If you are buying a house that has an easement, or benefits from one, it’s important you understand what it means.

It’s basically all about access. With some properties, you need to use your neighbour’s land to gain access to your home. With others, you may have a neighbour who needs to use your land. Access arrangements may have been made informally, but there will often be a formal agreement, granting this right in law. This is what is known as an easement.

What is an easement?

Image credit: Future PLC

Rob Stevens, head of property risk at Nationwide Building Society, explains: ‘In its most basic form, I would describe an easement as the right of somebody to use somebody else’s land.’ This isn’t about giving the neighbours the right to barbecue in your garden, or vice versa. It provides an individual or organisation with the access that they might need. This is what will be shown in the ‘stated purpose’ of the easement.

‘The most obvious example might be if you’ve got a property that’s landlocked. You might have an easement over somebody else’s land to make sure you can get to the main road,’ says Stevens.

Alternatively, an easement could be in place for maintenance purposes. For example, granting access to a shared septic tank, giving utility companies the access they need, or permitting drainage pipes or cables to run through your land. These are all examples of private easements.

There are also public ‘right to roam’ easements that allow members of the public to cross your land.

Easements are usually set up as permanent arrangements. They can be removed in some cases, but you can’t just remove one because you don’t want anyone else accessing your land. Both parties need to agree to any changes.

How do I know if a property has an easement?

Your legal adviser should identify whether a home you’re buying is affected by an easement during the conveyancing process. It’s easy to investigate yourself too, since easements affecting a property will be shown on the title deeds. You can download title deeds from the Land Registry for £3.

‘If there’s anything you are not sure about, ask your conveyancer to look at it straightaway,’ suggests Stevens. You could even ask the estate agent to show you the deeds before you look at a property, he adds. ‘If I were buying a rural property, I would check the deeds before even viewing it.’

Will an easement cause difficulties in the property purchase?

While it’s important to understand what you are buying, Stevens doesn’t necessarily think an easement is a reason for huge concern. Nor should it affect you when applying for a mortgage on the property. ‘We would say that as long as the solicitor has taken all reasonable steps to check the property, we wouldn’t have any problems.’

There are more likely to be difficulties if there are access agreements on land where no easement is in place. ‘If it’s documented within the title then you know where you stand,’ he adds.

Image credit: Future PLC/David Merewether

Anthony Earl, a member of the Law Society Council and director at Earl and Crocker Solicitors, agrees. But he also warns there can sometimes be disagreements between neighbours around the maintenance of shared land.

‘When someone has a right of way over your drive to get into their property, there is normally an obligation for each party to contribute towards the maintenance of the footpath or driveway,’ Earl says. ‘In those circumstances sometimes there are difficulties when repairs and maintenance are required and the parties cannot agree who should pay.’

For this reason, it’s important for your solicitor to check the terms of the easement. This will ensure it clearly sets out each party’s obligations.

Will an easement affect the value of my home?

The bottom line is that forewarned is forearmed. Once you understand the easement, you can make an informed decision about whether it will influence your purchase of a property, and its value when you sell.

‘Most easements are not a major problem in selling properties because the deeds have been prepared in such a way so that any easements do not adversely affect the property concerned,’ says Earl. ‘However, there can be circumstances, in particular with old, terraced cottages, when rights of way may be granted for neighbours to have access across the back gardens of adjoining properties. In those circumstances, some purchasers will be reluctant to buy a property if neighbours have a right of way over their property. In particular if the right of way is close to their house.”

The post What is an easement? Read our homebuyer’s guide appeared first on Ideal Home.

If warmer weather and long weekends in the garden have got you thinking about your outdoor space, then garden table ideas are sure to be on the agenda. Whether you’re planning to revamp your plot with a new look, want to switch a shabby garden table for something more swish, or need to upgrade a too-small dining table for a family-sized model, there are plenty of stylish options to choose from.

Garden table ideas

Size and shape is key when choosing a garden table to ensure it suits the layout and fits the size and floor plan of your plot. Be guided by the style of your outdoor space or outdoor kitchen idea, the landscaping and any existing lines and features when choosing an outdoor table and chairs. If there are lots of curves and circular shapes, then a round or oval shaped table might suit the space best. If the garden is quite linear or angular, then a square or rectangular-sized table could work better.

