If you have made the decision to sell your home, chances are you will want to do it as swiftly and smoothly as possible. You probably have so many happy memories from each and every room in your house, yet already you are beginning to see your home in a different light. It’s important to look at your home as a house subjectively and see what you can do to get it sold.

 

Combined with this you need to be organised; you don’t want to be delayed – don’t neglect that silly little thing you forgot to do which delays everything by weeks! So here is a checklist which you can use as a reminder and a few other things to consider which will help you achieve the best possible price for your home.

 

Check out the competition

Look at what other houses in your area are selling for. View online the most recently sold properties in your postcode to give you a good idea of an asking price.

  

Declutter

Everyone has their own unique way of living whether it’s sitting by the fire and knitting or collecting unusual beers. Start decluttering by packing them away now and creating space. An emptier kitchen worktop will make the entire space look bigger and more appealing to potential buyers.

 

Clean

Have a good clean up, everything from the fireplace to kitchen tiles and carpets. It all helps make your home more sellable.

 

Repairs

Are there any small repairs that need doing or scuff marks that need a touch of paint? Perhaps you have some paint left over in your shed. It won't cost you much, but it will make your home look better and become more resistant to silly offers!

  

The garden

Don’t forget the garden and the front of the house. Are there any bushes or trees that need trimming? Are the windows clean, has the grass been cut? The first thing your buyers will see is the front of the house and first impressions last.

 

Make an entrance

As you enter your home through the front door look at what will greet potential buyers. A nice, presentable, clean and in good condition hall or room or porch will welcome new owners, not just viewers.

 

Paperwork

You don’t want to be delayed waiting for a gas safety certificate, or any other paperwork - perhaps from building control for any structural work you had carried out. Make sure you have any paperwork ready for your potential buyers to keep things moving forward smoothly.

 

Solicitor

Don’t give your solicitors any excuses to delay you! Call them and double-check if there is anything you need in terms of conveyancing and paperwork to get the ball rolling.

 

Photography/video tours

Check out your home’s profile once it goes live, and check the pictures for accuracy. Once you have done all this your house should look as pretty as a picture and you will soon be on the move for the right price.

 

Do you want to enjoy a seamless and swift house move? Contact us.

 

 

This year is proof that life as a landlord is not as simple as it used to be. Reforms for tenants along with new laws and legislation will make it a bit more complex. That said the great news is that demand for rented properties is still extremely strong. There is a chance you could pick up a bargain as property prices slow. These changes help protect landlords and tenants so it should be another good year where standards across the industry rise.

 

Better protection for tenants

The renter's reform bill could become legislation this year if the government have their way. Giving more rights to tenants will also force unscrupulous landlords to up their game and stop cutting corners. This will raise standards and rights for renters and stop your properties to let potentially suffering from bad landlords undercutting you.

 

Higher capital gains tax

The tax-free allowance for landlords selling a property will be reduced significantly from April. This means you could pay more capital gains tax, so if you want to avoid it, and you are thinking of selling, better to sell sooner rather than later. There will be further cuts in 2024, meaning your tax relief when you decide to sell will be halved.

 

Buy-to-let mortgage rates

Mortgage rates while higher than they used to be, are now much more stable than last year. This means you can plan for the future once again and calculate costs more accurately.

 

Higher demand

In 2022 demand for rented accommodation was huge. This year demand is still very strong.  Fewer people can afford to buy due to the cost-of-living crises and the hike in interest rates. It’s expected that landlords will increase rents in order to cover costs but also to reflect the huge demand and get a better rental yield.

 

Add to your portfolio

With house prices levelling out and falling now is the time to add to your portfolio. Rental yields are good, and demand is very high. Some landlords will choose to sell, while savvy investors will seek new properties to develop as buy-to-let businesses. Asking prices are much more open to lower offers than last year so you might just acquire something that before was not as good as an investment.

 

Financial help for energy efficiency upgrades

Landlords who meet certain criteria might be eligible for government assistance with £1bn to help homeowners to insulate their properties. The aim is to improve energy efficiency which will help landlords with providing energy-efficient, appealing homes.

 

Outlook

There is a lot going on in 2023, and if you are a landlord you are most likely to incur more costs. With rental demand growing now is the time to invest while providing great places to live for tenants. As the industry becomes more regulated, standards rise in so many ways, elevating the industry and creating a more stable investment prospect.

