmley, Great Barr and surrounding areas, the department has delivered strong, reliable results for landlords seeking peace of mind and maximum return.

A Team Delivering Excellence Every Day

The continued success of the lettings department is built on the dedication and hard work of its outstanding team. Each member brings extensive knowledge of the local market, a strong grasp of legislation, and a commitment to delivering the high standards Acres is known for.

A special mention must go to Annabelle Reynolds, our exceptional Lettings Manager. Annabelle has been instrumental in driving growth, strengthening processes, and ensuring every landlord and tenant receives the highest level of service. Her calm leadership, attention to detail, and extensive understanding of the rental sector have been central to the department’s achievements.

Annabelle’s team consistently excels in:

• Providing accurate rental valuations
• Preparing and presenting properties to the market
• Conducting viewings and negotiating successful lets
• Managing tenancy agreements and legislative compliance
• Handling maintenance and day-to-day property management
• Offering clear, proactive advice on market changes

The result is a department known not only for performance, but for its integrity, communication, and reliability.

A Changing Landscape: Upcoming Reforms to the Rental Market

The rental sector is set to undergo significant reform over the coming year, particularly regarding Section 21 notices and the future of no-fault evictions. These changes are expected to reshape the landlord-tenant landscape, placing greater emphasis on transparency, compliance, and structured grounds for possession.

Key anticipated changes include:

• The phased abolition of Section 21
  Landlords will no longer be able to end a tenancy without formal grounds.
• A strengthened Section 8 process
  Revised legal grounds will allow possession for rent arrears, property sale, landlord occupation, anti-social behaviour and other legitimate reasons.
• More stringent documentation and compliance requirements
  Ensuring all certificates, notices, and legal paperwork are perfectly in order.
• A more formalised eviction framework overseen by the courts
  Meaning accuracy, process and timing will become even more important.

Understandably, these reforms have raised questions among landlords, many of whom are seeking guidance to ensure they remain compliant, protected, and fully informed.

Acres remains at the forefront of legislative updates and industry guidance. Our lettings team is continuously trained on these developments, ensuring that landlords receive clear, calm, and practical advice on their rights, obligations, and options as the new system evolves.

Supporting Landlords Through Uncertainty and Opportunity

The coming year is expected to bring both challenges and opportunities for landlords. With the rental market remaining strong across the West Midlands, well-maintained, well-located properties continue to attract excellent tenants and strong yields. However, the new legal requirements will make professional advice more important than ever.

Acres provides expert guidance on:

• Market conditions and achievable rental values
• Preparing properties for the strongest returns
• Full property management and maintenance
• Handling compliance and legislative requirements
• Eviction processes and legal changes
• Maximising income and reducing void periods
• Portfolio expansion and investment strategy

Whatever the size of your portfolio—whether it’s a single rental property or a growing investment portfolio—the Acres Lettings team offers tailored, professional support to help you navigate the year ahead with confidence.

Contact Acres Lettings for Professional Advice

After a year of outstanding growth and performance, Acres Estate Agents is proud of what the Residential Lettings department has achieved—and remains fully committed to continuing this momentum throughout the next 12 months.

If you are considering renting out your property, would like a valuation, or require clear advice on the upcoming Section 21 and tenancy reforms, our team is here to help.

Contact Acres Lettings:
📧 This email address is being protected from spambots. You need JavaScript enabled to view it.
📞 0121 312 4997

For trusted guidance, expert local knowledge, and a genuinely proactive lettings service, you can rely on Acres Estate Agents.

Want to check how much your home is worth? You can get an Instant Valuation here.  

If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:

Four Oaks                              0121 323 3088

Sutton Coldfield                    0121 321 2101

Walmley                                 0121 313 2888

Great Barr                              0121 358 6222

Lettings                                  0121 312 4997

Mortgages                             0121 387 1616

Thank you for reading this article, and your interest in Acres and our property for sale. 

Nigel & Jayne  Deekes – Acres Partners