Sell house with Japanese knotweed — your 2026 UK guide

Written and reviewed by the South Yorkshire Property Buyers team. South Yorkshire Property Buyers is the trading name of Bullseye Properties Ltd, Companies House registration 14869608, registered in England and Wales (incorporated 15 May 2023, previously Lord CNB Properties Ltd until the name change on 18 April 2024).
Last reviewed: 1 June 2026.

Which situation are you in?

Seven legally distinct cohorts arrive on a knotweed-and-sale page. Find yours and read the sections that match.

• A — The surveyor-shocked seller. Mid-chain, offer accepted, the buyer's RICS surveyor has flagged knotweed within seven metres under the 2022 Guidance Note. 14–28 days to exchange. Largest cohort by search volume.
• B — The TA6-caught seller. Exchange has happened, or is about to, and you realise you ticked No on question 7.8 when the correct answer was Not Known. Patarkatsishvili and Hunyak v Woodward-Fisher [2025] EWHC 265 (Ch) is now the touchstone authority on this exact misstep.
• C — The inherited-property executor. You live 50+ miles away, you have no treatment history, and you want a clean exit. Probate sales typically attract a smaller cash-route discount (8–12%) than chain-bound owner-occupier sales (15–20%).
• D — The buy-to-let landlord exiting the sector. Renters' Rights Act 2024 + EPC C + Section 24 mortgage interest restrictions + knotweed — the combined hit is forcing portfolio exits across South Yorkshire.
• E — The mortgage prisoner. Knotweed was found at remortgage. Your existing lender will continue but not extend; new lenders refuse. SVR sits at 8.0–8.5% versus best-buy fixed rates at 4.2–4.6%.
• F — The neighbour-dispute seller. Knotweed source is a Network Rail embankment, council ginnel, or private neighbour. Williams v Network Rail [2018] EWCA Civ 1514 claim available but draining.
• G — The cash-strapped discover-and-sell. You cannot fund a £2,500–£6,500 herbicide programme plus IBG and want out within 4–6 weeks.

Is it legal to sell a house with Japanese knotweed?

Yes. There is no statute in England and Wales that prohibits the sale of a knotweed-affected property, prevents registration of the transfer at HM Land Registry, or makes possession of the plant on private land a criminal offence. What the law regulates is four things — spread, waste disposal, local-authority enforcement, and disclosure to buyers — and each has clear rules a seller can comply with.

Spread is regulated by the Wildlife and Countryside Act 1981, Schedule 9. Section 14(2) makes it an offence to plant or otherwise cause Japanese knotweed to grow in the wild. Having knotweed on your own land is not itself an offence — the plant pre-dates the Act on countless South Yorkshire properties. Causing or allowing it to spread off your land into a neighbour's garden, a watercourse, a footpath verge or an alley can be. Prosecutions of private homeowners under the WCA itself are rare; the Crown Prosecution Service tends to focus on developers and contractors moving contaminated soil.

Waste disposal is regulated under section 33 of the Environmental Protection Act 1990 and the Environment Agency's Regulatory Position Statement 178. Knotweed material and soil within seven metres of visible growth, once removed, is controlled waste that must go to a licensed landfill via a registered waste carrier. DIY clearance converts a manageable horticultural problem into a regulatory liability — maximum fines £50,000 in the Magistrates' Court and unlimited on indictment.

Local enforcement runs through Community Protection Notices under sections 43–50 of the Anti-Social Behaviour, Crime and Policing Act 2014. Sequence: written warning → CPN → Fixed Penalty Notice up to £100 → prosecution with fines up to £2,500 (individuals) or £20,000 (organisations). All four South Yorkshire councils have issued knotweed CPN warnings — typically 1–5 per authority per year. The most-cited prosecution remains Bristol City Council v MB Estate Limited (2018), £18,000 plus costs. A live CPN must be disclosed on TA6 and appears in the CON29 search.

TA6 disclosure and Patarkatsishvili — what changed in 2025

TA6 question 7.8 is the single most important piece of paper on a knotweed sale. The current Fifth Edition (effective 2024) retains the substance of the 2020 Fourth Edition wording: "Is the property affected by Japanese knotweed? If yes, please state whether there is a Japanese knotweed management plan in place and supply a copy of any insurance cover relating to it." Three answers are permitted — Yes, No, or Not Known. The Law Society's explanatory notes are explicit that Not Known is the only safe answer where any doubt exists. Sellers who tick No without genuine certainty are exposed.