 

Tenant demand has never been better. Browse our properties.

 

 

 

We have all heard it before. “Moving is one of the most stressful things you can do.” Compared with many other more serious predicaments in life this is of course not true. Like flying to the moon or near-death experiences! However, it’s right up there with the big stuff like your career and relationships according to some experts.

 

It’s got everything, from hurting your back by lifting large furniture through narrow spaces to worrying about paperwork, and the emotional roller coaster ride of saying goodbye to friends and family you might not see for a while. Then the elation and excitement of a new home and maybe a new life. With all this going on it’s easy to get stressed. There is so much to think about.  We have come up with a few tips to help you make the big move less stressful by breaking it down into manageable pieces.

 

The sooner you start the better

The longer you put things off the more they fester in your mind. Instead simply packing a few things earlier will stop you from becoming stressed thinking about the huge task ahead. Start with the little things. Stuff you don’t use often, an hour here and an hour there. Don’t make it a task. Then you are already ahead of the game.

 

Come up with a plan

Make a nice cup of coffee or tea, or something stronger! Sit down and relax, then scribble down a plan. Write a list to break each of your tasks into smaller chunks, perhaps using titles such as – the happy day, for when you move in.  Breaking your tasks down like this will help you keep calm and gives you a plan to stick to while reducing the chances of the unexpected. Perhaps have a packing section, a pre-move checklist and a post-move checklist, to deal with the change of address!

 

Budget

It’s always a good idea to create a budget. Moving can be expensive and the more time you give yourself to plan the costs and see where you could save the better. If you are using a removal company, shop around, while they will make your life easier, if the cost is more than you can afford you may find yourself stressing over money.

 

Don’t forget yourself!

Your mind will be teeming with everything to do with your new home. Remember to look after yourself, plan breaks on the big day - a time to eat and a time to rest.  When you get stressed, remember to breathe. When you move in, sort the bedrooms first. This process will take a few days and you will need to sleep well. Perhaps pack a self-care box, so you are not frantically looking for something that is essential to you.

 

Say your goodbyes

Remember to set aside some time to say goodbye. It’s important to do this and if you don't plan it you may find you are trying to do too much at once; packing, while saying goodbye. It could cause an emotional and stress overload!

 

Finally

There is no doubt following these steps will reduce your stress levels massively and with a bit of luck you will be able to enjoy the big move!

 

Can’t wait to move into your forever home or looking to make your first big move?  Get in touch.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Improving your buying power has never been more important. With the increase in the cost-of-living, fluctuating interest rates, and high inflation, you need to pay attention to the details that can counteract these current challenges. A new home could be more affordable than you realise. With that in mind, here are a few things you can do that may put you in a much better position to buy the home you desire.

Pay your bills on time
Reduce any debts, from credit cards to monthly insurance payments to car loans, if you can. Late payments can reduce your credit score, so ensure you don’t miss any payments.

Build up your credit

 It’s important to use your credit card or have some borrowing history because this shows your potential mortgage provider that you have the ability to pay back debts.

Access your credit report

Keep an eye on your report, checking details such as your address history, payment history, settled accounts, and whether you are on the electoral register. Any errors should be corrected immediately, as they could affect your ability to borrow.

Reduce your debt-to-income ratio
Lenders closely examine your monthly outgoings in comparison to your earnings. So, if possible, pay off any existing debts and do not take out any more new loans. It’s equally important to be disciplined and monitor your spending.

Get in touch with a good mortgage advisor
Good estate agents will put you in touch with a good mortgage advisor. There are many options when it comes to mortgages today that help counteract the effects of high interest rates.

Porting your mortgage

This means if you are an existing homeowner, you could move home without needing a new mortgage. If you are currently paying a more favourable interest rate, then this could save you significantly in costs.

Longer mortgage terms

Lenders are now offering much longer-term mortgages, which means you will pay more interest overall, and also it will reduce your monthly payments.

Interest only

Instead of paying a capital and interest mortgage, you could opt to buy the home you want with an interest-only mortgage, which costs far less per month. Then, in a few years, if you decide to remortgage, you could change your mortgage product.

