Frequently Asked Questions Hub
- Buyer
- Saller
- Tenant
- Landlord
Buyer FAQs
Buying a Property – General
-
What is the first step when buying a property?
The first step is to assess your budget and obtain a mortgage Agreement in Principle (AIP), so you know how much you can borrow and can demonstrate financial readiness to sellers.
-
What is a mortgage Agreement in Principle?
A conditional indication from a lender showing how much they may be willing to lend, subject to affordability, credit and property checks.
-
How much deposit do I need?
Most buyers require between 5% and 20% of the purchase price, depending on lender criteria, mortgage type and credit profile.
-
What additional costs should I budget for?
Stamp Duty Land Tax (where applicable), legal fees, searches, surveys, mortgage fees, removals, and buildings and contents insurance.
-
What is Stamp Duty Land Tax (SDLT)?
SDLT is a tax payable to HMRC on property purchases in England and Northern Ireland above certain thresholds, with varying rates depending on buyer status.
-
Do first-time buyers get Stamp Duty relief?
Yes, eligible first-time buyers may benefit from reduced or zero SDLT up to specific thresholds, subject to current HMRC rules.
-
What is freehold ownership?
Freehold means you own the property and the land outright, subject to any mortgage or legal restrictions.
-
What is leasehold ownership?
Leasehold means you own the property for a fixed term and pay ground rent and service charges, while the freeholder owns the land and structure.
-
What is shared ownership?
Shared ownership allows you to buy a percentage of a property and pay rent on the remaining share, with the option to increase ownership over time.
-
What surveys are available?
Common surveys include a Condition Report, HomeBuyer Report, and Full Building Survey depending on the property’s age and condition.
-
How do I make an offer on a property?
Offers are usually made through the estate agent, verbally or in writing, confirming price, position and any conditions.
-
Is an offer legally binding?
No, in England and Wales offers are not legally binding until contracts are exchanged.
-
What does “subject to contract” mean?
It means no agreement is legally binding until contracts are formally exchanged.
-
Can I withdraw an offer?
Yes, you can withdraw at any time before exchange of contracts, though you may lose costs already incurred.
-
What is gazumping?
Gazumping occurs when a seller accepts a higher offer from another buyer after previously agreeing a sale with you.
-
How long does conveyancing take?
Conveyancing typically takes 8–12 weeks, but leaseholds, chains and legal issues can extend timescales.
-
What is exchange of contracts?
Exchange is when signed contracts are swapped, making the transaction legally binding and setting the completion date.
-
What is completion?
Completion is when funds are transferred, ownership changes, and you can collect the keys and move in.
-
Do I need buildings insurance before completion?
Buyers usually arrange buildings insurance from exchange of contracts, as they assume risk at that stage.
-
Should I use a mortgage broker?
Many buyers use brokers to access a wide range of lenders, handle paperwork and improve approval chances.
Seller FAQs
Preparing to Sell
-
When should I instruct an estate agent?
You should instruct an estate agent before marketing your property so they can prepare photos, marketing materials and compliance checks.
-
Do I need an EPC to sell?
Yes, you must have a valid Energy Performance Certificate (EPC) before marketing, subject to limited exemptions.
-
How do I decide the asking price?
The asking price is based on agent valuations, recent comparable sales, local demand and your timescales.
-
Can I sell without an agent?
Yes, but you will need to handle marketing, viewings, negotiations and sales progression yourself.
-
What documents will I need?
Documents typically include ID, title deeds, EPC, property information forms, leasehold information and warranties or guarantees.
-
How long does it take to sell a property?
On average it takes 2–4 months from listing to completion, depending on price, market conditions and chains.
-
Should I allow open houses?
Open houses can create competition and interest, but they are optional and may not suit every property.
-
Do I need professional photos?
Yes, high-quality photos significantly improve online listing performance and attract more viewings.
-
Can I refuse certain buyers?
You can choose which offer to accept, provided you do not discriminate on unlawful grounds.
-
Should I be present during viewings?
You may attend viewings, but many sellers prefer agent-led viewings so buyers can speak freely.
-
How do I evaluate offers?
Consider price, buyer funding, chain position, timescales and any conditions attached to the offer.
-
Can I accept multiple offers?
You may negotiate with multiple buyers, but you can only proceed to exchange with one buyer.
-
What are “best and final” offers?
A process where interested buyers submit their highest and final offer by a set deadline.
-
Can I withdraw after accepting an offer?
Yes, you can withdraw before exchange of contracts, although it may cause inconvenience and costs.
-
What is gazundering?
Gazundering is when a buyer reduces their offer late in the process, often just before exchange of contracts.
-
When do I instruct a solicitor?
You can instruct a solicitor when you decide to sell or once an offer is accepted.
-
What happens on completion day?
Your solicitor receives the sale funds, confirms payment, and the keys are released to the buyer.
-
When do I receive the sale proceeds?
You usually receive the balance of funds on completion day, after mortgages and fees are deducted.
-
Do I pay Capital Gains Tax?
Capital Gains Tax usually does not apply to your main residence, but may apply to second homes or investment properties.
-
Can I sell a tenanted property?
Yes, you can sell with tenants in place, but the buyer will take over the tenancy.
-
What is material information?
Material information includes anything that could influence a buyer’s decision, such as defects, restrictions or service charges.
-
Must I disclose defects?
Yes, you must answer property forms honestly and disclose known issues to avoid misrepresentation.
-
What if the buyer pulls out?
If the buyer withdraws before exchange, the sale falls through; after exchange, penalties usually apply.
