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TA6 Flood Risk
Hi We are after some advice please. On the TA6 form question 10.2 asks has any part of the property( buildings,garden,land) ever been flooded? Can anyone advise if we answer yes to this as when it is really heavy continual rain we get water trickling down in three spots on the back wall in our cellar which has the pavement…
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SDLT Charge post April - already exchanged
Hello, wondering if someone can help. I have exchanged on a new build property valued at £200k. This was done in September. This is not my first purchase as sold a property in Jan 2024 which was a joint ownership/mortgage. My question is do I have to pay any stamp duty fee on completion which is pencilled in for end of…
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Being charged twice by solicitors
Hi, I am hoping someone can help me. I purchased a house in July last year that was freehold with a management company. As part of my solicitors fees, I was charged for Deed of covenant fee, Certificate of compliance fee and Notice of transfer fee. My solicitor has just got in touch to say that some fees were missed off my…
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Weird & confusing boundary wall question...
I am buying a house currently, and I want to put drive gates on my property and a 5ft fence the left side of my driveway off from next doors (left as I stand facing the house). Its about 6-7 meters down to my garage wall, but there is a weird looking wall between the house I am buying and the neighbours (who I think is…
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Accidental absent landlord, needing to sell at a distance
I 'inherited' (it's complicated) my parent's rental property, which I've never seen and which is two hours away from me. I need to sell, but really don't want to get tied up in doing much to the house. The tenants won't be able to buy it, nor can I sell it with them in situ, as their credit is poor, they've not been…
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Indemnity insurance in lieu of building regs cert
Quick question on one aspect of this - if you have indemnity insurance in lieu of building regs sign off for a bedroom in a loft conversion, can the property be marketed with that counted as a bedroom? i.e. marketed as a 2-bed but there is only 1 bedroom excluding the loft. I think the answer is no, as the insurance is…
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Missed out on Help to Buy bonus due to wrong procedure
I had £12,000 in my Help to Buy ISA account which I used to pay the deposit on my new home. Unfortunately, when I required the money to pay the deposit, I was not informed of the correct procedure for doing this. I therefore tried to withdraw the money from the account on my mobile banking app. At this point, a message…
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Offer accepted take off market?
Hello so our house is on the market 3/4wks now we have seen a house we love made an offer it’s been accepted I’m wondering if the agent will take it off the market or mark it as under offer? Bearing in mind we have not yet secured a buyer for our property? I’m asking as the seller of the house we want his agent has said to…
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Solicitor provided incorrect bank details - chaps payment missing
Hi guys, just after some advice if anyone can offer anything: I'm in the middle of buying a flat and nearing completion. The solicitors advised early on in the transaction (beginning October '24) that their bank account details can be found only in their T&C letter, and there's a disclaimer at the bottom of every email…
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Tenant contract and guarantor?
Hi, I am a private landlord in Wales who rents out one buy to let property. The couple who rent out my property have split up and the husband has moved out and has requested to take his name off the contract. The other partner wishes to remain in the property by herself and has requested her name to be on the contract. So…
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Stamp duty reclaim - if property owned/sold is not main residence
Hello, I'm wondering if there's anyone who has any experience with the following situation... My partner and I each owned a flat before we met - i moved into his flat over a year ago and am currently letting mine out. We have plans to buy a house together and sell both of our flats but the sale of my flat will likely take…
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My solicitor refused to draw up a retention rider for S20 work
I am currently in the process of buying a leasehold flat in London (freeholder is not the local authority). Unfortunately, it's stated in the management pack that there will be the much dreaded S20 work in the next two years which involves external redecoration and there will be an increase in service charge. However, the…
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Letting Agent not returning Tenants' Deposit
Dear Forum, I hope you can assist me with this issue. I have tried to provide as much relevant information as I can to give the fullest context possible: - I have 2 tenants who have been living in my flat since 2017 with their child. From 2017 to 2020 the 3 -year assured short hold tenancy was administered by a local…
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Sell or Rent
I have two properties, the one I live in (Scotland) and one I let in England. The one in Scotland is in a beautiful home and location overlooking the river and convenient for everything. However, my neighbour is a nightmare and will not contribute to common repairs and the roof is deteriorating rapidly. I have had an offer…
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Transfer of property from my husband and myself to my husband
Hi, My husband and I are joint owners (with no mortgage) of a flat that we rent to our son. We want the property to be owned by my husband only as he is a lower tax rate payer. Am I able to do this without using a solicitor?
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Seller wants me to do a survey before taking house off the market
As the title says the seller wants me to do a survey before taking the house off the market. The EA told my solicitor they will not accept viewings on the house but will "take down numbers" in case the sale falls through. Im a cash buyer so the seller doesn't have to worry about a mortgage application not proceeding. I'm…
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Selling in France help
I’m clueless and need advice. (I feel like my mum is being dishonest or not entirely truthful)My parents bought a property in France
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Changing names on the mortgage deeds
Hi all, having gone through an unexpected divorce 3 years ago, I couldn’t afford to get a mortgage by myself as I just retired, so my oldest son assisted me and became a joint owner. Allowing my 3 kids and myself to have a roof over our heads. I had to get a job and have been doing overpayments on my mortgage and have…
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Fire Risk Assessment - Deadlock
Hi all - looking for some advice as we have hit a deadlock in our property purchase. We are buying an ex-council, main-door maisonette. It's accessed via an open/external walkway. Our solicitors are saying that the lender (Barclay's) are demanding a fire risk assessment (FRA) before proceeding. The local authority say that…
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Help Please - S21
Tenant seeking advice please, I’ve been renting a property since January 2022 on a rolling contract, following an initial 12-month AST. The deposit was £1500, and I live with my two disabled daughters. A few days ago, my landlord called me to tell me that they will issue a S21 and want to sell the property by July / Aug,…
