Question 1

How do I start searching for a home on FindMyHive?

Accepted Answer

Enter a town, postcode or station in the search bar, then filter by price, bedrooms, property type, tenure and keywords. You can draw a custom area on the map or search by travel time. Save the search to get alerts when matching homes are listed or reduced, and save individual properties to a shortlist. Searching and enquiring are free — you only need an account for saved searches and alerts.

Question 2

What is a mortgage in principle and do I need one?

Accepted Answer

A mortgage in principle (also called a decision or agreement in principle) is a lender's written indication of how much it would lend you, based on a soft credit and affordability check. It is not a binding offer. Most estate agents will ask to see one before putting your offer to the seller, because it shows you are a credible buyer. They typically last 60 to 90 days and can be renewed.

Question 3

How long does it take to buy a house in the UK?

Accepted Answer

From offer accepted to completion usually takes 12 to 16 weeks in England, Wales and Northern Ireland, and often longer for leasehold flats where the freeholder must supply a management pack. Delays commonly come from searches, mortgage valuations, and chains. Scottish purchases are frequently faster because the offer becomes binding once missives are concluded, so the process is less prone to collapse.

Question 4

What is the difference between freehold and leasehold?

Accepted Answer

Freehold means you own the building and the land it stands on outright, indefinitely. Leasehold means you own the right to occupy the property for a fixed term granted by a freeholder, and you usually pay service charges and, on older leases, ground rent. Most flats in England and Wales are leasehold. Scotland has effectively no residential leasehold; ownership is normally outright. Every FindMyHive listing states the tenure.

Question 5

Do I need a survey when buying a house?

Accepted Answer

A survey is not legally required, but it is strongly advised. A mortgage valuation only protects the lender, not you. A RICS Level 2 Home Survey suits most conventional modern homes, while a Level 3 Building Survey is better for older, unusual or extended properties. Typical costs range from a few hundred pounds to over a thousand. Findings can justify renegotiating the price or withdrawing.

Question 6

What is gazumping and is it legal?

Accepted Answer

Gazumping is when a seller accepts a higher offer from another buyer after already accepting yours. In England, Wales and Northern Ireland it is legal, because nothing is binding until contracts are exchanged. You can reduce the risk by moving quickly, asking the seller to take the property off the market, and considering a lock-out agreement. In Scotland it is rare, as concluded missives create a binding contract.

Question 7

How much deposit do I need to buy a home?

Accepted Answer

Most lenders want at least 5% of the purchase price, but 10% or more usually unlocks materially better interest rates, and 25% typically reaches the best-priced products. You will also need funds for Stamp Duty or its devolved equivalent, legal fees, searches, a survey and moving costs. Budget for these separately — they are payable in cash and cannot normally be added to the mortgage.

Question 8

What is material information and why does it appear on listings?

Accepted Answer

Material information is anything a reasonable buyer or renter would need to make an informed decision. Under the Digital Markets, Competition and Consumers Act 2024 and consumer protection rules, omitting it can be an unfair commercial practice. FindMyHive listings therefore show price, tenure, council tax band, EPC rating, and, where supplied, lease length, service charge, ground rent, parking, heating, building safety and known flood or accessibility issues.

Question 9

What happens at exchange of contracts and completion?

Accepted Answer

At exchange, both parties sign identical contracts, your solicitor pays over the deposit, and the sale becomes legally binding — pulling out after this point normally means losing the deposit. Completion is when the balance is transferred, ownership passes and you collect the keys. The gap between the two is usually one to four weeks. Buildings insurance should be in place from exchange, not completion.

Question 10

Can I buy a property in Scotland the same way as in England?

Accepted Answer

No, the process differs. Scottish sellers provide a Home Report containing a single survey, energy report and property questionnaire before marketing. Properties are often advertised at "offers over" a figure, and buyers submit sealed bids by a closing date. A solicitor makes the formal offer, and once missives are concluded the deal is binding much earlier than in England. Land and Buildings Transaction Tax replaces Stamp Duty.

Question 11

How do I list my property for sale on FindMyHive?

