Bloomsbury Flats & Houses For Sale & Rent

Lady Gaga Property Purchase in Fitzrovia

2012-02-02T09:21:00.000Z

Lady Gaga has purchased a property in London.

It seems the 25-year old may have had a change of heart after stating in November that she didn't want to splash her cash on a property: "I’m not ready to buy a house. It feels like marriage or something. It’s such a commitment. I don’t like it."

The Metro reported that Gaga has nabbed a luxury apartment in Fitzrovia, north of Oxford Street in swank region. Fitzrovia has proved increasingly popular with celebrities over the past few years, with Madonna previously owning a town house in the area, while her ex-partner Guy Ritchie brought two mansions in May 2010.

The property is reported as having a concrete exterior, floor-to-ceiling windows, four luxury penthouses, a roof garden and a communal courtyard.The property is in a luxurious development which is still being built.

She had been staying in The Lanesborough hotel every time she visited London but because she is over so much she has decided to go for it and invest.

Westminster Public Loos Will Remain Open for The Next Ten Years

2012-01-28T12:58:00.000Z

Vital public loos across the centre of London will remain open for at least the next ten years as Westminster City Council is set to protect services and save money under innovative new proposals.

Plans are being finalised which will see the council’s 20 permanent facilities being leased out to a private provider and, as a result, safeguarded from any threat of closure. The contract will involve at least 50 per cent of the sites being free for all users with the remainder charging a maximum of 50p, set to be introduced in April.

Currently Westminster has one of the most extensive networks of public loos in the country, but that comes at a cost of £2.1m a year to the taxpayer to run the 20 sites. Even though local authorities have no statutory duty to provide public conveniences, Westminster has for many years ensured that these facilities remain open.

This is against a national back drop of a significant decline in the number of public conveniences with the problem particularly acute in London. In fact the capital has seen the biggest decline in the number of local-authority run public toilets – a closure rate twice that of the country as a whole.

Westminster is bucking the trend by providing a high quality and extensive network of public conveniences throughout which are visited more than 8 million times a year.

London Property Market News: Overseas investors continue to drive central London housing market

2012-01-23T12:35:00.000Z

Investment from overseas is continuing to drive the housing market in the heart of London.

This is according to Naomi Heaton, chief executive of London Central Portfolio, who believes that the financial security of homes in the capital appeals to cash-rich foreign investors more than in other European cities.

"Inevitably, foreign buyers will dominate by virtue of the fact that there are far more wealthy people globally, than there are located in the UK," she said.

"London Central is increasingly seen as a safe haven market which offers capital preservation with long-term upside potential."

And it seems the figures back up her claims.

Recent statistics released by the Royal Institution of Chartered Surveyors (RICS) show that nationally property values have seen a slight decrease. But London has continued to buck the trend.

There's also good news for landlords in London as HomeLet's Rental Index for November showed that in some parts of the capital, rental values are 80 per cent greater than the national average.

London Property Market News

Land Registry Report London Property Prices Will S...

2012-01-11T10:40:00.000Z

Covent Garden Flats & Houses For Sale & Rent: Land Registry Report London Property Prices Will S...: Prime property for sale in London will see modest growth over the next year, as predictions show that the value of houses in the capital wil...

London Prime Property Prices Up by 13%

2011-12-20T13:14:00.000Z

The value of prime property in central London shot up by 13 per cent in 2011. This is according to the latest Knight Frank Prime London Sales Index, which states that homes in the area are now at the their highest ever levels. Properties priced between £2.5 million and £5 million saw the largest growth, increasing by 16 per cent on average, while those valued over £10 million increased by 12 per cent. The average prime property in central London is now worth around £3.19 million and has seen a value increase equivalent to £1,202 each day over the past 12 months. Sales numbers have increased by 17 per cent year-on-year, but this is largely due to high take up of properties at £5 million or less, which are up by an incredible 20 per cent. It is widely believed that funds from cash-rich investors from overseas is helping to drive up the luxury homes market in the capital. London Property Market News

RLA Chairman responds to London Mayor Plans for Private Residential Housing

2011-12-15T14:55:00.003Z

One of the country’s leading bodies representing landlords in the private rented sector has today called on Boris Johnson and Ken Livingstone to do more to stimulate the supply of private rented housing across London.