1. Invest in a family-sized dining table

Image credit: Bridgman

If you’ve an expansive patio area or a large family to cater for, it’s worth choosing a generously-sized table to make full use of your outdoor space and ensure that there’s a seat for everyone when you enjoy a best BBQ. An oval-shaped table will provide extra length that works well on a long or wide patio. The curved ends help to create a better sense of flow.

Choose a semi-sheltered spot so that you can enjoy the garden whatever the weather. If there’s no natural shade, invest in a table with parasol that will provide shelter when the sun is at its hottest. A safety glass top is easy to clean after rain or accidental spills and has a neat parasol cut-out section.

Buy now: Mayfair oval dining table, £1069, Bridgman

2. Pick a practical finish

Image credit: Furniture Village

The best garden furniture can come in for a hammering from rain and hot sun, so it pays to opt for robust pieces in weatherproof materials if furniture is to be left outdoors all summer long.

This sturdy extra-long outdoor dining table has a powder-coated aluminium frame that won’t rust, plus a durable concrete-effect ceramic top that is both water and scratch-resistant. Matching seat cushions are made from a quick-drying synthetic fabric that won’t stain or go mouldy with micro-porous fillings that allow water to drain away.

Buy now: Ravello six-seater garden dining set, £3499, Furniture Village

3. Relax with shapely woven furniture

Image credit: Neptune

If comfort is key, woven chairs are a top choice as weaves are flexible, contoured and have more give in them than hard wood or metal seating. Opt for shapely woven armchairs with high backs and armrests that’ll provide extra support. Then supplement with thick cushioned seats that make chairs super-comfortable to sit on.

‘All weather’ woven furniture looks just like real wicker to give a relaxed, rustic look, but is made from woven resin fibre that is weather-resistant and quick-drying so furniture won’t perish when left outdoors.

Buy now: Harrington carver chairs, £445 each; Pembrey dining table, £1995; Neptune

4. Squeeze in a few more seats

Image credit: B&Q

Mix-and-match seating around a long wooden table creates a relaxed look and easygoing vibe outdoors. A combination of chairs and bench garden seating ideas is a practical choice with little ones as you can squeeze more bottoms on seats. And if guests drop by unexpectedly it’s easy enough to pull up another pew.

Wooden furniture is fine to leave out in the garden all year round, though the wood will weather to a silvery grey finish in time. When looking at how to clean garden furniture at the end of each season and treat with a wood preserver. This revives the finish and prolongs the life of your furniture.

Buy now: Denia six seater dining set, from £403, B&Q

5. Save space with a neat circular table

Image credit: JYSK

Perfect for small garden ideas where space is tight, a circular table and chairs is a great way of fitting in a dining table area without overcrowding patio space. Curved edges give a circular table a smaller footprint that takes up less space than a square table. They’re also easier to walk around with no hard corners to knock into. Opt for a table with a pedestal base to give greater leg room underneath. Then choose armless chairs instead of bulky carver chairs with arms.

Buy now: Rangstrup dining table, £229.99, JYSK

6. Opt for sociable circular seating

Image credit: Oka

Even if lack of outdoor space isn’t a problem, circular tables are a great choice if you want to create a more relaxed, sociable atmosphere outdoors. Curved bench seating nestled around a table feels comfortable and inviting and with guests seated across from each other it’s easier to chat and make conversation.

While round tables provide a generous amount of tabletop surface space, adding a lazy susan or revolving tabletop can be helpful for alfresco mealtimes or playing host from your garden bar idea.

Buy now: Orseno dining set, £3995, Oka

7. Carve out a corner

Image credit: Dobbies

In larger gardens, it can help to divide the space up into smaller break-out zones, for dining, cooking or relaxation. Instead of relying on hard garden landscaping ideas or screening to section off the space, a corner-shaped seating arrangement will create a more natural, visual divide that feels more relaxed and free-flowing.

Rig up a simple outdoor sail to provide shade outdoors when the weather is warm. Use sturdy poles or the branches of a nearby tree to secure.

Buy now: Alps dining set, £1899, Dobbies

8. Double up with outdoor benches

Image credit: Next

Opt for multifunctional furniture to make the most of limited space outdoors. A compact L-shaped seating set-up can be tucked into a corner plot without crowding the space and will provide more seating than an individual table and chairs.

Shift the dining table to one side and upholstered benches come in handy as footrests when lounging outdoors or can be tucked neatly under a table when not in use.

