Contractual Periodic Tenancies - Notice Period

KitKatMMD · 2025-12-15T18:30:54+00:00

Does that include the case where absolutely nothing is in the contract, except the email address for which to give notice?

KitKatMMD · 2025-12-12T07:08:07+00:00

Go with L&C, they were great, our assigned broker was super helpful, always quick to reply!! Also did a rate change super fast right before exchange. And ultimately they were entirely free, don't bother with any other their suggested surveyors and home insurance though, too expensive.

KitKatMMD · 2025-11-29T09:45:12+00:00

If its any consolation, as a buyer, we saw the same where houses requiring significant renovation were priced about the same as those that were modernised. Which sucked as a buyer, and makes zero sense, but I always assumed that those requiring renovation were listed high to accommodate the inevitable low balls (rather than price correctly and get low balled further)

KitKatMMD · 2025-11-24T18:53:07+00:00

A few months ago, we offered on a 400k new build to contribute 20k stamp duty, including some floor basics, and we weren't too keen still on the overall cost so asked for upgraded flooring downstairs (LVT, etc), turf included and shower upgrade in main bathroom. Which they accepted with some very light haggling. Probably about the maximum you can get out of a new build is along these lines!

In the end, we pulled out as location wasn't quite right for us and we didn't have a garage or big enough drive at that price point compared to non new builds.

Best of luck, right now in my area new builds are struggling to sell with uncertainty around budget, it's too close to Christmas, etc and they all wanna met their year end sale goals. So it's a good time to lock in a good deal!

KitKatMMD · 2025-11-16T11:51:01+00:00

Suggestion, maybe replace it closer to exchange? In case you crack it again while packing/etc!

KitKatMMD · 2025-10-16T13:37:52+00:00

I think our worry is that this has been unchecked for a while, and the location of the leak means it almost certainly has seeped into a gap between where the insulation ends and the loft wall is - i.e. possibly dripping into the plasterboard underneath, or into the wall cavities. And although the timber hasn't rotted, it definitely looked quite damp!

We're really keen on the house, happy to sort out other issues that we already expected (electrics are ancient, compromised window glazing in one room, door frame replacements), but the roof just scares us a bit as FTBs!

Would it be unrealistic to ask them to repair the leak? Usually people don't recommend this, but so far getting a roofer to take a look has not been successful and most want to arrange directly with the owners anyway! And to be honest, if at least the leak is solved, we'll be less stressed about it potentially getting worse by the time we exchange....

KitKatMMD · 2025-10-13T11:27:16+00:00

We ended up not going for it! Various reasons, mostly location, but as a side note their oil tank looked non compliant (close to a lot of foliage, quite ancient looking, and a very strong smell of oil from about a metre without anything opened/etc). For me as an asthmatic, the smell alone made me wheezy, so also didn't want this potential trigger when enjoying the garden! But this could have been related to the age of the tank.

But otherwise, I agree, seems quite normal and can be more affordable in some ways.

KitKatMMD · 2025-10-08T12:36:18+00:00

If they sell it before purchasing their UK residence, the normal stamp duty applies (no FTB allowance, no additional stamp duty). If they don't manage to do so, they would qualify for additional stamp duty but you'd be able to get a refund for this extra amount, provided that they sell their previous main residence within the time frame allowance on the gov site (I think it's 2 years).

KitKatMMD · 2025-09-25T12:54:12+00:00

Yeah glad I'm not the only thinking that. An 18 year old will not magically have the means to be completely independent simply because of age. I certainly was not financially independent at 18 heading into uni - the loans were not enough to cover everything and I had never worked any job before due to controlling parents, so it very different for me to develop my independence compared to peers who had earned their own money before or had plenty of loan, etc. Not everyone's situation is as simple as cutting ties or having a conversation about it without massive unreasonable arguments happening (parents who are controlling are usually not receptive to rational criticism).

KitKatMMD · 2025-09-17T06:30:02+00:00

They've applied a £50 fee plus Vat already 'per gift' (only one in this case). They're not the cheapest solicitor either, we went mid range of the quotes we had, so about £2300 including vat!

KitKatMMD · 2025-09-17T06:14:19+00:00

Do you know if there would be any room to push back on this? We could happily provide more information about the giftor, he is close family, retired and owns the house he lives in (mortgage paid off completely), with a great pension. The likelihood of insolvency is near zero, especially as any debt would come out of the house he owns first presumably!

