Frequently asked questions

Work out what you can afford. Speak to a mortgage broker or lender for a mortgage in principle, which looks at your income, savings and outgoings and tells you your budget before you start viewing.

A broker can search many lenders to find the right deal. We work with First Xtra, an experienced, family-run mortgage broker — a free initial call is a great way to understand your options.

Typically around 8–12 weeks from an accepted offer to moving in, covering the mortgage, surveys and legal work. Chains, negotiations and slow searches can extend this, so it helps to instruct a solicitor early and keep your paperwork ready.

Check for signs of damp, cracks or disrepair first. Then think about layout, storage, natural light and ventilation. Test water pressure, look at windows and doors, and note the condition of fixtures. Spend time in the area too — transport, schools and shops matter as much as the house.

Tell us the amount and whether you’re a cash or mortgage buyer. We’ll ask for your mortgage in principle and your solicitor’s details, then put your offer to the seller in writing. Once accepted, the legal process begins.

Gazumping is when a seller accepts a higher offer after agreeing yours but before exchange. Moving quickly helps: instruct a solicitor straight away, have your mortgage ready and stay in close contact. Some buyers also use a lock-out agreement for extra security.

Beyond the deposit (usually 5–20% of the price), budget for any mortgage arrangement and valuation fees, Stamp Duty Land Tax where it applies, legal fees and searches, a survey, removals and buildings insurance (usually required by your lender). Setting these aside early avoids surprises.

We’d always recommend one. A RICS Level 1 (condition report) suits newer homes in good condition; a Level 2 (HomeBuyer report) is the most popular choice for conventional homes; and a Level 3 (building survey) is best for older, larger or altered properties. Your surveyor can advise which fits.

Your solicitor starts searches and checks the title, your lender values the property and issues a mortgage offer, and you arrange your survey. Once everything is in order you exchange contracts — the sale becomes legally binding and you pay your deposit — and then complete, usually a few weeks later, when you collect the keys.

Conveyancing is the legal transfer of ownership. Your solicitor raises enquiries, runs local and environmental searches, reviews the contract, handles exchange, transfers the funds on completion, pays any Stamp Duty and registers you as the owner with HM Land Registry. We keep in close touch with both sides to keep things moving.

A chain is a series of linked sales where each purchase depends on another. The longer the chain, the more chance of delays. First-time buyers and cash buyers aren’t in a chain, which can make their offers more attractive. Good communication between agents and solicitors is the best way to keep a chain together.

An Energy Performance Certificate rates a home’s energy efficiency from A (best) to G and estimates running costs. It must be available when a property is marketed. A better rating usually means lower bills — and the certificate lists improvements that could raise the rating.

Your deposit is paid on exchange of contracts, via your solicitor. It’s commonly 10% of the price, though with a mortgage it will match the deposit your lender requires (often 5–25%).

We visit in person and look at condition, layout, improvements and outside space, then compare with recent sold prices and live competition nearby. You get an honest figure and a clear pricing strategy — not an inflated number to win your instruction.

Professional photography and floorplans, listings on Rightmove, Zoopla and PrimeLocation, targeted social media and video content, and our own database of registered buyers. We also qualify every buyer’s position before viewings.

We do, at times that suit you — including evenings and weekends by arrangement. We give you honest feedback after every viewing.

We confirm the sale to both solicitors, check the buyer’s finances and then progress the sale actively — chasing searches, surveys and enquiries — so you always know where things stand until completion.

Yes. You need a valid Energy Performance Certificate before marketing begins. If yours has expired we can arrange a new one.

Yes. As well as traditional sales we can advise on auction routes and have a network of property investors, which can suit properties needing work or sellers who want speed and certainty.

Book a viewing, and if you like the home let us know as soon as possible. We’ll ask you to complete a short application, then carry out referencing — identity and Right to Rent, employment and affordability, a credit check and a previous landlord reference.

To reserve the property while checks are done you may pay a holding deposit of no more than one week’s rent. Once referencing is complete you’ll sign the tenancy, pay your first month’s rent and security deposit, and collect the keys after the check-in inventory.

Photo ID (passport or driving licence) and proof of your right to rent in the UK; proof of income such as your last three months’ payslips or, if self-employed, tax returns or accounts; recent bank statements; and contact details for your employer and current landlord. Having these ready speeds everything up.

Usually a few days to around two weeks. The biggest factor is how quickly referees respond — let your employer and landlord know they’ll be contacted.