Accepted Answer

Register an account as a private seller or as an estate agent, complete identity and, for agents, business verification, then create the listing. You will be asked for the asking price, tenure, council tax band, EPC rating, photographs, a floorplan and the material information buyers need. Listings appear in search results, on the map and in saved-search alerts once published, and you can edit or withdraw them at any time.

Question 12

How do I decide on an asking price?

Accepted Answer

Start with sold prices for comparable homes on the same street or estate over the last twelve months, then adjust for condition, floor area, outside space and tenure. Use FindMyHive's valuation tool and area insight as a sense check, and get two or three agent valuations. Pricing slightly ahead of the market rather than far above it usually attracts more viewings and a faster sale.

Question 13

Do I need an EPC to sell my home?

Accepted Answer

Yes. You must have commissioned a valid Energy Performance Certificate before marketing a property in England, Wales, Scotland or Northern Ireland, and the rating must be shown in the advertisement. EPCs are valid for ten years, so an existing one may still be usable. An accredited domestic energy assessor produces it. In Scotland the EPC forms part of the Home Report.

Question 14

How long does it take to sell a house?

Accepted Answer

Finding a buyer typically takes six to ten weeks, though this varies sharply by area, price bracket and season. Conveyancing then adds a further twelve to sixteen weeks. Homes that are realistically priced, well photographed and legally prepared — with the title, leasehold pack and forms ready before marketing — consistently sell faster and are less likely to fall through.

Question 15

What is the difference between sole agency and multiple agency?

Accepted Answer

Under sole agency, one agent has the exclusive right to sell for an agreed period and charges a lower fee, usually around 1% to 1.5% plus VAT. Multiple agency lets several agents compete, with only the one who introduces the buyer being paid, but fees are higher. Watch for "sole selling rights", where the agent is owed a fee even if you find the buyer yourself.

Question 16

What is the TA6 Property Information Form?

Accepted Answer

The TA6 is the standard form sellers in England and Wales complete for their conveyancer, covering boundaries, disputes, alterations, planning consents, guarantees, services, flooding, Japanese knotweed and more. Related forms cover fittings and contents (TA10) and leasehold details (TA7). Answers must be accurate — a knowingly false reply can lead to a misrepresentation claim after completion. Scotland uses the Property Questionnaire within the Home Report.

Question 17

Should I sell before I buy?

Accepted Answer

Selling first, or at least securing a buyer, makes you far more attractive to sellers and reduces the risk of losing a purchase. The trade-off is you may need bridging finance or temporary accommodation. Buying first without a sale usually means a broken chain risk or an expensive bridging loan. Many people accept an offer, then find a property while their buyer's conveyancing progresses.

Question 18

Can I sell a leasehold flat with a short lease?

Accepted Answer

Yes, but leases under about 80 years are harder to sell because many lenders decline them and the cost of extending rises once marriage value applies. Qualifying leaseholders have a statutory right to extend. You can either extend before marketing, or serve notice and assign the benefit of the claim to your buyer. Take specialist leasehold advice before deciding which route is cheaper.

Question 19

What is a property chain and what happens if it breaks?

Accepted Answer

A chain is a sequence of linked transactions where each sale depends on another completing. If one party withdraws or cannot obtain finance, the transactions behind them stall and everyone may lose survey, search and legal fees. Chain-free buyers such as first-time buyers and cash purchasers are therefore valuable. If a chain breaks, you can remarket, or in some cases use bridging finance to proceed.

Question 20

Do I have to declare problems with my property?

Accepted Answer

You must not misrepresent the property, and you must answer the seller's forms truthfully and completely. You are not generally required to volunteer every imperfection, but concealing known defects, disputes, flooding, subsidence or unauthorised alterations can lead to a claim after completion. Agents also have duties under consumer protection law to disclose material information. If you are unsure what to declare, ask your conveyancer.

Question 21

How much deposit can a landlord ask for?

Accepted Answer

In England, a tenancy deposit is capped at five weeks' rent, rising to six weeks where the annual rent is £50,000 or more. Wales applies the same caps under the Renting Homes (Wales) Act framework and the Tenant Fees Act. The deposit must be protected in a government-approved scheme. Scotland caps deposits at two months' rent. Northern Ireland caps them at one month's rent.

Question 22

What is a holding deposit and can I get it back?