Buy now: Mauritius seven-seater corner seating set, £1299, Next

9. Save space with stacking chairs

Image credit: Go Modern

With a compact outdoor set-up, such as a small patio idea or balcony, space-saving furniture is a must. Lightweight metal tables and chairs are easier to shift around than heavy wooden furniture or bulky woven pieces. Stackable chairs will take up less floor space when not in use or stored in a garden shed out of season.

Buy now: Fast Zebra garden table, £570; garden armchairs, £495 each, Go Modern

10. Choose foldaway furniture

Image credit: Garden Trading

If space doesn’t allow for a garden table and chairs to be set up permanently outdoors, then folding furniture offers a practical option as table and chairs can be packed flat and tucked away in a shed or garage when not being used or over the winter months.

If you’re likely to be moving furniture in and out frequently, opt for lighter-weight metal or aluminium pieces that are easy to lift and shift around. Tables that fold in half are easy to move and won’t require much stowing space. Alternatively, opt for one that folds flat with the top in one section, although these designs are a little more cumbersome to carry.

Buy now: Rive Droite bistro set, £300, Garden Trading

11. Square up with a table for two

Image credit: Wayfair

Perfect for a small patio or terrace, a compact, square-shaped table can offer a little more tabletop space than a standard bistro table and can seat four people at a push.

Another option that’s worth considering with square-shaped tables is to have a couple dotted around a medium-sized garden, on a patio, deck or barbecue area. If you should require extra space for guests, two or three square tables can be butted together to create one long dining table to entertain at.

Buy now: Coyle square bistro set, £309.99, Wayfair

12. Move up a level

Image credit: Dobbies

Instead of a regular outdoor dining table and chairs, opt for a bar-style raised seating set-up. Perfect for alfresco entertaining, a longline bar table makes a great social spot for guests to gather around or could do double duty as a serving station for drinks and cocktails for garden party ideas.

Though longer in length and height, a bar table also makes a great option if patio space is tight, as bar stools can be neatly tucked away under the table when not in use, so it won’t obstruct the flow of traffic outdoors.

Buy now: Alps bar set, £1599, Dobbies

13. Find the perfect fit

Image credit: B&Q

However large or small your space is, there’s nothing nicer than being able to breakfast outdoors or enjoy a late-night glass of wine. A compact bistro set will provide space for two on a balcony or compact patio and most designs are foldable or stackable so won’t impact on floor space when not being used. This clever all-weather rattan set is shaped so that all three parts stack on top of one another, so it’ll take up minimal space out of season.

Buy now: GoodHome Pilares rattan effect two-seater coffee set, £340, B&Q

14. Chill out while you dine

Image credit: Danetti

There’s nothing nicer than enjoying a chilled glass of bubbly on a warm summer’s afternoon. Save trekking in and out to the fridge by investing in a luxe dining table with built-in ice cooler.

Ensuring that your favourite tipple is always within reach, the central drinks bucket can be easily removed for emptying and cleaning and when not in use there’s a neat cover that sits flush with the table top so the whole surface of the table can be used.

Buy now: Rio grey table with Savannah corner bench and chairs set, £3601, Danetti

15. Create a cosy focal point

Image credit: Cox & Cox

Stay warm long after the sun has gone down with a blazing fire pit at the heart of your gathering. Creating the perfect chill-out spot for evenings outdoors, this two-in-one combo includes a corner-shaped sofa, benches and table, with a luxe built-in fire pit at its centre.

Guaranteed to elevate the evening ambience in an instant, the gas fire pit has an adjustable flame and glass safety fireguard, plus plenty of space around the edge of the table for resting drinks and nibbles.

Buy now: Stockholm corner dining set with fire pit, £3295, coxandcox.co.uk

What is the best material for outdoor tables?

‘If you are looking for wood, then acacia is a good-wearing option that is used in ship-building,’ says Dani Taylor, Product and Creative Director at Cox & Cox. ‘For a metal option, choose aluminium as it’s light, lasts a long time and doesn’t rust. Most cushions are waterproof – or showerproof – but you should try to bring them in over the wetter months and cover the frames of your furniture with a breathable outdoor furniture cover.’ 

What is a good tabletop for outdoors?

A simple glass tabletop is elegant and practical option for outdoor use, plus it’s easy to clean after having guests over, says Ideal Home‘s Ginevra Benedetti. Aluminium and ceramic are also durable and weather-resistant choices.