-
Can I delay completion?
Completion can only be delayed by mutual agreement between both parties through solicitors.
-
What should I leave behind?
Leave items agreed in the fixtures and fittings form and remove anything not included.
-
Should I clean before completion?
It is good practice to leave the property reasonably clean and tidy, even if not legally required.
-
Is selling stressful?
Selling can be stressful due to chains and uncertainty, but good preparation and communication help reduce issues.
Tenant FAQs
Renting a Property in the UK
-
What checks must I pass to rent a property?
You will need to pass referencing checks, including credit history, employment verification, affordability, and Right to Rent checks.
-
How much deposit can a landlord take?
The deposit is capped at five weeks’ rent and must be protected in a government-approved scheme.
-
What fees can I be charged?
Under the Tenant Fees Act, landlords and agents can only charge permitted payments such as rent, deposit, and certain default fees.
-
How long is a tenancy agreement?
Most tenancies are Assured Shorthold Tenancies (ASTs) lasting 6 or 12 months initially.
-
Can I leave early?
You can only leave early if there is a break clause or the landlord agrees in writing.
-
What is a break clause?
A break clause allows either party to end the tenancy early by giving notice, usually after a minimum period.
-
Who is responsible for repairs?
Landlords are responsible for structure, heating, plumbing, and safety-related repairs.
-
Can my landlord enter the property?
Landlords must give at least 24 hours’ notice and obtain your permission except in emergencies.
-
Can my rent be increased?
Rent can only be increased if the tenancy allows it, usually at renewal or via a Section 13 notice.
-
What happens if I miss a rent payment?
You should inform the landlord immediately. Persistent arrears can lead to eviction proceedings.
-
Can I decorate the property?
Decoration usually requires written permission from the landlord unless specified in the agreement.
-
Can I have pets?
Pets are subject to landlord approval, which cannot be unreasonably refused.
-
Is my deposit protected?
Yes, deposits must be protected in a government-approved scheme within 30 days.
-
When do I get my deposit back?
Deposits should be returned within 10 days of agreement on deductions after the tenancy ends.
-
What deductions can be made?
Deductions can be made for unpaid rent, damage beyond fair wear and tear, or cleaning.
-
What is fair wear and tear?
Fair wear and tear refers to normal deterioration from everyday use over time.
-
Can I be evicted?
Eviction must follow legal procedures, usually through a Section 21 or Section 8 notice.
-
What notice must I give to leave?
Typically one month’s notice is required after the fixed term ends unless stated otherwise.
-
Do I need tenant insurance?
Tenant insurance is not compulsory, but it is recommended to protect your belongings.
-
Who pays the council tax?
Tenants are usually responsible for council tax unless the property is an HMO.
-
What should I do on move-in day?
Check the inventory, take meter readings, and report any issues immediately.
-
What happens at the end of the tenancy?
You return the keys, attend check-out, and agree on any deposit deductions.
Landlord FAQs
Letting & Managing Property in the UK
-
Do I need permission to let my property?
You may need consent to let from your mortgage lender and, if leasehold, permission from the freeholder or managing agent.
-
Is landlord insurance required?
Landlord insurance is not legally required but is strongly recommended to cover buildings, liability and loss of rent.
-
What safety checks are mandatory?
You must carry out gas safety checks, electrical safety inspections (EICR), install smoke and carbon monoxide alarms, and meet any licensing requirements.
-
Do I need an EPC?
Yes, a valid EPC is required to market a property, and it must usually meet minimum energy efficiency standards.
-
Must I protect the tenant’s deposit?
Yes, deposits must be protected in a government-approved scheme within 30 days and prescribed information served.
-
What is Right to Rent?
Right to Rent requires landlords in England to check the immigration status of all adult occupiers before tenancy starts.
-
What documents must I give tenants?
You must provide the How to Rent guide, EPC, gas safety certificate, EICR, deposit information and any licensing documents.
-
Do I need a licence to let?
Some properties require licences, such as HMOs or homes in selective licensing areas—check with your local council.
-
What is an HMO?
An HMO is a property shared by three or more unrelated people, often subject to extra safety rules and licensing.
-
Can I manage the property myself?
Yes, but you remain legally responsible for compliance, safety, documentation and tenant management.
-
How often can I inspect the property?
Inspections are usually allowed every three months with reasonable notice and tenant consent.
-
Can I increase the rent?
Rent increases must follow the tenancy agreement or legal process, such as a Section 13 notice.
-
What repairs am I responsible for?
You are responsible for the structure, exterior, heating, plumbing, sanitation and safety systems.
-
Can I refuse pets?
You can impose reasonable conditions, but should not apply an unfair blanket ban.
-
What if tenants stop paying rent?
You should follow an arrears process, attempt repayment plans and use the correct legal route.
-
When can I serve a Section 21 notice?
Section 21 can only be used if all legal requirements are met and is due to be abolished under new legislation.
-
Can I evict without a court order?
No, eviction without a court order is illegal and can lead to criminal penalties.
-
How long does eviction take?
Eviction can take several months depending on notice periods, court timescales and circumstances.
-
Do I pay tax on rental income?
Yes, rental income must be declared to HMRC and Income Tax paid on profits.
-
Can I deduct expenses?
Allowable expenses include repairs, agent fees, insurance and certain finance costs.
-
Should I use an accountant?
Many landlords use accountants to ensure accurate tax reporting and planning.
-
Is being a landlord regulated?
Yes, private renting is heavily regulated through national law, licensing and reforms.