Increase the size of your deposit
It’s a bit cheeky, but there is always the bank of mum and dad to help increase the size of your deposit. This reduces the amount you need to borrow, but it’s also often one of the biggest hurdles to getting your first or even second home. Create a savings plan and stick to it. You can save money by being savvy with food shopping and socialising at home.

Earn more money
It may be worth considering taking on a second job or negotiating a pay raise. The more you earn, the better. It’s important to be realistic; don’t overdo it. Your earnings have to be sustainable, and your well-being comes first.

Be resilient and resourceful
Don’t give up. Keep searching for the home you want. There is plenty of room for negotiation right now. Sometimes you have to be patient. Your agent will have a deep understanding of your local property market and can put you in touch with a good mortgage advisor.. Sometimes they will be aware of properties about to arrive on the market before they are advertised.

Talk to your agent
Your agent will have a deep understanding of your local property market, be able to put you in touch with a good mortgage advisor, give you the right valuation for your home, and help you find the home of your dreams in the right location by making good use of the equity in your property.

Contact us today for all your home moving needs.

 

 

 

Contact us today for an accurate appraisal of how close you really are to living in the home you deserve

 

Joint tenancies can be fun and a great way to expand your social circles. They also help reduce your monthly outgoings and spread the financial risk for landlords.More people are renting in the UK than ever before. Tenants are looking at exploring various rental agreements that suit their needs. A joint tenancy, where multiple tenants rent a property together, has benefits, drawbacks, and legal implications, so here are a few things to consider.

What is a joint tenancy?
A joint tenancy is a rental agreement that involves two or more tenants sharing a single tenancy agreement for a property. Each tenant is equally responsible for the entire property, including rent and any obligations outlined in the tenancy agreement This arrangement is ideal for professionals, groups of friends, students, or couples who wish to live together and share the responsibilities and costs associated with renting a property.

Pros of joint tenancies

• Shared bills
  Sharing rent, utility bills, and other living expenses makes life easier. This frees you from a larger financial burden, giving you a higher disposable income. So, whether you are saving to buy a property or want to enjoy life, you can. 
  
  
• Less administration
  With a joint tenancy agreement, administrative processes become more straightforward. With only one agreement, any correspondence with your landlord or letting agent can be carried out together.

• A good social scene
  Sharing a tenancy agreement is often a great way to live with your friends and enjoy a more full social scene. And if you don’t want to live alone, it could also create the opportunity to make new friends or companions. 
  
  

Cons of joint tenancy

• Shared responsibility
  The downside is that if one or more tenants fail to pay their share of the bills or break the terms of the tenancy agreement, the others may be held responsible. This can cause friction among housemates.
  
  
• Damage to the property
  In a joint tenancy, all tenants are collectively liable for each other's actions. If one tenant damages the property or breaches the agreement, all tenants could be held accountable for the costs.
  
  
• Disagreements
  Potential issues can include disagreements over chores, noise from music or guests, and respecting each other's space, to name a few.. Disagreements can arise, and this may cause arguments or a fallout.
  
  
• Legal considerations
  It’s vital that you know where you stand legally.
  
  
• Ending your tenancy
  If one tenant wishes to leave the property, the tenancy usually continues for the remaining tenants. However, arrangements can sometimes be made to replace the departing tenant or end the tenancy altogether.
  
  
• Deposits
  The deposit provided by tenants is often held collectively. When the tenancy ends, the deposit is returned to all tenants jointly, which could cause issues if there are disputes over damages or cleaning costs.

Tips for tenants to consider when entering a joint tenancy:

• Communicate
  Discuss important issues with your housemates.. You may not like to set ground rules, but a quick chat about who is responsible for what can prevent friction.
  
  
• Your tenancy agreement
  It's crucial for all tenants to understand the terms and conditions of the agreement, as it is legally binding.
  
  
• Prepare for the unexpected
  It’s important to plan and ensure that your housemates can cover the rent in case of unexpected circumstances.. Be prepared for unexpected circumstances, like one of your housemates leaving unexpectedly.
  
  
• Exit Strategy
  If one tenant wishes to leave the property, the tenancy usually continues for the remaining tenants. However, arrangements can sometimes be made to replace the departing tenant or end the tenancy altogether.
  