The case that crystallised this is Patarkatsishvili and Hunyak v Woodward-Fisher [2025] EWHC 265 (Ch). On 10 February 2025, Mr Justice Fancourt rescinded a £32.5m Notting Hill sale because the seller's TA6 replies trivialised a known clothes-moth infestation in wool insulation. The defect was not knotweed, but the framework applies in identical terms. Three findings transferred directly:

• TA6 replies are statements of fact, not opinion.
• A reply made without honest belief in its truth is fraudulent misrepresentation — not merely negligent.
• Rescission — return of the property to the seller — is a real remedy, not a theoretical one.

And under section 32 of the Limitation Act 1980, the six-year clock for fraud runs from the date the buyer discovered the misrepresentation, or could with reasonable diligence have discovered it — not from contract. Knotweed that emerges three or four summers after completion can found a live claim. Eight months after the judgment, no top-12 ranking page on this query has integrated it. The honest position for a seller is: if you have any reason to suspect knotweed and you tick No, you are putting yourself in Patarkatsishvili territory. Tick Not Known instead and the case against you collapses.

The 2022 RICS Categories A, B, C and D in plain English

The RICS Japanese Knotweed and Residential Property Guidance Note (effective 23 March 2022) replaced the older blanket seven-metre rule with a four-tier framework. A surveyor categorises infestation as follows:

• Category A — visible knotweed causing material damage to the dwelling, outbuildings or boundaries. Excavation typically recommended. Most lenders refuse without a specialist excavation report. Valuation adjustments of 10–20% per the RICS December 2025 practitioner survey.
• Category B — visible knotweed within seven metres of the dwelling, no material damage but blocking amenity (e.g. blocking rear-garden access). Herbicide-plus-IBG path; some lenders proceed with a retention; specialist referral in 87% of cases. Adjustments 5–12%.
• Category C — knotweed present, no material damage, no amenity block — manage as a low-grade issue. Specialist referral in only 44% of cases by late 2025, down from 91% under the 2012 framework. Adjustments rarely exceed 5%. This is where the lender market has materially loosened.
• Category D — knotweed not on the property but within three metres of the boundary on neighbouring land. Flagged but typically allowed; specialist input recommended.

The category sets the route. A Category A property is rarely lendable without excavation; a Category D property is usually lendable subject to specialist sign-off. Sellers should ask their surveyor to state the category in writing — many older reports still apply the pre-2022 blanket rules and over-state the problem.

Mortgage lenders and the Insurance-Backed Guarantee

The single biggest reason knotweed-affected sales fall through is lender refusal at the valuation stage. Almost every mainstream lender in 2026 requires three things before lending on knotweed-affected security: (1) a specialist report from a Property Care Association or Invasive Non-Native Specialists Association member identifying the species, distribution and RICS category; (2) a documented treatment plan — herbicide over 3–5 years or excavation over 6–12 weeks; and (3) an Insurance-Backed Guarantee (IBG) of typically 10 years, transferable to successors in title.

The IBG is a contract of insurance — usually with a Lloyd's syndicate or specialist underwriter — that funds continued treatment, or compensates the property owner, if knotweed reappears within the guarantee period and the original contractor cannot remedy the problem. Cost is £300–£1,200 depending on guarantee length, treatment method and property value. It is required by Nationwide, Halifax, Santander, NatWest, Lloyds, Barclays, Yorkshire Building Society and the major mutuals as the price of admission.

Named lender criteria at 2026 currency — refreshed from each lender's broker-facing valuation guidance:

• Nationwide — lends subject to an IBG-backed 5-year treatment plan.
• Halifax — lends with an IBG; shortened the required IBG window from 10 years to 5 years for some Category C cases in 2025.
• Santander — now permits deferred-completion lending where treatment is in flight; requires treatment completion before drawdown for Category A and B.
• NatWest — case-by-case; specialist report and IBG required.
• Barclays — case-by-case with surveyor recommendation.
• HSBC — declines Category A and B; considers C and D.
• Yorkshire Building Society — specialist surveyor referral pathway rather than blanket refusal.
• Skipton, Coventry, parts of the mutual sector — more cautious; periodic blanket refusals.

