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Held: 5th December 2001
Meeting at Erlas Centre Wrexham
Present at the meeting were representatives of the following
Organisations:
Federation of Small Businesses
Country Land & Business Association
North Wales Chamber of Commerce
Wrexham County Borough Council
Reece & Associates
Boots plc
VOA Group Valuation Officer, North Wales Group
VOA Group Customer Services Manager, North Wales Group
Apologies were received from:
Connah's Quay Town Centre Manager
Mold Business Forum
Wrexham LVA
Enterprise Manager - Wrexham County Borough Council
- This was the second
meeting of the Local Ratepayer Forum for Wrexham & Flintshire areas.
GVO thanked everyone for attending the meeting and welcomed Boots plc,
who were first time attendees at the Forum.
Minutes of Previous
Meeting
- GVO asked if everyone
had received and read the minutes from the last meeting. Item 3 was
discussed, as it was thought to best reiterate the aims of the Ratepayer
Forum.
- GVO explained the
meanings behind some of the Rating terms used at the previous meeting
and how, in this meeting, he would introduce members to the way the
VOA devalue rents.
Rental Values -
Examples
- GVO explained through
the use of diagrams how the VOA would rate a standard shop. He explained
that the property is divided up into Zones and that not every item is
rateable.
- GVO explained how
the different Zones are measured and gave an example of arithmetic that
enables the VOA to decide upon a Rateable Value. He also mentioned that
Ratepayers could help themselves greatly by looking at rental levels
before signing leases and understanding the knock-on effects of such
action.
- GVO explained Rating
Appeal procedures and the right of every new occupier to make an Appeal.
After that time, appeals are only valid if there has been a material
change to the area. GVO explained this could be a new development of
factories which impacts on business trends. A closure of a factory may
also have financial implications on existing businesses.
- A Forum Member
commented that the average Ratepayer did not understand the difference
between material and economic change and one of the recurring problems
faced by Agents was trying to explain the differences. He also suggested
that the Ratepayer Forum could be used to provide a greater source of
communication between Agents and the VOA. GCSM replied that the impetus
behind setting up the meetings was to do exactly that, as well as educating
Ratepayers.
- GVO concurred and
added that Agents must ensure that Forms of Return and Trade Receipts,
if appropriate, are sent to the VOA when requested.
- A Forum Member
stated that many Ratepayers are intimidated to make Appeals because
of rogue Agents. GVO commented that if forum members knew of any businessperson
who was suffering genuine hardship, they should let him know and he
would do his best to help them.
- GVO stated even
those Appeals accepted as valid are not guaranteed a rate reduction.
Economic changes showing themselves in rents at 1st April 2003 will
be reflected in the 2005 Valuation List.
- The Wrexham County
Borough Council representative agreed to provide a presentation on Local
Authority Legislation and how it affects the Ratepayer at the next meeting.
The Way Forward
- GVO explained that
the Foot & Mouth crisis had been a major problem in the area and
those businesses affected by it had been granted a reduction but full
rateable values will be reinstated from April 2002. He also wanted to
know the Panel's opinion on whether or not businesses in the area had
started to recoup their losses following the crisis. The general opinion
was that businesses were starting to recover. This information will
aid the next Revaluation.
- GVO was asked by
Federation of Small Businesses representative to write an article for
their magazine explaining how the VOA assesses the Rateable Value for
their type of properties. He also stated that small business people
often lose out because they do not understand rating procedures and
are too busy to keep accurate records of their rents, etc.
- GVO said he would
be happy to write such an article for the magazine and reminded the
Forum that the VOA produces many leaflets explaining Rating Legislation
and procedures. Forum Member said many Ratepayers do not read such leaflets
and simply regard them as "junk mail".
- GVO mentioned that
the RICS, the Surveyors' Governing Body, give a half hour of free advice
to anyone who contacts them regarding Rating procedures and they also
provide a list of accredited Rating Surveyors. GCSM added she could
provide the RICS Help Line number.
- GCSM stated that,
at the start of the last Revaluation, Local Business Forums had been
given the opportunity to have a VOA representative attend their meetings
to explain about Revaluation procedures etc, but unfortunately there
had not been any take up in the North Wales area.
- GVO reinforced
the desire of the VOA that the Forums should benefit and educate the
Ratepayer.
- GCSM added that
the Forum needed to be populated, in particular with representatives
of business clubs - Chambers of Commerce, etc - and asked if members
could her know of other organisations who will have an interest in participating.
Any Other Business
- A Forum Member
commented that he had found the meeting very useful and informative,
a view which was echoed by the others. GVO and GCSM thanked him for
his comments.
- The next meeting
will be held on 7th February 2002 at the same venue.
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