  
• Choose a property through a letting agent
  A shared tenancy has many advantages, but if you want to safeguard yourself from the pitfalls of this kind of living arrangement, a good letting agent is the way to go. From replacing a tenant, understanding your agreement to maintenance, you will be in a better place using an agent. If you're a landlord, opting for a fully managed letting service can significantly simplify your responsibilities..
  
  

Contact us today, whether you are renting or letting, to see how we can help

 

There are some amazing properties to rent in the UK today. Whether you are a successful business owner, a student, or a young professional, there is no end to the possibilities when it comes to property. Renting offers the freedom from mortgage responsibilities and being tied down, making it a great way to experience everything from flats in the city and suburban homes ideal for raising a family to country retreats.

The necessary steps to take

• Think about how much you can afford
  Do the math and consider not only monthly rent but also additional costs like utility bills, council tax, and energy bills.
  

• Property search
  This is a legally binding document outlining the terms and conditions of your tenancy. Read it carefully before signing and ask for clarification if needed. The agreement will include details like the rent amount, duration, notice period, and responsibilities of both the tenant and landlord.

• Book property viewings
  Going on viewings is exciting. Your agent will guide you through all you need to know while showing you properties in your desired location that best suit your needs.

• Tenancy agreement
  This is a legally binding document outlining the terms and conditions of your tenancy. Read it carefully before signing and ask for clarification if needed. The agreement will include details like the rent amount, duration, notice period, and responsibilities of both the tenant and landlord.

• Deposit
  Your deposit is held in a government-backed tenancy deposit scheme to ensure fair handling and will be paid before you move in; typically, it’s about one month's rent.

• Bills
  These may be included; if not, get in touch with utility companies when you move to ensure a smooth transition. Remember, if you pay for your utilities, you can change suppliers. Check when your council tax payments and rent are due and set up a direct debit.

Top tips for renting

• Take care of your home
  your new home in good order. Clean it, avoid causing damage, and follow any rules outlined in the tenancy agreement. Talk to your agent or landlord about decorating, find out what’s permitted, and enjoy where you live.
  
  
• Report any issues
  Resolving a problem before it becomes expensive is important. If your property is managed by an agent, all you have to do is call, and their maintenance team will sort it out swiftly.
  
  
• Get insured
  It’s always a good idea to get insured in case your belongings get damaged or stolen. Your agent will be able to recommend a good insurance broker. Another advantage of renting is you do not have to insure your home.
  
  
• Plan for the future
  Your landlord could be more than happy if you decide to renew your tenancy. This can provide stability and save you from the hassle of searching for a new property.
  
  
• Find a great agent
  Using a letting agent to find your property has many advantages. If the property is managed by them, they will always be just a phone call away. If you have a maintenance issue or want to look for a new property, the process is easy. Moving into your new home is exciting, and it’s comforting to have an expert to take care of everything for you, from your deposit, references, and any queries about your agreement to finding your ideal property in the first place.
  
  

Looking for a great property to rent?

 

As the festive season fades away and the winter chill sets in, January can often bring a sense of gloominess. But if your New Year’s resolution is to attract a buyer, one of the best ways to inject some brightness into your living space is with a punchy, cohesive colour scheme. Ready your home for the market this year with one of these refreshing colour palettes.

Soothing greens
Due to its natural connotations, green creates soothing spaces that make us feel better connected to the outside world. As it sits at the centre of the colour wheel, green is a beautiful transition colour which can be paired with both warm and cool tones. If you’re looking for warmth, use touches of yellow, as two colours from the same family can work harmoniously together. For something more modern, try soft tonal shifts in green shades to create a restful yet invigorating space.

Daring reds
Red brings a sense of energy into a living space, making it the perfect shade for dreary January. Make a statement with a bold accent wall of maroon or carmine, or bring a muted palette to life with some intense pops of crimson using throw pillows, vases, and canvases.

Dreamy sunset hues
Bring some warmth back into the home by incorporating a timeless sunset colour scheme. Offset the drama of the burnt oranges, reds, and golds with a cooling touch of blue or purple. This will have your home looking bright and sunny year-round.

Earthy neutrals
Embrace the natural beauty of earthy neutrals like warm taupe, soft beige and creamy white. These compatible shades create a sophisticated and calming environment, perfect for a minimalist aesthetic. To keep things dynamic, mix and match neutral tones for a classic yet versatile look.