As Labour’s candidate for Mayor of London today called for a system of effective rent controls, the RLA Chairman, Alan Ward responded:

“Ken Livingstone’s call for rent controls is an old idea which never worked in the past - until 1988 rent controls resulted in a shortage of supply and poorer conditions for tenants. Hardly a remedy for 2012. There is no doubt that rents in the capital remain far higher than anywhere else in the country but the answer lies in improved supply.

“With many, particularly young, people relying on the sector to provide housing to meet their needs, the RLA is calling on both Boris Johnson and Ken Livingstone to support efforts to reform the taxation system to stimulate growth in the sector.

“Standards in the sector are best upheld when tenants have genuine choices about their housing options. Until we see a boost in supply, those choices simply do not exist.”

Commenting on Mayor Boris Johnson’s plans for a pan-London accreditation scheme for landlords, Alan Ward continued:

“With over 10,000 landlords in London already members of the London boroughs’ accreditation scheme, it would seem a waste of time and money re-inventing the wheel in this way.

“The Mayor should focus on supporting and encouraging existing accreditation schemes, freeing his office up better to target the minority of landlords who bring the sector into disrepute.

“This should be matched by a programme of serious tenant education, providing tenants with all the information needed to better hold their landlords to account for the service they provide. It beggars belief that some people spend more time assessing the state of a car they wish to by then the homes they seek to rent.”

Estate Agents and QR Codes

2011-12-12T10:42:00.000Z

Marylebone Flats & Houses For Sale & Rent: Estate Agents and QR Codes: ARLA reports on What is a QR code and as an Estate Agent, why should I care!? So you've all got yourselves your mobile 'apps' and are fran...

London Rental Property Maintenance

2011-12-06T17:04:00.000Z

Paramount Maintenance Services are based in West End Lane, West Hampstead, North West London, providing a complete in-house letting, property maintenance and property management service to accidental landlords, investment companies, property developers, buy to let investors and corporate property portfolio owners.

Paramount Maintenance take on all sorts of renovations like kitchens, bathrooms, plumbing, electrical, handyman work, tiling, painting, plastering, carpentry, landscape gardening and roofing. They also specialise in the upgrading, renovating, refurbishing and repair of tired or run down rental properties to obtain the maximum benefit to the landlord, property owner or investor in the most cost effective manner.

'Running a professional property management business for professional landlords and professional tenants is a 24-hour a day responsibility, 365 days a year. Once a property is let it is only the beginning of the story and the obligations of a landlord must be executed in the most efficient way possible. Although good professional tenants are hard to find they are often quite demanding. They are looking for trouble free occupation in return for their hard earned cash.' explained Spencer Lawrence of Paramount Lettings based in West Hampstead.

Spencer continued, 'Breakdowns and breakages don’t happen nine to five and so Paramount’s management team doesn’t just happen nine to five either. Central heating boilers tend not to break down in the summer. They wait until the middle of the coldest night of the year. Window locks don’t just break. they wait until their owner or tenant is about to leave for a long weekend in Prague.'

'We not only value our tenants but also our landlords. We provide a property maintenance service second to none in North West London, ensuring that our landlords properties are maintained to the highest standard by arranging independent check-in and check-out. We also ensure rents are collected efficiently and on time and provide monthly statements confirming all income and expenditure. '

Here’s what some of our tenants say:

“Could you please forward my gratitude to your plumber who arrived at m y my property at 10am on Christmas day and fixed my boiler and saved the day as l had a house full with twelve for dinner.”

“Thank you for your swift response, l look forward to coming home to a warm flat.It has been a real pleasure dealing with Paramount. The professionalism they have show during and on completion of my tenancy has been superb, l look forward to renting from you again on my return from Australia.”

Follow the link for more on Paramount's managed property maintenance services in Brondesbury, Cricklewood, Hampstead, Little Venice, Kensal Rise, Kilburn, Maida Vale, Mapesbury Estate, Queens Park, St Johns Wood, South Hampstead, West Hampstead and Willesden Green.

International Students Boost London Luxury Lettings

2011-12-03T13:52:00.001Z

Cash rich students from overseas are increasingly looking at the more luxurious end of the rental market.

Jonathan Moore, director of EasyRoomMate.com, said that while student homes still often have the reputation of being far from grandiose, students are becoming more choosy and those from overseas in particular are looking for properties in more affluent districts.