Can any table be used outdoors?

Indoor furniture treated with a sealant or exterior paint will be fine placed on a covered patio area. But if you want to leave it out all the time, it’s better to opt for furniture that’s designed to withstand the elements. Exposure to the sun and moisture can damage indoor furniture over time.

If you have an old dining table you don’t mind getting a bit weathered then there’s no problem with using it outside, but expect it to take on a new rustic look.

The post Garden table ideas – 15 stylish seating arrangements to elevate your outside space appeared first on Ideal Home.

Not all room revamps have such dramatic results, but this pink bathroom makeover is truly stunning. Knocking through to join a separate bathroom and toilet together added some much-needed extra space . Plus it gave this homeowner a chance to create a stylish bathroom scheme, jam-packed with clever design details.

Others may have been daunted by what was a rather dated and uninspiring bathroom idea. But Instagrammer Emma, from Stoke-on-Trent in Staffordshire, rose to the challenge. Having created her dream home through numerous DIY projects, Emma saw the bathroom as another opportunity to save money by taking on some of the work herself.

Modern bathroom makeover

Emma and her partner came up with a plan to gain some extra space when faced with their small and extremely dated bathroom. ‘We had two adjoining rooms, the main bathroom and a separate toilet,’ she told online retailer Leader Floors.

‘The bathroom was a reasonable size and contained an airing cupboard and boiler. We knew we could give us more room if we relocated the boiler to the loft. Plus this was on the adjoining wall, so without moving it we couldn’t have knocked through. I had the idea of making what was the toilet area into a walk-in shower. We decided to move the bath to fit under the window, making space on the outside wall for the toilet.’

Ready to see what the bathroom looked like before?

Before

Image credit: @ahouseonashbank / Leader Floors

Everything about this bathroom screams “makeover required!” from the dated tiles and vinyl flooring to the bath panel and shabby radiator.

‘Other than the plastering and the relocation of the boiler and plumbing, we did all the work ourselves with my dad’s help,’ says Emma. ‘We removed all of the old floorboards and laid sheets of MDF on top in order for us to tile the floor. I do all of the tiling myself, so this saves us a lot of money.’

Image credit: @ahouseonashbank / Leader Floors

The tiling isn’t the only thing that Emma turned her hand to, having become something of an expert at upcycling and restoring old and thrifted items. ‘Our biggest bargain was this vanity unit,’ she says. ‘We love 60s retro furniture and knew we wanted a piece to remodel into a sink unit. We picked this one up on eBay for just £30!’

After

Image credit: @ahouseonashbank / Leader Floors

Would you ever believe this was the same bathroom? Emma’s eye for detail means she’s been able to create a beautiful scheme that most of us would love to spend time in – a great example if you’re after some modern bathroom ideas.

What we particularly like is how she’s used a mix of tiles. From a plain white hexagon design on the bath panel and walls, to the bold pink design on the splashback and heavily patterned monochrome floor tiles. ‘I love how durable and clean tiled floors are, and the great range of patterns you can get,’ says Emma.

 Buy now: Geo pink porcelain tiles, from £47.68sq m, Mandarin Stone

Buy now: Apollo white hexagonal tiles, £22.99sq m, Tile Mountain

Image credit: @ahouseonashbank / Leader Floors

And what of the bargain-buy unit that the couple bought on eBay? Now it’s a star piece, transformed with pink paint, gold knobs and modern black and gold taps.

‘We used oil-based eggshell to ensure protection from water, which cost about £30, and along with taps and sinks the whole unit cost about £220 in total,’ says Emma. ‘Our final product was just like one we had seen on sale for over £1,000!’

Image credit: @ahouseonashbank / Leader Floors

The devil really is in the detail and glimmers of gold and brass have been used on the tile trims, knobs, taps and double mirrors, each of which features a handy shelf for display.

Remember the old discoloured radiator? Emma swapped that out for a modern wall-hung heated towel radiator in black, to match her scheme. ‘The whole bathroom cost around £4,000, including the plastering and plumbing,’ she says.

You can see more of Emma’s home over on Instagram at @ahouseonashbank

What’s your favourite part of this room and has it inspired you to give your bathroom a makeover?

The post This homeowner saved £1000s turning two rooms into one super-stylish bathroom makeover appeared first on Ideal Home.