Elegant jewel tones
Amp up the elegance in your home with luxurious jewel tones such as sapphire blue, deep burgundy or emerald green. These colours are rich and full of depth, so make sure to use them sparingly against neutral backgrounds to add a touch of opulence, without overwhelming the space.

Coastal blues
If you’re yearning for summer, bring it back into your home with tones taken straight from a sea view. Create a cool, coastal feel with refreshing shades of ocean blue, then work in a few eye-catching accents of red, yellow or purple for an element of contrast and warmth.

Soft pastels
Pastels are bright colours that have been diluted, making them ideal for the home. Chalky and pale colours give rise to delicate, minimal rooms. Create a relaxing and elegant space with sugary shades of rose, mint, and taupe.

 

If you're considering a change of scenery, our team is here to assist you in finding the perfect property.

Contact us today to explore the possibilities

 

The property market is a fast-paced and confusing world, so you’ll need a good agent on your side to help you navigate its complexities. Finding the right agent is crucial to the outcome of your sale, so to ensure that you make an informed decision, it’s important to ask all the right questions.

Here are 10 key questions you should ask your estate agent before committing to working with them.

What is their experience in the local market?
You’ll need to know how much experience your agent has in the local market, as they should be able to provide local market insights such as trends, values and any potential challenges. Don’t settle for the cheaper option, as an experienced agent is better equipped to help you navigate the intricacies of your specific area, enabling a better outcome for your sale.

Can they provide any client testimonials?
Reputable agents are proud of their client testimonials and references, so they will be more than happy to share them with you. Customer feedback can give you valuable insight into any business’ reputation, so don’t hesitate to ask for this information or check the customer ratings online.

What’s their marketing strategy?
When the market is competitive, a robust marketing strategy is what will make your home stand out to potential buyers. Make sure to enquire about the agent’s approach to marketing, including both online and offline channels, professional photography, and any unique strategies they might use to showcase your property effectively.

How will they determine the value of your property?
Receiving a professional valuation is one of the most important steps to selling your home, so you’ll need to know that your agent has a solid and reliable strategy. A good agent will consider a multitude of factors, such as recent sales in the area, the condition and appearance of the property, and current market demand. Using this information to paint a full and accurate picture ensures that your property is competitively priced.

Is your property ready to sell?
While selling ‘as-is’ is sometimes a viable option, an agent will be able to assess your home during your valuation and advise you on any necessary repairs or additions. Ask your agent whether your home is ready for the market, or if it could benefit from a spruce-up to bump up its value.

How will they communicate with you?
The key to any successful partnership is effective communication, so make sure to discuss your preferred mode of communication with your agent. Whether it’s emails, phone calls, or face-to-face meetings, setting your expectations early on will help to avoid any misunderstandings.

How long does it take to sell houses in your area?
Knowing the average time it takes to sell a home in your area will help you manage your expectations and form a realistic plan. It also gives you an idea of how efficiently your agent can sell properties in your location.

Do they have experience handling properties similar to yours?
Every home is unique, but some fall into specific categories which require the careful handling of an expert (e.g., period homes and luxury properties), so make sure your agent has had experience selling similar listings. This experience can be invaluable when it comes to finding the right buyer and selling for the right price.

How do they handle negotiations?
The skill of negotiation is a crucial one in all areas of the property market. Ask your agent about their approach to negotiations and how they plan to secure the best deal for you while also maintaining a positive relationship with potential buyers.

What happens if your property doesn’t sell?
Lastly, it’s important to ask your agent about what their strategy will be if your property doesn’t sell within the agreed timeframe. Whether it involves reevaluating the marketing plan or adjusting the pricing strategy, having a clear plan in place shows that your agent is prepared for any curve balls, allowing you peace of mind throughout your sales journey.

 

For more information, contact our expert team today

 

Jeremy Hunt, Chancellor of the Exchequer, made several proposals in his Autumn Statement that will have an impact on the property market in 2024. Whether you're a first-time buyer looking to take your first step onto the property ladder, a homeowner looking to upgrade to a new property, or a landlord looking to expand your portfolio, the Chancellor's proposals will benefit you in some way. Let's take a look at some of the upcoming changes and how they could positively impact your 2024 property plans.