"With the increase of demand from international students with bigger budgets, we are seeing a niche luxury lettings market emerge in many university towns, with investors targeting higher rents - albeit from a bigger investment," he said.He added that, despite this, changes in the HMO [house in multiple occupation] licensing requirements mean that all property let to students is now of a decent standard.

Research conducted last month by specialist mortgage provider Paragon found that student lets still offer a landlord the highest possible yield, with an average of 7.62 per cent.Properties let on a shared basis by professionals was the second best performer at 7.56 per cent.

Landlord and Tenant News

Government pours praise on SAFEagent in new housing strategy.

2011-11-30T09:41:00.000Z

Landlord and Tenant News:
SAFEagent, the scheme launched this year to protect both landlords' and tenants' financial interests, has this week received glowing praise from the government.
In a statement released by Westminster detailing the government's new strategy for housing, SAFEagent, which launched to much acclaim in May, was described as a scheme which is driving up industry standards.

It was also stated that many landlords and tenants often do not realise the benefits of choosing a letting agent that is covered by the client money protection initiative.

“The SAFEagent scheme promotes consumer awareness of the issue and helps them to identify agents with protection, through the SAFEagent badge," the document noted.
“It shows how much can be achieved quickly and cheaply through simple and effective ideas driven by industry not the government.”

Since the scheme came into force, housing minister Grant Shapps has been extremely vocal in praising what SAFEagent is doing and has encouraged more letting and property management companies to sign up.

John Midgley, chair of the SAFEagent Steering Group, said that the governments continued backing was a "fantastic endorsement" of SAFEagent and he thanked Mr Shapps for his support throughout the past few months.

“We’re delighted that the government recognises that the industry can generate and implement proactive, innovative ideas which are in the interest of the consumer rather than relying on imposed regulations which would lead to further red tape and cost," he stated.

“SAFEagent is a simple and sensible approach to raising consumer awareness of Client Money Protection and it’s one that is working."

At present more that 1,600 agents and management firms have joined the scheme but Mr Midgley urged more to make a positive difference to the industry by joining up.

This September Lord Taylor of Holbeach, a Conservative peer and House of Lords whip, said he was "delighted" the government was endorsing SAFE and added that consultation is in place to make such protection initiatives a statutory requirement for all agents.

Landlord and Tenant News

Social Life and Good Schools Stabilise Property Values

2011-11-20T08:37:00.000Z

A good range of local pubs or eateries coupled with quality local schools is the driving force behind solid house prices in most regions, say the people behind first-time buyer news site FirstRungNow.com.

Helen Adams, managing director of the website, believes that being able to wine and dine locally in a hip and trendy setting gives a great boost to property values.
She said: "Schools are important and people do move to areas for schools, but also if there's a thriving social life - restaurants, cafes and bars - that can also keep prices up too."

Ms Adams added that smaller towns and regions that have good commuter links to big cities such as London will always perform well no matter what the market conditions are at the time.

With that in mind, it is probably advised that those planning on purchasing a property check out the quality of the pubs and restaurants, while those of you looking to buy a pub should investigate the area's local amenities, schools and transport links.

Gastro pubs in particular remain a sound investment, with the All Party Parliamentary Beer Group stating last week that food sales are good way for any licensed premises to make money.

London House Price News

London Property Prices Leads UK Property Market

2011-11-14T15:49:00.000Z

London is the city that leads the way with property prices, says one mortgage expert.Catherine Hearnden, director of brokerage site MyMortgageDirect.co.uk, said that when property values in the nation's capital change, the rest of the country tends to follow suit.

"I think it is wise to look at London as a guide to what is going to happen," she commented.However, she stressed that the future remains unclear and much depends on availability of employment and interest rates.

She added that mortgage lending is also improving, with banks and building societies now offering affordability multiples that are as good as they have "been for ages".
Her comments come in the same week, Nationwide announced that house prices increased by 0.4 per cent in October and are now 0.8 per cent higher than they were in the same month in 2010.

The average UK house value now stands at £165,650, although London properties are in most cases significantly higher.

Despite this, David Warren, senior sales negotiator at Paramount, stated that the market has changed slightly in the past few years and the capital maybe does not have the same bearing nationally as it once did.