Criteria move quarterly. Always confirm with your broker before relying on any single lender. The Advisory's lender-by-lender table is the most-cited independent reference among UK brokers and remains the closest to the published criteria.

The three routes — open market, auction, cash buyer

Once you have an identification report, a category, and an honest view of your lender exposure, the choice between sale routes is mechanical. The three routes differ on timeline, headline price, and the cost of getting there.

Route A — Open market with treatment plan and IBG

The conventional route. You commission a PCA-accredited contractor to begin a 3–5 year herbicide programme, secure an IBG (typically transferable for 5 or 10 years), disclose on TA6 question 7.8, list with an agent, and accept that the buyer pool is narrower and the timeline longer. The first herbicide application — normally between March and October — has to be documented before most lenders will engage. Realistic listing-to-completion is 22–40 weeks and the headline price typically lands at 90–95% of unaffected open-market value. Treatment £2,500–£6,500. IBG £300–£1,200. Agent fees ~1.2%. Conveyancing £1,200–£1,800. Carrying cost £600–£900 per month. Best for sellers with low carrying costs, owner-occupied, and the patience to absorb a possible fall-through.

Route B — Auction (traditional unconditional or Modern Method)

The legal pack discloses knotweed in full and the price the market is willing to pay is discovered at the gavel. Timeline is shorter — 8–14 weeks from instruction to completion, with traditional unconditional auction exchanging on the day for a 10% deposit and a 28-day completion, and Modern Method of Auction giving 56 days. Hammer prices for knotweed-affected lots typically land at 75–82% of unaffected open-market value. Auctioneer fees 2.5–3.5% plus VAT, legal pack £500–£800. Auctioneers typically refuse unconditional listings on Category A knotweed without a full disclosure pack. South Yorkshire active operators include Mark Jenkinson (Sheffield), Auction House Yorkshire, SDL Property Auctions and iamsold.

Route C — Cash buyer with full disclosure

A regulated cash buyer (NAPB and TPO member, AML-supervised) makes an offer based on the property's overall merits with full knotweed disclosure built into the contract from the outset. No lender, no IBG required, no fall-through risk. Timeline is 14–28 days from offer accepted to completion, with offers typically landing at 78–86% of unaffected open-market value depending on Category and local prevalence. There are no agent fees and the buyer often contributes to seller conveyancing. Best for the surveyor-shocked seller (A), the executor (C), the BTL exit (D), the mortgage prisoner (E), and the cash-strapped discover-and-sell (G). For the contested or amenity-loss neighbour-dispute seller (F), the route is still viable provided the dispute is disclosed.

The financial picture, side by side

For a typical £215,000 Sheffield S5 mid-terrace with a Category B infestation, the realistic comparison is not headline vs headline — it is headline minus treatment, fees, carrying cost, and fall-through risk. Figures drawn from PCA contractor quotations across South Yorkshire, ONS / HM Land Registry UK House Price Index (February 2026), and Today's Conveyancer / Quick Move Now fall-through cost data (2025).

Factor	Open market + treatment	Auction	Cash buyer + disclosure
Headline price	£198,875 (92%)	£176,300 (82%)	£176,300 (82%)
Treatment + IBG	-£4,250	£0 (buyer takes on)	£0 (buyer takes on)
Survey / specialist report	-£575	-£575	£0
Agent or auctioneer fees	-£2,386 (1.2%)	-£5,500 (3% + VAT + legal pack)	£0
Conveyancing	-£1,500	-£1,200	£0 (buyer covers)
Carrying cost (mortgage interest, council tax, insurance)	-£6,250 (9 months)	-£1,100 (6 weeks)	-£275 (14–28 days)
Fall-through risk allowance	-£818 (30%)	-£300	£0
Net proceeds	~£183,096	~£167,625	~£176,025

The headline gap of around £22,000 between Route A and Route C narrows to roughly £7,000 net of everything. One open-market fall-through pushes the gap below £3,000; two fall-throughs make Route C the highest-net option. Sheffield's empty-homes premium turns a Band B vacant property into £3,674/year of carry after 12 months — so the maths shifts further the longer the open-market route runs. For a fuller route comparison see our cash buyer vs estate agent and all the fast-sale routes compared pages.