Accepted Answer

A holding deposit reserves a property while checks are carried out and is capped at one week's rent in England and Wales. It must be repaid or put towards your rent or deposit within seven days of the agreement being signed. The landlord may keep it only in limited cases, such as if you provide false information, fail Right to Rent checks, or withdraw.

Question 23

What fees can a letting agent charge me?

Accepted Answer

Under the Tenant Fees Act 2019, agents and landlords in England and Wales can only charge rent, a capped tenancy deposit, a capped holding deposit, up to £50 for tenant-requested changes to the agreement, early-termination costs, and defaults such as replacing lost keys or late rent interest. Charges for referencing, inventories, renewals, credit checks or admin are banned. Report unlawful fees to your local trading standards team.

Question 24

Can my landlord still evict me with a Section 21 notice?

Accepted Answer

No. The Renters' Rights Act 2025 abolished Section 21 "no fault" evictions in England. Landlords must now use a specified ground under Section 8 and prove it to the court — for example serious rent arrears, anti-social behaviour, or an intention to sell or move a close family member in, each with its own notice period. Wales and Scotland already had comparable ground-based regimes.

Question 25

What is Right to Rent and does it apply everywhere?

Accepted Answer

Right to Rent requires landlords and agents in England to check that every adult occupier has lawful immigration status before granting a tenancy, using original documents, a share code, or an identity service provider. It applies only in England — not in Scotland, Wales or Northern Ireland. You cannot be charged for the check, and refusing to rent on grounds of nationality or race outside the scheme is unlawful discrimination.

Question 26

Can my landlord increase my rent?

Accepted Answer

In England, rent increases on periodic tenancies are made by a Section 13 notice, no more than once every twelve months, with at least two months' notice. If you believe the proposed rent exceeds the market rate, you can challenge it at the First-tier Tribunal, which cannot set a rent higher than the landlord proposed. Rental bidding above the advertised price is also banned.

Question 27

Can I keep a pet in a rented home?

Accepted Answer

In England you have the right to request a pet, and the landlord cannot unreasonably refuse. They must respond in writing, usually within 28 days, and may refuse only with a valid reason — for example a superior lease that forbids pets. Landlords may require you to hold pet damage insurance. Blanket "no pets" clauses are no longer enforceable in the way they once were.

Question 28

What repairs is my landlord responsible for?

Accepted Answer

Your landlord must keep the structure and exterior in repair, along with heating, hot water, gas, electrics, sanitation and drainage, and must ensure the home is fit for human habitation. Under Awaab's Law, hazards such as damp and mould must be investigated and remedied within set timescales. Report issues in writing and keep records. You remain responsible for your own damage and general cleanliness.

Question 29

What documents should I receive at the start of a tenancy?

Accepted Answer

You should get the tenancy agreement, a valid Gas Safety Record where there is gas, an Electrical Installation Condition Report, the EPC, the government How to Rent guide (England), deposit protection prescribed information within 30 days, and an inventory with photographs. Check smoke alarms on every storey and carbon monoxide alarms in rooms with a fixed combustion appliance. Keep copies of everything.

Question 30

How do I get my deposit back at the end of a tenancy?

Accepted Answer

Give proper notice, attend the check-out inspection, and compare the property against the signed inventory. Your landlord should return the deposit within ten days of agreeing the amount. Deductions can only cover genuine loss such as damage beyond fair wear and tear, unpaid rent or cleaning to the original standard. If you disagree, use the free dispute resolution service run by DPS, MyDeposits or TDS.

Question 31

What safety certificates do I need to let a property?

Accepted Answer

You need an annual Gas Safety Record (CP12) from a Gas Safe registered engineer where gas is supplied, and an Electrical Installation Condition Report at least every five years. Provide copies to tenants. You must also fit smoke alarms on every storey, carbon monoxide alarms in any room with a fixed combustion appliance, and ensure furniture meets fire safety regulations. Keep dated records of all checks.

Question 32

Do I need a licence to let my property?

Accepted Answer

You need a mandatory HMO licence for a house in multiple occupation with five or more occupiers forming more than one household. Many councils also operate additional HMO licensing or selective licensing covering all private rentals in designated areas. Always check with the local authority before letting. In Wales all landlords and agents must register and be licensed with Rent Smart Wales; Scotland requires landlord registration.