“I do think that the capital generally guides the rest of the UK property market but it doesn’t seem to have been the same over the last couple of years," he said.
"Whilst we have seen busy periods since 2009 and a shortage of stock which has meant prices have risen by 20 per cent, it doesn’t seem to be the same across the markets outside London.

"I think this is due to the amount of cash in London, we are finding that at least 50 per cent of our transactions are being agreed to cash buyers and a large proportion of these buyers are parents from the UK, mainland Europe and Asia.

"People think London is a safe market. Where buyers outside London tend to be buying more traditionally with a mortgage, finding the deposit for these is hard in these tough times”.

London Property Market News

Nokia Launching Free WiFi In Central London

2011-11-11T11:59:00.000Z

Nokia has set up 26 hotspots to support the service and these are largely concentrated around West End shopping areas. Victoria, Marylebone and Westminster will also get access points. The firm said people would not need to register or sign in to use the wi-fi.

From today until the end of 2011, the public will be able to use the high-speed service in certain parts of the city courtesy of the phone firm.If the two-month trial is deemed a success, the Finnish company plans to turn it into a fully fledged free wi-fi service early in 2012.

The initiative is one of many that will eventually see London dotted with hotspots offering free net browsing.

Free wi-fi is widely already widely available in London but it tends to be via solitary access points in shops and hotels. In addition some ISPs, such as BT, give their subscribers free wi-fi via their own-brand wireless services.

The fragmented nature of existing services has led the Greater London Council to encourage boroughs to set up free wi-fi along the busiest streets. Projects for wi-fi in Westminster, Kensington & Chelsea as well as Hammersmith & Fulham and other regions are believed to be in the closing stages of negotiation.

There are also ongoing talks to put wi-fi on London tube stations so passengers can browse the web while they wait for a train.

There is also a plan to provide free wi-fi in and around London for the 2012 Olympics to help visitors and tourists find their way around and to make it easier for the sights and sounds of the games to be shared.

BBC NEWS

Property Beats Banking for Value to UK Economy

2011-11-01T11:40:00.001Z

Covent Garden Flats & Houses For Sale & Rent: Property Beats Banking for Value to UK Economy: Commercial property adds more value to the UK economy than the banking sector, according to new research. A property data report by the Pro...

University Student Accommodation Landlords Will Feel the Impact of Increased Tuition fees

2011-11-01T10:31:00.003Z

It’s not just students feeling the effects of increased tuition fees. Landlord Assist is warning that hikes in university tuition fees will shortly be impacting the business plans of some buy-to-let investors.

University applicants are officially 9% lowers compared to this time last year. According to the University and College Administration Service, the number of applicants has fallen from 76,612 students for 2011 to 69,742 for 2112.

What does this mean for Landlords who depend on students to let their properties? Unsurprisingly with tuition fees rising to a staggering £9,000 per term, less students are applying to universities. This means demand for accommodation has dropped with current landlords having to further drop their monthly rental fees in order to attract cash strapped students. What’s more, this hike in tuition fees have seen more students applying to local universities, meaning they can study while living at home – sorry parents, you’ll stuck with them for a little longer!

It is still early days with many believing this surge in tuition fees will have to drop in order for universities to attract future students. Students only make up one part of the rental market with overall demand for property to let still at its highest for over a decade.

Student Accommodation Investment Difficult to Secure

2011-10-21T15:53:00.001+01:00

Banks are curbing lending to the UK's student housing property market as hikes in British university fees exacerbate grim conditions for real estate lending and leave the way open for new funding providers to enter the sector, reports Reuters.

Obtaining loans from banks such as Barclays and Royal Bank of Scotland has become more difficult in the last six months, several industry players told Reuters, forcing some developers to look elsewhere for backing.

"We expect some cities, especially those with an over-concentration of student housing, and some universities to be hit by next year's rise in tuition fees," Stewart Ward, head of the education sector at RBS Corporate and Institutional Banking, told Reuters.

While the bank has not reduced its overall appetite for the sector, it was pickier about which projects to back and was undertaking more due diligence on deals than before, Ward said.

Investors have stepped up interest in Britain's student accommodation sector in recent years, attracted by its steady occupancy numbers and rents, as the 2008 financial crisis knocked values and returns elsewhere.