Selling a knotweed property in South Yorkshire — the local picture

National knotweed content treats Sheffield as a footnote. The reality is that Sheffield ranks 6th in the UK for knotweed prevalence at approximately 3.7% of all properties — more than one in 27 homes — per Environet's Exposed heatmap and the Sheffield Star's 2024 mapping exercise, which logged 308 known occurrences in the city. Rotherham, Doncaster and Barnsley all sit in the UK top 30. The Yorkshire region as a whole has the second-highest knotweed density in England behind the North West. Three drivers explain it: post-industrial soil contamination from cementation furnaces and tilting forges, former colliery brownfield, and the rail and river corridors that move rhizome fragments downstream every flood.

The river corridors and the ten Sheffield hotspots

The single most reliable predictor of knotweed in Sheffield is proximity to a watercourse. The Don, Sheaf, Loxley, Porter and Rivelin each carry historic and active infestations. Flood events on the Don (2007, 2019, 2022) and the Sheaf-Don combined (November 2019) tore rhizome fragments from upstream stands and deposited them along banks and on flood-prone gardens. The Sheffield Star's mapping identified ten clusters: Sharrow Vale Road and Hunters Bar; Heeley and Meersbrook; Nether Edge; Walkley and Crookes; Hillsborough and Owlerton; Wadsley Bridge and Wisewood; Tinsley, Brightside and Carbrook; Burngreave, Pitsmoor and Fir Vale; Stannington and Loxley; Stocksbridge. Every Sheffield postcode has confirmed cases — the city centre (S1, S2 west) is the only relatively low-risk zone.

Doncaster, Rotherham and Barnsley

Doncaster's knotweed pattern follows the Don, Dearne and Torne — Conisbrough to Doncaster town centre, Bentley and Arksey (flood-driven colonisation post-2007), Mexborough, Stainforth and Hatfield. Rotherham sits at the meeting of the Don and the Rother: Eastwood and Templeborough, Treeton, Maltby and Wickersley, Wath and Swinton. Barnsley's hotspots include Wombwell and Darfield, the Dearne valley (Goldthorpe, Thurnscoe, Bolton-on-Dearne), Penistone, Hoyland and the M1 J35–J36 verges.

Council reporting routes and empty-homes premium

Sheffield City Council takes reports through Streetscene; Doncaster via the "report a problem with grass cutting or planting" portal; Rotherham via the dedicated "Tell us about Japanese Knotweed on public land" form; Barnsley through general environmental services. All four operate rolling 3–5 year treatment programmes on council-owned land. Sheffield issued 4 knotweed-related CPN warnings in 2023 and 7 in 2024 (FOI responses on WhatDoTheyKnow); other boroughs operate at similar low volumes. Empty-homes premium matters financially: Sheffield charges 100% premium after 12 months of vacancy, 200% after 5 years, 300% after 10 years — a Band B vacant property accrues £3,674/year of council tax after the trigger fires. Doncaster, Rotherham and Barnsley all apply the 100% premium from 12 months. For a Route A sale that takes 9–12 months, this is a load-bearing line in the carrying-cost calculation.

When the knotweed is on a neighbour's land

South Yorkshire has disproportionate exposure to public-land knotweed sources. Network Rail's Sheffield, Rotherham, Doncaster, Wombwell and Penistone corridors carry historic infestations; the Sheffield–Tinsley Canal and the Don Navigation are Canal and River Trust assets with rolling treatment; the M1, A1(M) and A57 verges are National Highways and local authority responsibility. If your knotweed encroaches from one of these sources, two cases bound your position.

Network Rail Infrastructure Ltd v Williams and Waistell [2018] EWCA Civ 1514 established that mere encroachment of rhizome onto your land is an actionable private nuisance, with damages recoverable for loss of amenity — the practical interference with use and enjoyment of land — even before physical damage occurs. The 2012 RICS Information Paper was treated as the public benchmark for constructive knowledge, fixing most landowners' date of awareness around 2013. Following Williams, Network Rail has typically settled or treated rather than litigated.

Davies v Bridgend County Borough Council [2024] UKSC 15, decided on 8 May 2024, then limited recovery of diminution in value. The Supreme Court applied a strict "but for" causation test: the council's breach of duty between 2013 and 2018 did not cause Mr Davies's diminution because the diminution had already occurred when the knotweed first encroached in 2004. The amenity-loss head from Williams survives intact, but recovering reduction in market value against a late-acting neighbour or council is harder. Selling does not extinguish a live amenity claim — it usually transfers with the land subject to limitation under section 32 of the Limitation Act 1980.

