Question 1

When does a property legally become an HMO?

Accepted Answer

In England, a property is a House in Multiple Occupation when it is rented out to three or more people from more than one household who share facilities such as a kitchen or bathroom. The exact definition can vary slightly between councils, so always confirm locally.

Question 2

Do I always need a mandatory HMO licence?

Accepted Answer

A mandatory HMO licence is required where the property is occupied by five or more people forming more than one household, regardless of the number of storeys. Smaller HMOs may still need a licence under additional licensing schemes operated by some councils.

Question 3

What is an Article 4 direction and why does it matter?

Accepted Answer

An Article 4 direction removes the automatic right to change the use of a property to an HMO without planning permission. In Article 4 areas you'll need planning consent as well as any licence — this is one of the first things we check when sourcing an HMO.

Question 4

What's the difference between C4 and sui generis HMOs?

Accepted Answer

A small HMO with three to six sharers usually falls within planning class C4. Larger HMOs with seven or more occupants are typically classed as sui generis and will need planning permission in their own right alongside licensing.

Question 5

What happens if I operate an unlicensed HMO?

Accepted Answer

Operating an unlicensed HMO can lead to significant financial penalties, prosecution and rent repayment orders of up to 12 months of rent. Insurance and mortgage conditions can also be breached, so getting this right matters.

Question 6

What are the current SDLT rates for a main home?

Accepted Answer

From 1 April 2025, residential rates in England are 0% up to £125,000, 2% between £125,001 and £250,000, 5% up to £925,000, 10% up to £1.5m and 12% above that. Each band is applied progressively — our calculator shows the band‑by‑band split.

Question 7

Who qualifies for first-time buyer relief?

Accepted Answer

First-time buyer relief applies where every buyer has never owned a property anywhere in the world, the purchase price is £500,000 or less and the property will be used as the buyer's only or main residence. Pay 0% up to £300,000 and 5% between £300,001 and £500,000.

Question 8

What is the 5% additional property surcharge?

Accepted Answer

If you'll own more than one residential property at completion — buy‑to‑lets, second homes, holiday homes — a 5% surcharge is added to every SDLT band. Our calculator shows the standard rate and the surcharge separately so you can see the impact.

Question 9

Can first-time buyer relief and the surcharge combine?

Accepted Answer

No. If the purchase triggers the additional property surcharge, first-time buyer relief cannot apply — standard rates plus 5% on every band are used instead.

Question 10

Are there any extra charges for non-UK residents?

Accepted Answer

Non-UK residents purchasing residential property in England usually pay an additional 2% surcharge on top of the standard rates and, where applicable, the additional property surcharge.

Question 11

What is a leasehold and how long should a lease be?

Accepted Answer

A leasehold means you own the right to live in a property for a fixed term — often 99, 125 or 999 years — under a lease agreement with a freeholder. As the remaining term reduces, so does the property's value; lenders typically want at least 70–85 years remaining at the end of a mortgage term.

Question 12

What is ground rent, and are the rules changing?

Accepted Answer

Ground rent is a periodic payment to the freeholder. Recent reforms have reduced ground rent on most new leases to a peppercorn (effectively zero), but older leases can still carry doubling or escalating clauses that lenders don't like. We'll help you spot these early.

Question 13

What are service charges and can they be challenged?

Accepted Answer

Service charges cover the cost of maintaining shared parts of a building. They must be reasonable and properly accounted for. If you believe they are unreasonable or the work hasn't been carried out, you can challenge them — ultimately through the First‑tier Tribunal.

Question 14

What should every tenant check before signing an AST?

Accepted Answer

Confirm the deposit will be protected in an approved scheme, the right-to-rent checks have been done correctly, who the landlord is and their contact details, inventory and condition of the property, and whether the agent is a member of a redress scheme.

Question 15

Can I extend my lease?

Accepted Answer

Most long leaseholders have a statutory right to extend their lease after two years of ownership. The process involves a valuation, a premium payable to the freeholder and a formal notice served under the 1993 Act. We can introduce specialist solicitors and valuers to run this for you.

Question 16

How do you charge for your services?

Accepted Answer

Fees depend on scope — a one-off consultation, ongoing sourcing, or a managed refurbishment project all look different. We'll always give you a clear written quote before any work starts, and never charge for an initial conversation.

Question 17

Do you promise returns on investment?

Accepted Answer

No. We never promise returns — any claim like that in the UK property space is a red flag. What we offer is a careful process, honest guidance and the right professionals around you to make a well-informed decision.

Question 18

Where do you operate?

Accepted Answer

We're based around London and the South East but our professional network extends across England. Confirm your target area with us and we'll let you know honestly whether we're the right fit.

Question 19

What does an initial consultation look like?

Accepted Answer

A free 20–30 minute call to understand your situation and goals, with no obligation. If you'd like to continue, we'll propose a clear next step with scope, timeline and fee.

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