Property News: King's Cross Station forecourt - A public space built to stand the test of time | Camden New Journal

2011-10-12T13:01:00.001+01:00

Property News: King's Cross Station forecourt - A public space built to stand the test of time | Camden New Journal

CB Richard Ellis Reports Rise in US Investors in London Property

2011-10-12T12:55:00.001+01:00

North American property buyers returned to the London real-estate market with gusto in the first half of 2011, but market watchers warn that their interest may not be enough to stop property values from falling in some areas.(reports the Wall Street Journal)

The U.K. commercial-property market has always been popular with foreign investors, and London is usually the hub of money inflows because of its size, liquidity and transparency. But North American investment fell off sharply in the recession of 2008 and 2009 as investors focused on the crisis in their home markets.

Investment picked up in the second half of 2010 and continued through the first half of this year. It isn't clear whether there will be much effect from the turmoil in European financial markets.

North American investors bought €3.07 billion ($4.19 billion) of property in Central London in the second half of 2010 and €1.88 billion in the first half of this year, compared with €173 million in all of 2008 and €1.56 billion in 2009, according to property-services company CB Richard Ellis.

This level of activity is still below that of the peak of the market in 2006 and 2007, when an average of €2.8 billion was invested on a six-month basis, said CB Richard Ellis associate director Iryna Pylypchuk. "However, those were exceptional levels, fueled by debt and not something to be repeated in the current equity-driven market," Ms. Pylypchuk said.

Non-European buyers have always been important for Europe. They invested €24 billion in commercial European real estate in 2010 and the first half of 2011. North American investors accounted for 55%, or €13.1 billion, of that, of which London received €5.1 billion, according to CB Richard Ellis. The majority of investment went into office buildings. The U.K. accounted for more than half of all European acquisitions by U.S. investors in the first half of 2011, CB Richard Ellis says.

Unite Student Accommodation Fund Delivers Robust Performance

2011-10-11T14:01:00.000+01:00

Student accommodation developer Unite has reported a 0.6% increase in net asset value in its UK Student Accommodation Fund for the third quarter of 2011.

The fund, which comprises 64 properties across 20 countries, was valued at £1.265 billion with a NAV of £0.842 per unit.

The company attributed the small hike in asset values to 1.2% growth in rents which offset the cost of the refurbishment of three blocks during the quarter.

Last month Unite announced is chief operating officer John Tonkiss is to leave the business in December following a management restructure.

Joe Lister chief financial officer at Unite, said: “The Fund has delivered another robust performance in the third quarter of 2011.”

Bloomsbury Farmers Market

2011-10-05T11:05:00.000+01:00

A new farmers’ market has opened in Torrington Square/Byng Place in Bloomsbury.

With something for everyone, it offers somewhere different for your lunchtime stroll, a place to do the weekend shop or a chance to grab a hot lunch with a difference.

Sausage sandwiches from the Giggly Pig sound like fun, or you might prefer slow-roast lamb. There will be plenty of other food of course: organic vegetables and fruit, free range and rare breed meat, spit roasts, pies, breads, cheeses, eggs and seafood.

This being a farmers’ market, you get to have a chat with the people who grow the food too.

Opening times

From 29 September the market will be open from 9am to 2pm on Thursdays for a trial period until the end of this year, after which it’s hoped it will become permanent.

London Home Owners Face Post Code Lottery on Rulings for London Olympics Short Term Lets

2011-09-29T13:11:00.002+01:00

Londoners hoping to rent out their homes during the Olympics are being warned they could be breaking the law and left facing a fine, reports the BBC

BBC London has uncovered stark variations in councils' positions on the practice.

Some have warned they will crack down on people renting out properties - but others have said it is not a problem.

The National Association of Estate Agents is calling for a review of the law on short term lettings.

But at the moment Londoners face a postcode lottery as to whether they can rent out their homes for the games.

Juzar Jeevanjee lives in Haringey, one of the areas where the council has said it will not crack down on people letting out their homes.

'Happy times'
He said: "Obviously there's a huge opportunity for earning extra money here with lots coming in for the Olympics who can't afford hotels.

"From what agents have told me, I could double or triple what I could get at the moment, so it could be happy times."

But Juliet Rowe, who lives in Westminster, would be in a very different situation if she wanted to rent out her apartment for a short period.

Westminster effectively bans short term lets of 90 days or under unless planning permission is obtained - but this is rarely given.

If she were to rent out her home anyway during the games, she could face a fine of £20,000 and even a criminal record.