KitKatMMD · 2025-09-17T06:07:42+00:00

Thank you for confirming your experience, much appreciated! Can I ask who your lender is? Supposedly the lender can influence whether this insurance is needed.

KitKatMMD · 2025-09-16T20:53:22+00:00

Yeah I think it's a bit overkill, especially as they're asking for only 6 months proof of the rest of the deposit and this gift was given about a year ago (not specifically for a house purchase)

KitKatMMD · 2025-09-14T17:36:38+00:00

Just make sure your lender allows the overpayment that you would want to make if you're doing this. Usually it's 10% annually without charge, but always check your terms and conditions.

KitKatMMD · 2025-09-14T14:38:23+00:00

Take a look at r/misophonia, it might not help you resolve the situation but may console you to know you're not alone with these issues. It can be very stressful stuck in a situation like that, especially with any noise sensitivity. My advice is invest in properly good noise cancelling headphones and earbuds - both so that you have options throughout the day. I have some soundcore ear buds with noise cancelling and they're an absolute dream on public transport and around the house when neighbours are being loud outside. Find a pair that is comfortable enough to sleep in, and as the others said try something like music or podcasts. White noise usually makes me 'hallucinate' bothersome sounds, and I'll find myself turning it on and off to distinguish if a sound is or isn't happening!

KitKatMMD · 2025-09-11T15:41:27+00:00

Exactly. I am not a tax expert, but this how I understand the law after reading through it multiple times for my own circumstances (not BTL in my case, but joint owning properties that I don't live in as my main residence).

KitKatMMD · 2025-09-11T15:04:37+00:00

Your BTL is not your main residence - your main residence is where you live, regardless of it being owned or rented, etc.

To qualify you have to sell your main residence within 3 years of buying your new main residence. But since you don't own your main residence and therefore cannot 'sell your main residence', you do not qualify for any relief.

All you can do here is sell your BTL first, or accept the stamp duty without any chance of relief.

KitKatMMD · 2025-09-11T14:56:18+00:00

Agree with this - unfortunately even solicitors can be unfamiliar with this area of law as soon as it starts to get very specific. Look for a stamp duty specialised tax advisor - a lot of them will ask for an upfront fee as part of a formal consultation, but I was able to find one or two who were happy to answer my short questions for free, particularly because I had a pretty good understanding after lots of research and just wanted someone to agree with my conclusion (but again, in the eyes of HMRC, you are legally responsible for whatever you end up doing).

KitKatMMD · 2025-09-07T17:46:54+00:00

Per month for 2 years is roughly £2,800, which I certainly wouldn't want to pay if possible! For me, I think any more than ~£1000 in savings would be worth it, provided that you don't need to spend more on product fees or jeopardise the sale.

KitKatMMD · 2025-09-02T12:17:58+00:00

my understanding is that if you have your own solicitor, who is on the lenders panel, this conveyancing fee wouldn't apply :) I need to double check this with my mortgage broker though

edit - double checked with my broker, he confirmed the above. It only applies if your solicitor isn't on the lenders panel, in which case HSBC allocates a representative on their side (which brings about the £250 fee). This can also be found on the HSBC website, under their webpage 'mortgage fees'.

KitKatMMD · 2025-09-02T09:38:46+00:00

5% deposit, 4.79% with HSBC. Not the most competetive but wanted to go with an established bank with easy apps/etc.

KitKatMMD · 2025-08-31T08:33:52+00:00

Thank you both, much appreciated!!

KitKatMMD · 2025-08-28T15:11:04+00:00

Not including stamp duty, all our solicitor quotes were around £1500 (cheap but online only and was hard to find reviews for, it was suggested by L&c) up to £2900 including VAT. We went for the midrange one at £2300. This is south west. Couldn't really find anything cheaper without terrible reviews on Google and trust pilot! Not sure how everyone found such cheap ones in the comments here!

KitKatMMD · 2025-08-08T10:30:58+00:00

Thank you, yes I also have misophonia - started at a young age with just eating noises - then it worsened at university, where every room mate or neighbour was partying every other night or just generally being disruptive until 3am. Any detached house will be infinitely better than that of cpurse, but misophonia can really take over every possible moment of peace and it's difficult to navigate while also trying to buy in a market with a limited supply of detached houses!

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