How to verify a legitimate cash buyer — the six-check playbook

The quick-house-sale sector is not directly regulated. Oversight runs through The Property Ombudsman's Code of Practice for Residential Property Buying Companies, NAPB, AML Regulations 2017 (HMRC-supervised), and the Digital Markets, Competition and Consumers Act 2024. Knotweed sellers are systematically more exposed because the discount narrative is plausible and the information asymmetry is high. Run these six checks before signing anything.

1. Companies House. Search the buyer's legal entity at find-and-update.company-information.service.gov.uk. Active status, filed accounts, real registered office, named directors. Our entry — Bullseye Properties Ltd, 14869608 — returns Active status, incorporated 15 May 2023, name changed from Lord CNB Properties Ltd on 18 April 2024.
2. Proof of funds. Dated PDF bank statement (not a screenshot) on a named business account within 30 days, or a solicitor's undertaking that completion funds are held in client account. A buyer relying on bridging or a chain is not a true cash buyer and must disclose that.
3. TPO and NAPB membership. Verify on the live TPO member directory and NAPB directory. If a buyer claims membership but is not listed, the claim is false.
4. Reviews with depth. 30+ reviews spread over 12 months with identifiable detail. Read the one-stars. Real knotweed reviews mention specific markers — RICS category, IBG, lender refusal, contractor name, council CPN. Stock five-star reviews dated within a single week are a flag.
5. Footer signals. Company number, registered office, ICO registration, complaints procedure. Missing signals are signals. The Property Ombudsman's 2024–25 Annual Report noted complaints against quick-sale firms rose 14% year on year, with last-minute price reductions citing a defect (knotweed, damp, subsidence) the single most-cited issue — the "gazundering on a defect" pattern. A legitimate buyer commits in writing not to renegotiate on the knotweed itself once surveyed.
6. Your own solicitor — never the buyer's nominated firm. The Law Society practice note and the SRA Standards and Regulations 2019 are unambiguous: the seller's solicitor must act in the seller's interest alone. Verify any solicitor's authorisation on the Law Society's Find a Solicitor register.

A legitimate buyer welcomes all six checks. A buyer who pushes back on any of them is telling you something useful.

The honest gut-check — should you really sell to a cash buyer?

Run three tests honestly. We would rather you walked away than took a route that does not fit.

1. Deadline test. Is your exchange-or-walk deadline within 12 weeks (mid-chain collapse, repossession listing, probate distribution, lender call-back)? If yes, Route A's 22–40-week realistic timeline simply does not fit. If no, Route A can work.
2. Carry-cost test. Are your monthly costs (mortgage interest + council tax + insurance + heating an empty property + maintenance) above £600? If yes, Route A's hidden costs compound rapidly and Route C becomes competitive or superior on net proceeds. Sheffield's empty-homes premium pushes this higher.
3. Stress test. Will the sale fail if anything goes wrong — a chain collapse, a buyer's lender pulling out, a survey query producing a price chip, a Category re-classification? Knotweed sales nationally have estimated fall-through rates above the 33.4% baseline. Each fall-through resets the carrying-cost clock and adds £2,000–£3,500 of professional fees.

If at least two of three tests point to cash, Route C is rational. If only one or none, Route A wins on price. See also our pages on selling fast in Sheffield, selling a house in poor condition and selling a house that needs repairs.

Frequently asked questions

Is it legal to sell a house with Japanese knotweed in the UK?

Yes. There is no statute prohibiting the sale, preventing registration at HM Land Registry, or making possession of the plant on private land a criminal offence. What the law regulates is spread (WCA 1981 Sch 9), waste disposal (EPA 1990 s.33 plus EA RPS178), local enforcement (CPNs under the 2014 ASB Act), disclosure (TA6 7.8), and liability to neighbours (Williams / Davies). Disclose honestly and the sale itself is lawful.

What do I have to disclose on the TA6 form about Japanese knotweed?

Question 7.8 offers three answers — Yes, No, Not Known. Answer Yes if the plant is or has been present and attach the management plan and IBG. Answer No only where you are certain there is no rhizome above or below ground and none within three metres of the boundary. Answer Not Known where any doubt exists. The Law Society's explanatory notes are explicit that Not Known is the only safe answer where doubt exists.

What changed after Patarkatsishvili v Woodward-Fisher [2025]?

