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Did you wish you'd had more property research before making your offer?
When I was buying my first home, I spent hours Googling the postcode, checking flood maps, looking up sold prices, reading about the area — basically trying to find anything that might give me a nasty surprise later. It was exhausting and I still wasn't sure I'd covered everything. My solicitor's pack eventually answered a…
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Should I be worried about this ? (Water Report)
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What rights do tenants have when renting a room from a landlord with a shared ownership?
I’m trying to understand my situation and would really appreciate some legal insight (UK – England). I am considering renting a room in a flat from a landlord who does not live in the property. The landlord is on a shared ownership scheme, and is renting out both rooms in the flat to two separate tenants. From what I’ve…
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Rent increase due to Iran.
Hi all. My landlord is wanting to increase my rent from £900 to £1100 (22%) and is blaming it on Trump and Iran. I think it’s a very high increase. Is there anything I can do? Thanks!
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Court eviction claim - help
Hi all, I’m looking for some advice. I received a Section 21 notice that expired in February 2026. The landlord has now applied to the court using the accelerated procedure. We informed the landlord and letting agent that we were in the middle of selling our house and buying another. The process has taken longer than…
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AML payments
I recently saw this on an estate agent listing - can't remember having to pay this when I brought and sold about 3 years ago? Aml Procedure - To comply with anti-money laundering regulations (AML) all estate agents must be registered with HMRC. Gowland White complies with this legislation by using an online AML risk…
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How much should I budget for removal costs with packing service?
Does anyone have any recent real example costs for moves by well established national removal firms (e.g. Pickfords) with a full packing service and insurance please? We may downsize / relocate to 3 bed in a city 40 miles away in NE England. Just two people and we do not have a huge amount of stuff (e.g. one bed, no…
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LPL Conveyancers Due to exchange but file 'to be signed off'
Im on tenterhook today, my exchange is imminent but my FTB in the chain have their file 'with the compliance team for final sign off' god knows how long that takes? Anyone got any clue? AI seems to think 7-10 working days which will be the end of me if it is! Everything is ready, funds received etc. Just no idea how long a…
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Adding Wife To Title Deeds
Hi, what would be the process for adding my wife to the title deeds of my house? Can I DIY using forms from Land Registry or would it be better to pay a conveyancing solicitor? We would be tenants in common and it may not be a 50/50 split.
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Stamp Duty on a House Bought by an Unmarried Couple (our only property)
Hi. I'm trying to calculate the stamp duty on various properties my partner and I are looking at. The official government calculator can be found here: https://www.tax.service.gov.uk/calculate-stamp-duty-land-tax/ ..but I'm finding one of the questions really unclear and I'd really appreciate someone who knows this better…
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Harassment and Unlawful Entry by Housing Employee
Hi, I’m looking for some legal guidance regarding my housing association. I’ve been decanted for around two months due to repair works following a leak and water damage to my bedroom wall and ceiling that originally occurred in 2022. The issue only reached stage two of the complaints process in 2024, and works have only…
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Renters rights act /section 8 notice
Hi , apoligies if this has been covered before ,but trying to get clarification on the section 8 notice period : obviously we have RRA coming imminently . we have a tenant in a property on one year which ends in theory on 1 feb -2027. under RRA that falls away and goes to 'rolling '.Fine . we genuinely wish to sell the…
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Land Registry questions
Hi everyone The Land Registry is here on our Forum to help answer its customers' questions. If you have a question pop it on here and it will do its best to help. Related on MSE: 50+ House Buying Tips Free First Time Buyers' Mortgage Booklet 2018 Remortgage Guide 2018 Ultimate Mortgage Calculator
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Looking for advice on a sewer easement and extensive garden works on a house we’re buying
Hi. Sorry for the long post. We’re in the process of buying a property built in 2007, and we’ve run into several issues with the rear garden. The garden is very large (around 30 metres wide) and sits on a natural slope. At the time the house was built, a wooden crib retaining wall was installed at the bottom of the garden…
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Selling - Can;t get Building Control Certificate for old works (>10 years)
Hi Everyone, A few different moving parts here so very grateful for any suggestions / out of the box ideas. We're selling our house - conveyancing has thrown up we didn't get a BC completion certificate for an extension we did 11 years ago (dunno why - we simply forgot to chase up). Lacking a certificate, it turns out it…
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Please help
Can any one tell me if the fence at the back is mine ,I own everything in red ,but it's staggered red at the back ,thankyou
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Desperate for help w. land registry / boundary issue delaying sale
Hi all, We are currently in the late stages of selling our house. Several months ago our buyers flagged a boundary discrepancy on our title plan. It shows that our boundary is encroaching into the neighbours garden, as well as partly through their house (we're end of terrace). The actual shape of the boundary is correct,…
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EPC misrepresented as A, actually a B
We are in the process of purchasing a new build which was advertised and represented to us during viewings as being A rated. We agreed a purchase price, which was partly driven by this rating. During the conveyancing process, we saw the EPC actually certifies the property as a B, albeit a high B. We gave the developer the…
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Claim refund on additional SDLT on second home after selling first home
Does anyone have experience in claiming refund for the additional stamp duty in this scenario? We are living in Property A. Mortgage is solely under my name. It is residential mortgage which requires me to use it as my main residence. We want to buy property B, which will trigger the 5% additional SDLT. With our joint…
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Buying a house that has no building regs or certificates for loft conversion or log burner
The house I'm buying has a loft conversion that was done before the current owners and the current owners installed the log burner. It was last sold in 2021. Loft isn't being used as a bedroom, has proper stairs and a window but is being used as a habital room. Log burner is newish, not sure when it was installed or who…
