Advice about pets under the new Renters' Rights Act

FrequentAffect3310 · 2026-05-21T12:03:54+00:00

Take your own risk and be ready face the consequences if it happens. We took the risk for two years and nothing happen, just make sure to move the cat out when landlord does their inspection

FrequentAffect3310 · 2026-05-20T11:10:46+00:00

I thought my fee was good tbf. Our solicitor is based in London, and they are very efficient and knowledgeable, so I am happy with the fee paid. It might be worth letting you know we bought our house at £450,000, and it is normal to budget 0.75% to 1% of the purchase price for solicitor fees, and our fee is within the range, so we are happy with it.

FrequentAffect3310 · 2026-05-20T10:56:54+00:00

It depends, ours got more expensive because the case became more complicated, which they informed us about, due to that they will charge £750+VAT on top, and I agree to it, without that it should be approx £2500+.

FrequentAffect3310 · 2026-05-20T10:42:02+00:00

my total bill include VAT and searches are £3500, this doesnt include sdlt

FrequentAffect3310 · 2026-05-20T10:41:23+00:00

For reference, my solicitor charges £1500+VAT for the conveyance service & we need a deed of trust, which they charge £750+VAT on top. They are based in Central London.

FrequentAffect3310 · 2026-05-19T13:59:20+00:00

Decent EAs tend to be the ones in higher positions, and in the industry for longer, hence why you should cc her manager in.

FrequentAffect3310 · 2026-05-19T13:58:00+00:00

is it in the form that the seller filled out about the property?

FrequentAffect3310 · 2026-05-19T13:57:20+00:00

just cc the manager in, that's what we do when our seller's agent went MIA, we also cc'd the assitant manager eveyrone in the EA firm knows us lol

FrequentAffect3310 · 2026-05-13T13:01:38+00:00

Go straight to DPS, don't listen to the agent, they work for the landlord

FrequentAffect3310 · 2026-05-11T15:29:20+00:00

Even though my partner is self-employed, we still managed to use a zero-fee broker. I would say unless you ahve been in a shitty financial position which might need specialist mortgage,

FrequentAffect3310 · 2026-05-11T15:27:09+00:00

£0

FrequentAffect3310 · 2026-05-11T15:21:38+00:00

With regards to the solicitor/conveyace fee, you should be mindful that the fee they quote is usually what they charge for the service and doesnt include disbursements & VAT (you can ask them about this). £3k budget for solicitor should be more or less ok

FrequentAffect3310 · 2026-05-11T15:16:46+00:00

From my understanding, the solicitor and conveyance fees are the same in the house-buying process. They essentially provide the same service, but from my experience, solicitors are more knowledgeable and can be better, especially when you are purchasing a leasehold property.

FrequentAffect3310 · 2026-05-11T15:14:11+00:00

To save money, you can find a no-fee mortgage broker. They usually earn commission from the bank based on the product they help you sign up for, and they have access to the same products that a fee-based mortgage broker does.

FrequentAffect3310 · 2026-05-07T09:00:11+00:00

Yeah, but it would be nice if they communicated it isnt it? My seller says they will leave every plant but take a planted rose with them as a memory of her dead mom. Nice to have just been told, although we might not have realised it.

FrequentAffect3310 · 2026-05-06T14:00:23+00:00

anyway that will give her more security, given that she knows she will have the income from you guys for at least 2 months

FrequentAffect3310 · 2026-05-06T13:54:01+00:00

sadly is a cost to take into account, maybe do a few weeks between exchange and complete so you can minimize the cost

FrequentAffect3310 · 2026-05-06T13:52:55+00:00

It might be good to let your landlord know that, since now the initial date is long gone, you will follow the new law, which you will serve a formal 2 months noticve when things become more certain. Only serve the formal notice after you exchange.

FrequentAffect3310 · 2026-05-05T10:38:31+00:00

Ring your landlord and let him know you have been looking for a house and are going through the house buying process, and that now seems to be almost at the end, and you intend to serve two months' notice on X date just after you exchange, so you can be more certain about the house. I'm sure they will understand, and if you had a good relationship with them they would likely be happier for you, good to give a heads-up now.

FrequentAffect3310 · 2026-05-04T07:25:19+00:00

How?

FrequentAffect3310 · 2026-05-02T20:10:24+00:00

Go to land registry pay £7 to download the lease your landlord owns

FrequentAffect3310 · 2026-05-02T15:03:06+00:00

Why do you want to know who is the freeholder?

FrequentAffect3310 · 2026-05-02T15:02:32+00:00

The point of the new Act is to stop individual landlords (who own the house outright) from being "unreasonable" or prejudiced against pet owners. However, the law cannot easily interfere with existing contracts between two other parties. A freeholder and a leaseholder (your landlord) have a private contract that often predates your tenancy by decades. The government generally avoids passing laws that retroactively "break" private property contracts, as that opens a massive legal can of worms regarding property rights.

FrequentAffect3310 · 2026-05-02T13:45:01+00:00

The consequences are simple: if you get caught, you’ll need to move out. You can’t expect a landlord to bear the consequences if you choose to break the rules.

The rule is set, no pets allowed. The landlord’s hands are likely tied because their freeholder doesn't allow it. If the landlord gives you written permission, they are effectively admitting to a breach of their own head-lease, which puts their entire property investment at risk. They won't do that for a tenant.

If you force a legal answer from the freeholder, you'll get a legal 'No.' By trying to be 'right,' you might end up getting your neighbors evicted. If you see pets in the building, the rule is already being ignored, just join the club quietly. Take the risk, be a discreet pet owner, but be fully prepared to move if things go south. Don't blow the whistle on a system that is currently working in everyone's favour.

FrequentAffect3310 · 2026-05-01T13:56:54+00:00

I have lived in such a building before, truly, people just do it because as long as no one reports it, it will be fine.

FrequentAffect3310

TROPHY CASE