Question 33

How do I protect a tenant's deposit?

Accepted Answer

In England and Wales you must protect the deposit in an approved scheme — the Deposit Protection Service, MyDeposits or the Tenancy Deposit Scheme — within 30 days of receiving it, and serve the prescribed information on the tenant in the same period. Failing to do so can expose you to a penalty of one to three times the deposit and can block possession proceedings. Scotland has separate approved schemes.

Question 34

What is the PRS Database and do I have to register?

Accepted Answer

The Private Rented Sector Database, introduced by the Renters' Rights Act 2025, requires landlords in England to register themselves and their let properties, and to record key compliance information. Letting a property that is not registered can lead to civil penalties and can prevent you obtaining possession. Landlords must also join the PRS Landlord Ombudsman scheme, which gives tenants free, binding redress.

Question 35

How do I end a tenancy now Section 21 has been abolished?

Accepted Answer

You must serve a Section 8 notice relying on a statutory ground and, if the tenant does not leave, apply to the county court. Grounds include substantial rent arrears, breach of tenancy, anti-social behaviour, and the landlord's intention to sell or to house a close family member. Each ground carries its own notice period and evidential requirements. Never attempt to remove a tenant without a court order.

Question 36

What EPC rating does my rental property need?

Accepted Answer

Under the Minimum Energy Efficiency Standard, privately rented homes in England and Wales must currently reach at least band E unless a valid exemption is registered. The Government has confirmed a rise to band C for new tenancies from 2030, with existing tenancies following later. Plan upgrades such as insulation, glazing and heating controls early, as costs and installer availability tend to worsen close to deadlines.

Question 37

Do I need specialist landlord insurance?

Accepted Answer

Standard residential buildings and contents policies usually exclude letting, so a landlord or buy-to-let policy is needed. Cover typically includes buildings, landlord contents, property owners' liability, loss of rent and alternative accommodation. Optional extras include rent guarantee and legal expenses cover. Insurance is not legally compulsory, but mortgage lenders and leases almost always require buildings cover, and letting without it is a significant risk.

Question 38

What is Awaab's Law and how does it affect landlords?

Accepted Answer

Awaab's Law sets legally binding timescales for investigating and fixing serious hazards, particularly damp and mould, after a tenant reports them. Landlords must investigate within a set period, provide written findings, and begin remedial work promptly, arranging alternative accommodation where a home cannot be made safe. It began in social housing and has been extended to the private rented sector. Keep an auditable record of every report and response.

Question 39

Can I refuse a tenant who has children or claims benefits?

Accepted Answer

No. Blanket bans on tenants receiving benefits or with children are unlawful in England under the Renters' Rights Act 2025, and courts had already found such practices indirectly discriminatory. You may still assess affordability and references on an individual basis using consistent criteria. You must not require guarantors selectively in a discriminatory way, and advertising "no DSS" is prohibited on FindMyHive.

Question 40

Do I need my mortgage lender's consent to let?

Accepted Answer

Yes. Letting a property on a standard residential mortgage without consent breaches the terms and can result in the loan being called in. You need either consent to let, usually granted for a limited period, or a buy-to-let mortgage. You should also tell your buildings insurer and, for a leasehold flat, check whether the lease permits subletting and whether the freeholder requires notice.

Question 41

How do I register my agency on FindMyHive?

Accepted Answer

Create an account choosing the estate or letting agent type, then supply your company details, registered office, membership of a government-approved redress scheme, and, where you hold client money, evidence of Client Money Protection. We verify business identity before listings go live. Once approved you can add branches and negotiators, upload listings individually or by feed, and manage enquiries from a single dashboard.

Question 42

What is a redress scheme and do agents have to join one?

Accepted Answer

A redress scheme is an independent ombudsman that investigates complaints about agents and can order compensation. Membership is a legal requirement for all estate and letting agents in the UK. The approved schemes are The Property Ombudsman and the Property Redress Scheme. Agents must display their membership. Trading standards can issue penalties of up to £5,000 for failing to join, and FindMyHive requires evidence at registration.

Question 43

What is Client Money Protection?

