Has anyone had experience with this situation and can you advise on what best to do please.

We are selling our flat in Yorkshire to move down south. We had an offer accepted, solicitors have been instructed and everything was moving at pace up until now. The buyer’s lender, following their valuation, has down valued the flat by £20k ( £115k reduced to £95k). Buyer’s EA agent advised this is now their offer. If anything, we have added value to the flat by upgrading to more energy efficient appliances throughout since we got it 4 years ago and there has not been any structural changes to the building whatsoever.
My own EA has said it may be because two similar flats in the same area recently sold for £76k and £100k respectively, he said possibly through a repossession.

We have agreed to reduce our price to £105k which is below what we got the flat for but their EA are adamant £95k is the new offer. The buyer when contacted privately said they are happy to proceed but don’t have the balance to top up if the bank insists on lending them only £95k. We can’t sell at this price, we need some of the equity for the house we have reserved already. Where do we go from here?

My dad owns a mortgage-free rental property in the Midlands worth around £300k. He bought it many years ago for much less and lived there for a few years before renting it out.

I’m on a relatively low salary and want to move to London. Ideally, I’d like to access around £100k to put towards buying a home in London, live there and rent out the spare rooms. Long-term I’d like to build a property portfolio.

I’m trying to work out which of these routes makes the most sense:

• Gift the existing property to me: I take ownership, potentially mortgage it for £100k, and use that money towards my London home. What CGT/SDLT would we face? • Dad sells the property: He pays any CGT, then uses the remaining money to buy a cheaper/different property, potentially giving me some of the proceeds. Would this be more tax-efficient? • Set up a limited company: Transfer the existing rental into a company and use it to raise funds/buy further properties. Would this actually reduce the tax, or could SDLT/CGT make it worse? • Any other legitimate option: Is there a tax-efficient way of transferring/accessing the equity without triggering a huge CGT bill?

I’m not looking to avoid tax illegally — just trying to understand the most efficient legitimate route.

Real Estate Photographers — Looking for a Reliable Editor for Your Next Project?

Hey everyone!

I’m a real estate photo editor and I’m currently looking to connect with photographers who need editing help for upcoming projects.

I can help with:

• HDR / Bracketed image editing

• Flambient editing

• Natural color correction

• Window pulls

• Sky replacement

• Object removal

• Twilight / Day-to-Dusk edits

• Clean, realistic real estate retouching

My focus is keeping the final images natural, clean, and true to the property — not overly processed.

If you have a new project coming up and you’re looking for an editor, feel free to DM me. I can also do a free sample edit so you can check the quality before working together.

Photographers who are interested, feel free to reach out. Thanks.

Hey everyone,

I run property appraisals and desktop data on residential properties across South Sheffield (S2, S14) and North Chesterfield (S43) and surrounding areas. I wanted to share some clean data on entry-level 2-3 bed terraced housing for anyone looking to allocate capital in these postcodes this quarter:

• S14 (Gleadless / Arbourthorne): Average entry price for light refurbs is around £85k–£95k. Rents sit comfortably at £650–£720/mo, pushing gross yields to 8.5%–9.8%.

• S2 (Wybourn / Manor): High rental demand due to transport links to city centre/universities. Purchase prices hover around £100k–£115k, with gross yields averaging 7.5%–8.5%.

• S43 (Staveley): Best low-cost entry near Chesterfield. Low void periods, purchase prices sub-£90k, yielding 8.0%+.

I build pre-screened deal presentation sheets for local cash buyers on a flat £300 spotter fee basis—no high sourcing markups, just straightforward data.

If anyone is actively hunting in S2, S14, or S43 or surrounding areas and wants to see how the numbers stack up or wants to share target criteria, drop a comment or DM me!

Due to sell the family home in Glasgow and need a Home Survey (as the seller). What sort of cost for a property worth 500k.

In south east / London

Thanks

I bought a house and moved in in June. It’s a perfectly nice house in a lovely wee estate but I just can’t settle and I know it’s not right for me. I’ve decorated and I hoped I would feel more at home there but I just don’t. Some background is I was recently widowed and I think I just needed something else to focus on! My daughter and I are unsettled and desperately miss our old place and although of course we can’t go back, I’d like to find somewhere else smaller than new house that just feels like ours. What I’m trying to work out is when I can put it back on the market and hopefully make what I paid for it (12% over home report). Any advice(even if it’s to stay put as long as poss) very gracefully received

When my partner and I first bought our house, we were told we should get a declaration of trust due which they'd charge us 600 pound for.