Check the rent and payment date, the deposit amount and which scheme protects it, what’s included (bills, furniture), repair responsibilities, rules on pets and alterations, and the notice you need to give.

Since 1 May 2026, most new private tenancies in England are rolling periodic tenancies. Tenants usually give two months’ notice to leave, landlords can’t use “no-fault” evictions, and you can ask to keep a pet — which a landlord can only refuse for a good reason.

The security deposit is capped at five weeks’ rent (six weeks if the annual rent is £50,000 or more) and must be protected in a government-approved scheme within 30 days. You can’t be asked for more than one month’s rent in advance.

You must keep the property safe, compliant and in good repair. That means working smoke alarms on every storey and carbon monoxide alarms where there’s a fixed combustion appliance, an annual gas safety check by a Gas Safe engineer, an electrical inspection (EICR) at least every five years, and a valid EPC.

Tenant deposits must be protected in a government-approved scheme, you need to carry out Right to Rent checks, and you should give at least 24 hours’ written notice before visiting unless it’s an emergency. Keep clear records of rent, repairs and communication — they make any dispute far easier to resolve.

Rental law changes regularly (most recently the Renters’ Rights Act). A good agent keeps you compliant and handles referencing, rent collection and maintenance for you.

Before a tenant moves in you’ll need: a valid Energy Performance Certificate (rated E or above), a current gas safety certificate if there are gas appliances, a satisfactory EICR, working smoke and CO alarms, and Right to Rent checks on all adult occupiers.

You must also give tenants the required prescribed information, protect any deposit within 30 days, and provide the correct written terms of the tenancy. If the property is an HMO, check whether it needs a licence from the council. We’ll walk you through all of it.

Great marketing plus careful screening. We list on Rightmove, Zoopla and PrimeLocation, promote on social media, and use high-quality photos and clear descriptions to attract serious enquiries.

Every applicant is fully referenced — identity, Right to Rent, employment and affordability, previous landlord references and credit checks — so you can choose with confidence and stay on the right side of the law.

The agreement should set out the rent and when it’s due, the deposit and where it’s protected, who is responsible for what (repairs, bills, garden), rules on pets and alterations, and how either side can end the tenancy.

Since 1 May 2026 most new private tenancies in England are periodic (rolling) assured tenancies rather than fixed terms, so older templates may no longer be valid. We use up-to-date, legally compliant agreements.

The right rent depends on location, transport links, size, condition and features such as parking or outside space, as well as current demand. Pricing too high means longer voids; too low leaves money on the table.

We’ll give you a free rental valuation based on real local evidence. Remember that rent can now normally only be increased once a year, with at least two months’ notice, so it pays to set it correctly from the start.

An inventory is a detailed, photographed record of the property’s condition and contents at the start of a tenancy. It’s your key evidence if there’s a disagreement about damage versus fair wear and tear when the tenancy ends, and it makes deposit returns quicker and fairer for everyone.

Keep certificates up to date (gas annually, EICR every five years, EPC every ten), test alarms at the start of each tenancy, and carry out regular inspections so small issues are fixed before they become hazards. Under our managed service we track every renewal date for you.

Respond quickly, listen, keep written records and refer back to the tenancy agreement. Most issues are resolved by clear communication and prompt repairs. If a dispute continues, mediation or the deposit scheme’s free dispute service can help. Our management team handles tenant relations day to day.

Act early. Contact the tenant to understand what’s happened and whether a repayment plan is possible, and keep a record of every conversation. If arrears continue, take advice before serving any notice — the rules and grounds for possession changed in May 2026, and getting the paperwork wrong causes long delays. Rent guarantee insurance is worth considering.

Section 21 “no-fault” notices were abolished on 1 May 2026. Landlords must now rely on a specific legal ground — for example selling the property, moving in yourself or a family member, or serious rent arrears — serve the correct notice, and apply to court if the tenant doesn’t leave. Never try to remove a tenant yourself. We can guide you through the process and recommend specialist solicitors.

Budget for agency fees, insurance, safety certificates, maintenance and repairs, periods between tenants, and any licensing fees. Knowing these upfront — and having them managed properly — protects your yield.

It saves you time and stress. We handle referencing, rent collection, maintenance, inspections and compliance, with trusted contractors on call. It’s especially valuable if you have several properties, live further away, or simply want your investment looked after properly.