Accepted Answer

Client Money Protection is insurance-backed cover that reimburses landlords and tenants if an agent misappropriates or loses money it holds on their behalf, such as rent or deposits. It is a legal requirement for letting agents in England and Wales handling client money, and agents must display their certificate in branch and on their website. Ask to see the certificate before instructing any agent.

Question 44

How much commission do estate agents charge?

Accepted Answer

High street sole agency fees typically run between 1% and 1.8% of the sale price plus VAT, with multiple agency higher. Online and fixed-fee agents charge a set amount, sometimes payable upfront whether or not the property sells. Always confirm in writing whether VAT is included, what marketing is covered, and whether photography, floorplans, EPCs and premium listings are extra.

Question 45

What fees do letting agents charge landlords?

Accepted Answer

Tenant-find only services commonly cost the equivalent of two to four weeks' rent plus VAT. Full management typically runs between 8% and 15% of the monthly rent plus VAT. Extras often include tenancy set-up, inventory, renewal, deposit registration and periodic inspections. Fees to tenants remain banned under the Tenant Fees Act 2019, so all legitimate costs are charged to the landlord.

Question 46

How do I complain about an estate or letting agent?

Accepted Answer

Complain in writing to the agent first and use their internal complaints procedure, which they must publish. If you are not satisfied within eight weeks, escalate free of charge to their redress scheme — The Property Ombudsman or the Property Redress Scheme. The ombudsman can award compensation. Separately, report banned fees, misleading adverts or missing material information to your local trading standards service.

Question 47

Must agents display their fees and memberships?

Accepted Answer

Yes. Letting agents in England and Wales must publicise their fees, whether they hold Client Money Protection, and which redress scheme they belong to, both in every branch and on their website and portals. Estate agents must not mislead about fees or tie-ins. Failure to display required information can attract financial penalties from trading standards, and repeated breaches can lead to a banning order.

Question 48

What is a tie-in period in an agency agreement?

Accepted Answer

A tie-in is a minimum term during which you cannot instruct another agent without still owing a fee. Twelve weeks is common, though shorter is often negotiable. Check the notice period after the tie-in, and be alert to "sole selling rights", which entitle the agent to a fee even if you find the buyer yourself, and to ready, willing and able purchaser clauses.

Question 49

Do agents have to carry out identity and anti-money-laundering checks?

Accepted Answer

Yes. Estate agency businesses, and letting agents handling rents at or above the relevant threshold, must register for anti-money-laundering supervision with HMRC and carry out customer due diligence on both sellers and buyers. Expect to provide photo identity, proof of address and evidence of your source of funds. Refusing these checks will prevent the transaction proceeding, as agents must report suspicions.

Question 50

How do I switch estate agents?

Accepted Answer

Read your agreement first to identify the tie-in, the notice period and any sole selling rights. Give notice in writing and ask the outgoing agent for a written list of buyers they introduced, to avoid paying two commissions later. Confirm the property has been withdrawn from portals, then instruct the new agent. If a dual-fee dispute arises, raise it with the agent's redress scheme.

Question 51

How do tradespeople join FindMyHive?

Accepted Answer

Register a trade account, choose your trade categories and the areas you cover, and supply your business details, qualifications, accreditations and insurance information for verification. Once approved, your profile appears in the public directory where homeowners can find you, view your verified customer reviews and contact you directly. You can also buy credits to receive matched job leads from people nearby who have described the work they need.

Question 52

How does the lead credit system work?

Accepted Answer

Homeowners post a job describing the work, location and timescale. Matching tradespeople are notified and can spend credits to unlock the customer's contact details and quote. Credits are bought in advance, and the number a lead costs reflects the type and scale of the job. Only a limited number of trades can buy each lead, so you are not competing against an unlimited field.

Question 53

How do I find a reliable tradesperson?

Accepted Answer

Search the directory by trade and postcode, then compare profiles, verified reviews and photographs of completed work. Check the business is registered where required — Gas Safe for gas, NICEIC or NAPIT for electrics, FENSA or CERTASS for windows. Ask for public liability insurance details, get written quotes rather than verbal estimates, and speak to a recent customer before committing to a large job.

Question 54

Are the reviews in the directory verified?