National Living Wage up, National Insurance rates down
One of the key announcements the Chancellor made in his autumn statement was that, from January onwards, the National Insurance rate will be cut by 2%, bringing the main rate down from 12% to 10%.* The Chancellor also announced that, from April 2024, the hourly National Living Wage will increase from £10.42 to £11.44, the largest increase seen in over ten years.** These changes will benefit buyer affordability because increased disposable income will allow people to spend more money on buying a home they love or investing in properties to expand their portfolio.

Mortgage Guarantee Scheme extended
The Chancellor also announced the extension of the Mortgage Guarantee Scheme until June 2025. The scheme makes it easier for first-time buyers to enter the market by allowing them to secure a mortgage with as little as a 5% deposit. It was originally scheduled to close to new applications on New Year’s Eve 2023, but an unexpected 18-month extension has ensured that first-time buyers can still realistically achieve their dream of owning a home.

Properties can be split into flats without planning permission
The Chancellor also announced that property owners no longer require permission to divide a property into flats as long as the exterior of the property remains the same. This should increase the number of available homes on the market, potentially increasing buyer affordability. It will also give landlords greater flexibility in adapting their properties and increasing their rental income.

House purchases are to be made simpler and quicker
Jeremy Hunt also announced that £3 million will be spent on implementing a range of measures that will improve the overall home-buying process.** In the hope of speeding things up, experimental projects will be implemented that will digitise property data held by local councils and create property tech solutions. These new projects should hopefully make the buying and selling process much quicker and easier.

Final thoughts
Overall, the Chancellor’s Autumn Statement contained plenty of positives for people looking to buy properties in 2024. Buyer affordability is set to improve as a result of the National Living Wage increasing and National Insurance rates decreasing, especially for first-time buyers, who will benefit from the extension of the Mortgage Guarantee Scheme. Landlords will benefit from the announcement that properties can be converted into flats without planning permission, as new opportunities will present themselves. The property market should also benefit from the new pilot projects announced by the Chancellor, as the buying and selling process should become simpler.

With the help of a trustworthy estate agent, you can benefit from the changes to the property market to make 2024 a prosperous year for you. The expertise of an agent will give you a competitive edge in the buyer’s market, as they will be able to offer you the best assistance and advice based on the latest updates in the property market.

 

Looking for your next property?

GOV.UK*
The Times**

 

The journey to your ideal home is often not a short one, and if you’re contemplating taking the plunge into homeownership, you may consider renting first to test the waters. Renting provides the unique opportunity to ‘try before you buy’ and comes with a range of benefits that might just make it the perfect first move.

Here are some of the advantages to renting before you buy:

Flexibility and freedom
Renting allows a level of flexibility that buying a property does not. If you’re unsure about your long-term plans or if you’re keen on trying out a few different locations before laying down roots, renting allows you to relocate easily without being tied to a mortgage or any of the other commitments that come with owning a property.

Try out different areas
If you haven’t lived alone yet, it can be difficult to know what surroundings would best suit your lifestyle. Renting first means you can live in and explore an area before having to commit to it. It’s a great way to experience a different walk of life, try out local amenities, plan your commute, and get a feel for the community.

Maintenance and peace of mind
One of the perks of renting is that you aren’t responsible for major property repairs or maintenance, allowing you to save both time and money. This is a great way to ease yourself into homeownership, as you can focus on gaining your independence without feeling like you’ve been thrown into the deep end on your own.

Gain experience
Being a reliable tenant is a great responsibility to take on before homeownership. You can learn how to budget around bills, how to take care of a home, and what it means to live independently. This experience will be invaluable when you buy your first home, as it will enable you to hit the ground running.

Build your credit score
Being a responsible tenant can also positively impact your credit score, which might make it easier for you to secure favourable mortgage terms when you decide to buy a home later. If you pay your rent on time consistently, this will demonstrate your financial responsibility to mortgage lenders.

Learn more about yourself
Renting a home allows you to experiment and figure out what works for you long term. This is a valuable opportunity to understand what your home requirements are in terms of size and layout, which will help you make a more informed decision when the time comes to buy your own place.

Simplify your transition
Renting puts less pressure on the transition into independent living, especially if you’re going to be living with a partner for the first time. Living in a rental home first allows time to adjust to the responsibilities of maintaining a household and to experience cohabiting with another person without the immediate commitment of ownership.

 

Contact us today to explore the exciting possibilities that renting can bring to your property journey