Fancourt J rescinded a £32.5m Notting Hill sale on 10 February 2025 for fraudulent misrepresentation in TA6 replies. The defect was clothes moths, not knotweed, but the framework applies directly. TA6 replies are statements of fact; replies made without honest belief are fraudulent; rescission is a realistic remedy. Under section 32 of the Limitation Act 1980 the six-year fraud clock runs from discovery, not contract.

Will any mortgage lender lend on a property with Japanese knotweed?

Yes — most mainstream lenders will, subject to conditions. Nationwide, Halifax, Santander, NatWest, Yorkshire Building Society and Barclays all lend on knotweed-affected property in defined circumstances with a treatment plan and IBG in place. HSBC declines Category A and B; Skipton and Coventry remain more cautious. Confirm with your broker — criteria move quarterly.

What is an Insurance-Backed Guarantee (IBG) and do I need one?

An IBG is a contract of insurance that funds continued treatment, or compensates the owner, if knotweed reappears within the guarantee period and the original contractor cannot remedy the problem. It is transferable to successors in title. Cost £300–£1,200 for 5- or 10-year cover. Required by virtually every mainstream lender. Not required for a cash buyer sale with full disclosure.

How much does it cost to treat Japanese knotweed?

Herbicide programme £2,500–£6,500 over 3–5 years; cell burial £4,000–£10,000; full excavation £4,000–£30,000 over 6–12 weeks; hybrid £5,000–£12,000. IBG £300–£1,200 on top. Use the Property Care Association's member directory to find an accredited contractor.

How much will Japanese knotweed reduce my property's value?

Environet's April 2026 study put aggregate UK value erosion at £21.4 billion across 1.5 million homes — about 5%, or £13,500 per affected property, on average. The Intermediary's March 2026 piece put the upper bound for severe Category A cases at 15%. RICS's December 2025 practitioner survey: Category A 10–20%, Category B 5–12%, Category C rarely beyond 5%.

How fast can a cash buyer complete on a knotweed-affected house?

SYPB can complete in as little as 7 days for a clean-title sale, with most knotweed-affected sales completing in 14–28 days. There is no IBG to wait for, no lender to satisfy, and no chain to break. Open-market routes typically run 22–40 weeks; auction 8–14 weeks.

The knotweed is on my neighbour's land — what can I do?

Williams v Network Rail [2018] EWCA Civ 1514 established the encroachment tort with damages for loss of amenity. Davies v Bridgend [2024] UKSC 15 limited diminution-in-value recovery to losses caused by the defendant's breach. Selling does not extinguish a live amenity claim but usually transfers it with the land subject to limitation. South Yorkshire neighbours include Network Rail, the four councils, National Highways, and the Canal and River Trust.

I've inherited a house with knotweed — what do I tell buyers?

Most executors should answer TA6 question 7.8 as Not Known with full disclosure of the executor's actual knowledge. You were not the occupier. The Society of Trust and Estate Practitioners' guidance is explicit that executor knowledge is what matters. Probate-sold knotweed properties typically attract an 8–12% cash discount versus 15–20% for chain-bound owner-occupier sales.

Can the council force me to treat Japanese knotweed?

Yes, indirectly, via a Community Protection Notice under sections 43–50 of the Anti-Social Behaviour, Crime and Policing Act 2014. Written warning → CPN → Fixed Penalty Notice up to £100 → prosecution with fines up to £2,500 (individuals) or £20,000 (organisations). All four South Yorkshire councils have issued CPN warnings 2018–2025.

How do I check that a cash buyer is legitimate?

Run the six-check playbook: Companies House search; dated proof of funds; live TPO and NAPB directory check; reviews with depth; footer signals (company number, registered office, ICO, complaints procedure); your own solicitor. SYPB is the trading name of Bullseye Properties Ltd, Companies House 14869608, previously Lord CNB Properties Ltd until 18 April 2024.

This page is a general guide and not legal, tax or financial advice. Every knotweed case is different. Before making decisions, take advice from a PCA-accredited contractor for identification and categorisation, a RICS-registered surveyor for valuation, an SRA-regulated solicitor for TA6 and conveyancing, and the free services at Citizens Advice and MoneyHelper. Capital Gains Tax and tenancy implications remain the seller's responsibility — independent advice from a Chartered Tax Adviser is recommended where applicable.