Accepted Answer

Reviews on FindMyHive can only be left by customers whose job was matched through the platform, and each published review is linked to that job. This prevents anonymous or fabricated feedback. Tradespeople can respond publicly to a review but cannot delete or edit one. If you believe a review is fake, defamatory or breaches our guidelines, report it and we will investigate.

Question 55

Do I need a Gas Safe registered engineer?

Accepted Answer

Yes. Anyone working on gas appliances, boilers or pipework in the UK must be on the Gas Safe Register — it is a criminal offence otherwise. Always ask to see the engineer's ID card, check the licence covers the specific type of work, and verify the number on the Gas Safe Register website. Landlords must obtain an annual Gas Safety Record for each let property.

Question 56

Who can carry out electrical work in my home?

Accepted Answer

Most notifiable electrical work in England and Wales falls under Part P of the Building Regulations, including new circuits and work in bathrooms. Use an electrician registered with a competent person scheme such as NICEIC, NAPIT or ELECSA, so the work can be self-certified and a compliance certificate issued. Otherwise you must notify building control in advance and pay for inspection. Scotland has equivalent requirements.

Question 57

Do I need planning permission or building regulations approval?

Accepted Answer

They are separate. Planning permission concerns what you build and how it looks; many extensions and loft conversions fall under permitted development, but conservation areas, listed buildings and flats have tighter rules. Building regulations concern how it is built and apply to most structural, electrical, drainage and heating work regardless of planning. Check with your local authority before starting, as retrospective consent is costly and uncertain.

Question 58

How many quotes should I get for building work?

Accepted Answer

Get at least three written quotes for anything substantial, and make sure each is priced against the same specification so they are genuinely comparable. A quote is a fixed price; an estimate is not. Be wary of unusually low figures, large upfront payments and pressure to decide immediately. Agree a payment schedule tied to completed stages, and retain a final amount until snagging is done.

Question 59

What insurance should a tradesperson have?

Accepted Answer

Public liability insurance is the essential cover, protecting you if their work injures someone or damages property; £2 million is a common minimum and many clients require £5 million. If they employ staff, employers' liability insurance is a legal requirement. Designers and specifiers may also carry professional indemnity cover. Ask for the certificate and check it is current before work begins.

Question 60

What can I do if work is defective?

Accepted Answer

Under the Consumer Rights Act 2015, services must be carried out with reasonable care and skill. Raise the problem in writing, give the trader a fair opportunity to put it right, and keep photographs, invoices and correspondence. If they refuse, you may claim a price reduction or the cost of remedial work. Paying by credit card over £100 can also give you Section 75 protection.

Question 61

How much Stamp Duty will I pay?

Accepted Answer

Stamp Duty Land Tax applies in England and Northern Ireland and is charged in bands on the purchase price, so you pay progressively higher rates on the portion above each threshold. Rates differ for first-time buyers, additional properties and non-residents. Because thresholds change at fiscal events, check the current HMRC calculator or ask your conveyancer for a figure specific to your purchase before you budget.

Question 62

What are LTT and LBTT?

Accepted Answer

Land Transaction Tax replaces Stamp Duty in Wales and is collected by the Welsh Revenue Authority. Land and Buildings Transaction Tax applies in Scotland and is collected by Revenue Scotland. Both work in progressive bands like SDLT but have different thresholds and rates, and both add a surcharge on additional dwellings. Wales has no first-time buyer relief; Scotland does. The tax is based on where the property is.

Question 63

Do first-time buyers pay Stamp Duty?

Accepted Answer

First-time buyers in England and Northern Ireland get relief up to a set purchase price, with no relief at all above an upper cap. Scotland offers a first-time buyer relief through LBTT. Wales has no equivalent relief, though its nil-rate threshold is comparatively high. To qualify, no buyer may have previously owned a residential property anywhere in the world, and the home must be your only or main residence.

Question 64

Is there a surcharge on second homes and buy-to-lets?

Accepted Answer

Yes. All three regimes add a surcharge on additional residential properties bought by individuals, and companies generally pay it on any purchase. The surcharge applies on top of the standard rates across the whole price. If you buy before selling your previous main home, you normally pay the surcharge and can reclaim it if you sell within the time limit set by the relevant tax authority.