Ms Rowe does not plan to do this - but said it was enormously disappointing.

She said: "It seems everything you try to do in this city you get told off.

"It's so expensive to live here - and it would be nice to make some extra cash.

"It's beyond frustrating."

Westminster Council told BBC London it was important to preserve the rental market for longer term residents.

London Property to Rent: Check size of university before investing in student housing

2011-09-23T15:49:00.001+01:00

Landlords looking to invest in student accommodation in London should do their homework before splashing the cash.

This is the advice from Stuart Cook, acquisitions manager at Freshstartliving.com, who suggested would-be landlords look at the size and type of university in a city and work out how many students would be looking for residences each academic year.

"Our research has found that there was a shortfall of accommodation for students in all cities across the UK, with around 100,000 units needed urgently. So long as the investor invests in a property close to the university with good transport links, they will be able to let it and see a good return," he noted.

Such property has, in the past, been "highly lucrative", meaning it was harder for landlords to secure.

"But the recession and increasing demand have changed much of that. Student accommodation is now a highly sought-after commodity," Mr Cook added.

London Property to Rent

Bloomsbury Commercial Property Popular Investment

2011-09-21T17:57:00.001+01:00

The British Council for Offices has said that central London is still a prime area for commercial property owners to invest in as it remains the most popular area for companies to base offices.

Richard Kauntze, chief executive of the BCO has told of his belief that central London property is performing well currently and is very desirable to companies looking for office locations. However, he also said that once you leave the confines of the circle line prospects do tend to spiral somewhat.

Mr Kauntze pointed to buildings such as The Heron Tower and The Shard which are both steadily filling up with companies as examples of success.

He said: “The area between the City and the West End was a neglected area. That is changing, not least because rents in more traditional parts are so high and there have been some good development opportunities. I think you will see the character and the range of office offers within those areas continue to develop as the market picks up.”

St Giles, Bloomsbury and Holborn all said to be in positive territory, and parts of the City of London and the West End are bucking previously negative trends to become highly desirable locations for commercial property.

University Student Accommodation Investment

2011-09-19T13:18:00.000+01:00

Landlords hoping to invest in student accommodation in London have been offered advice on where to look.

David Lawrenson, property letting expert and owner of LettingFocus.com, pointed out that student letting is a sub-set of the market and has unique features.

"It's a good time to be a student landlord on the whole. One of the key things to look out for on the student market [is that] you have got to get the kind of property that is in demand for students," he noted.

"[It has got to be] in the right area and it has got to be [at] the right time as well because students only look at certain times of year - and that varies by university."

While the majority of first-year students will have been assigned university accommodation by this point, there will still be a number of older students looking to find property to rent in London and in their own university towns.

"One of the key things to be careful of with student lets is that with rising fees coming in, you have to look at the level of demand coming in for that particular education institution where you are buying, because some places are in less demand than others," Mr Lawrenson posited.

"With introduction of fees for students and the increase in cost of university [it] has focused minds a bit more about which university to go to, so look at the level of demand coming through for that particular university."

This may not be the same level of demand that landlords were expecting, but it helps to know the limitations of the local rental market.

Another thing to look out for, according to the expert, is that large companies do not come into an area and build university accommodation blocks that "soak up" most of the student demand.

"If you're not careful you could end up in an area which becomes oversupplied," Mr Lawrenson warned.

His advice came after research from Lloyds TSB revealed the average house price in new university towns has risen by 70 per cent since 2001.

London Property to Rent

MPs and Peers form cross party group on Private Rented Sector

2011-09-14T12:35:00.002+01:00

The RLA reports that forty-eight Members of Parliament and Peers from across the political parties have today established a new All Party Parliamentary Group for the Private Rented Sector.

The Group will aim to inform policy better towards private rented housing at a time when changes to housing benefit, regulatory issues and the increasing demands being placed on the sector are highlighting the growing significance of private rented housing.

Speaking ahead of the Group’s formation, Conservative MP for Poole, Robert Syms who has led on forming it said:

“With waiting lists for social housing continuing to increase and home ownership remaining difficult for many, private rented accommodation is becoming increasingly important to meeting the UK’s housing needs.The establishment of this All Party Group will enable MPs and Peers from all parties to engage directly with landlords and tenants to consider issues of importance and where appropriate, agree on recommendations for action by government. ”