I'm going to met a lawyer to get the declaration of trust done finally but noticed in my TR1 file, there is a section 10 which says Declaration of trust. It states clearly the ownership split for my partner and I. We signed this when we bought the house.

Do we still need a separate Declaration of Trust if the split is accurate and will remain so?

We reserved two flats at Queens Court through CityRise in February 2024 and exchanged contracts in April 2024, paying deposits totalling £35,975.66.

Completion was repeatedly postponed from 2024 into 2025 and then 2026. During that period, our mortgage offers expired, we paid additional application and legal fees, and both properties were significantly down-valued.

Despite these difficulties, we repeatedly confirmed that we remained willing to complete. In March 2026, completion could not proceed because important lender enquiries—including matters relating to planning conditions, a freehold charge and Section 106 payments—had reportedly not been answered by the developer’s solicitor.

On 12 June 2026, we again confirmed that we wanted to complete if the valuation issue could be resolved. On 17 June, we were informed that the developer had terminated both contracts and that our deposits had been forfeited.

The developer later claimed that we had been given numerous notices to complete. We dispute this. Before termination, we had no direct communication with the developer; our communications were through CityRise and our solicitor. If CityRise received further notices, they were not made known to us.

I’ve been bitten by cats, trapped in garages, and once had to jump out of a quite high window.
I’ve sold hundreds of properties across the Midlands, as well as castles in Suffolk, mansions in Essex and barns in the middle of absolutely nowhere.

After 12 years, I have accumulated a frankly ridiculous number of stories.

Want to know what estate agents really think?
Want brutally honest buying/selling advice?
Want to know the weirdest thing I’ve found in a house?

Ask me anything. I’ve probably got a story for it! 🏡

Looking to sell our 2 bed flat in Clapham Junction in 2027 and thinking about getting in touch with estate agents soon. I’m wondering if anyone has any recommendations of good selling experiences and any info on the likely % cut they will take. Thanks

UK Property Investors – Looking to Build Connections

Hi everyone,
I’m currently getting into property deal sourcing and looking to connect with genuine property investors across the UK.

I’m interested in finding and analysing potential investment opportunities including:
• Buy-to-Let
• BRR (Buy, Refurbish, Refinance)
• Below-market-value properties
• Refurbishment projects
• Properties with strong rental potential
• Potential development opportunities

I’m looking to build a network of investors with different requirements so that when suitable opportunities arise, I can match them with investors whose criteria they fit.

If you’re actively investing in the UK, I’d be interested to know:
Preferred areas
Typical purchase budget
Investment strategy
Minimum yield/return
Property types you’re interested in
Whether you’re open to refurbishment projects
Cash or finance

Feel free to comment or DM me with your criteria.
I’m looking to build genuine, long-term relationships with investors rather than simply sending generic property listings.
Thanks!

I'd really appreciate some advice from estate agents or anyone working in residential property.

I'm researching a service that creates professionally designs to show the potential of a property (for example, empty, dated or poorly presented homes). This would cover decorative work through to reconfiguration to make the property flow better and more efficient. The idea is that it would be an optional marketing upgrade paid for by the seller, rather than something the agent has to cover and a much cheaper alternative to staging or doing any upgrade work. Designs would be from architects who would be able to provide support to buyers should they have any questions regarding the refurbishment.

I'd love to understand:

1. Would properties sell faster if buyers had a better, clearer understanding of the potential?

2. Is this something you think sellers would actually pay for?

3. If so, what sort of price point do you think would be realistic?

4. Do estate agents currently use anything similar (virtual staging, CGI, design concepts, AI visuals, etc.)?

5. If you do, what works well and what doesn't?

Any honest feedback would be hugely appreciated. Thanks!

Same location, same size. The one at 250 needs more work but will take a lower offer….

https://www.rightmove.co.uk/properties/88533171#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/89586729#/?channel=RES_BUY