The free guides

The whole journey in plain English, with the numbers shown and the catches named. Verified against official sources, updated as the rules change.

Buying your first home, step by step

This is the whole process in England, from "can I actually afford this?" to keys in hand. It's written for first-time buyers and new investors buying a whole property in their own name, and it assumes you're smart but ha

How much deposit do you actually need?

This one's for UK first-time buyers and anyone buying their first investment property in their own name. The honest answer is "5% gets you in, but every extra 5% makes the mortgage cheaper", and there's free government m

Stamp duty, explained with real numbers

If you're buying a home or your first buy-to-let in England or Northern Ireland, stamp duty is probably the biggest single fee you'll pay, and the one most people get wrong when budgeting. This guide gives you the curren

Freehold vs leasehold (and the traps)

Buying your first home or first buy-to-let in England or Wales? This is the legal distinction that can quietly cost you tens of thousands. Here's what freehold and leasehold mean, the traps ranked by pain, and where the

What your solicitor actually does (conveyancing)

You've had an offer accepted. Now a solicitor takes over and, from the outside, nothing seems to happen for three months. This guide is for first-time buyers and new investors in England and Wales who want to know what's

Which survey to get (and what to do with it)

This one's for first-time buyers and new investors who've had an offer accepted (step 7 of the first-home guide) and are now staring at the word "survey" wondering which one to pay for. Short version: the survey is the o

Your first buy-to-let: the honest version

This is for UK first-time landlords who've heard property is a good earner and want the real numbers before committing a deposit. No hype, no shortcuts. Just how a buy-to-let actually works in July 2026, including the bi

Yield: the number everyone quotes and most get wrong

If you're looking at your first buy-to-let, "yield" is the number every sourcer, agent and Instagram guru will throw at you. This guide is for UK first-time investors who want to know what that number actually means, why

Buying at auction without getting burned

Auctions look like the cheat code for buying property: fast, transparent, sometimes genuinely cheap. This guide is for first-time buyers and new investors who've watched a few episodes of Homes Under the Hammer and are t

Below market value: what BMV really means

This one's for first-time buyers and new investors who keep seeing "BMV deal, £30k instant equity!" and wondering if it's real. Short answer: sometimes. Long answer: only if you know what "market value" actually means, a

The Renters' Rights Act: what landlords actually need to know

This is for first-time landlords in England trying to work out what actually changed on 1 May 2026, and what's still coming. The Renters' Rights Act 2025 became law on 27 October 2025, but it switched on in phases, and h

Every certificate and check a landlord legally needs

You've bought a place, you've found a tenant, and now you need the paperwork that keeps you legal. This is the full compliance checklist for letting a single residential property in England as of July 2026: what each thi

HMO licensing, explained before you buy one

HMOs (houses in multiple occupation, shared houses rented by the room) earn more per property than a standard single let. That's why every first-time investor eventually looks at one. This guide is for anyone in England

Making an offer (and negotiating it properly)

You've found a place you want. Now comes the bit where most first-time buyers, new landlords and new investors leave thousands on the table, or lose the property entirely by playing it wrong. This guide covers the Englan

What a house actually costs to run (the number nobody budgets)

This one's for first-time buyers, new landlords and anyone whose budget spreadsheet has one line on it that says "mortgage". The monthly payment your broker quotes you is usually only 60 to 70% of what the house actually

Section 21 is gone: how to actually end a tenancy in 2026

This guide is for landlords in England who need to end a tenancy now that Section 21 has been abolished. It covers the transition deadlines for old notices, the Section 8 grounds that actually matter to a small landlord,

Is buy-to-let still worth it in 2026? The honest maths

This one is for anyone sitting on the fence: landlords wondering whether to sell up, and new investors wondering whether the boat has sailed. We are going to weigh the genuine negatives against the genuine positives, the

The PRS landlord database: what it is and how to register

Every private landlord in England will soon have to register themselves and every rental property on a new national database, or lose the right to evict through the courts. This guide is for landlords and new investors w

Buy-to-let mortgages explained: ICR, stress tests and why deals get declined

This guide is for anyone applying for their first buy-to-let mortgage, or anyone who got declined and wants to know why. We cover how lenders actually decide what to lend you, with the real maths behind it. If you have n

Do I need planning permission for an HMO? Article 4 explained

This one is for anyone thinking about buying a house to run as an HMO, or converting a buy-to-let they already own. Whether you need planning permission depends almost entirely on one thing: whether the property sits ins

EPC C by 2030: what the Warm Homes Plan means for landlords

If you let residential property in England or Wales, the energy efficiency rules are about to get a lot tougher. This guide covers the law as it stands today, the confirmed government plan for EPC C by October 2030, and

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