#244

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37 Question Due Diligence Checklist / Auction Guide

Our Sponsors: Finnigan McNeill Property Group

Have you ever heard the word probate and not really understood what it means?

Today’s episode gives a glimpse into the distribution of property owned by someone who has passed away.

Nick Kalms set up an auction house for selling probate properties, after spending 25 years as a property trader.

He named it Probate.Auction and he was joined for the interview by his Head of Partnerships Dan Marsden.

During the episode, we discuss:

• The meaning and legal process of probate
• Post-Covid delays in obtaining probate
• Differences between live and timed auctions, including the flexibility and increased sale rates in timed auctions post-Covid.
• The role of charity legacy teams and probate lawyers as key sources of vendor referrals, and examples of charities benefiting from auction sales.
• Buying probate properties at auction: always read the legal pack, especially the special conditions, and watch out for hidden or cleverly disguised fees.

Keywords

UK property podcast, UK probate property advice, Probate auction UK, Buying probate properties UK, Selling probate properties UK, UK auction property tips, Probate process UK, UK estate administration, Property investment UK podcast, Expat property UK, Special conditions auction UK, Probate legal pack UK, Property trading UK, Empty homes UK, Charity property auctions UK, Auction house UK, Guide price auction UK, Maximising value property auction, Probate property buyer UK, Estate agent vs auction UK, UK executor property sale, UK property completion times, Auction entry fee UK, British Wills and Probate Awards, UK property sales statistics, Legal pack for auction UK, Empty homes officer UK, Speedy property sale UK, Transparent property auction UK, Selling unmodernised property UK, Probate stamp duty exemption UK, Property due diligence UK, Investor property auction UK

#243

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37 Question Due Diligence Checklist / Auction Guide

Our Sponsors: Finnigan McNeill Property Group

This episode is much more than a tale of two HMOs next door to each other just a few of minutes walk away from a large hospital in Wakefield.

It features experienced UK property investor Tom Appleton of Cali Living / Ten Equity

No. 48 is a high end 12 - bed HMO targeting doctors at the hospital.

It's been up and running with practically no voids since early 2023.

So when the chance to buy No. 50 came up, Tom didn't think twice.

He's now considering leasing his latest purchase to a provider of accommodation to newly arrived nurses from the Philippines.

But there is so much more to the episode than that.

We discuss:

· The value of Certificates of Lawful Use for HMOs and the detective work required to gather evidence for them, including statutory declarations and historical documentation.

· Transforming problematic properties through relationship-building with previous agents, local councils, and key stakeholders.

· The benefits and challenges of investing in high-end HMOs near major employers, like hospitals, and attracting professional tenants such as doctors and nurses.

· Strategies for managing tenant churn, maintaining occupancy, and ensuring steady cash flow in large HMOs.

· Exploring alternative strategies for property portfolio management: long-term leases to providers for supported living and service accommodation.

· Role of local councils in connecting investors with accommodation providers.

· Due diligence when leasing to providers: tips on vetting reliability, experience, maintenance & tenant profiles.

· Portfolio long-term planning, including keeping properties maintained and knowing when to pivot from professional HMOs to accommodation for social or supported housing.

· The importance of people and networking in property investing—from building trust with agents to nurturing council contacts, and why “who you know” is as vital as “what you know”.

Keywords

UK property investment podcast, Expat property investing UK, HMOs in UK property, Certificates of lawful use property UK, UK property portfolio building, Statutory declaration property evidence UK, Remote property investing UK, Social housing providers UK property, Supported living property investment UK, High end HMO case study UK, Council relationships UK property, Wakefield property investment, Leeds property investing tips, Long term property strategy UK, Passive income property UK, Commercial lease property UK, Due diligence property providers UK, Article 4 property area UK, Doctors and nurses HMO tenants UK, UK property renovation tips, Social housing lease agreements UK, Podcast for expat property investors, Building rapport in UK property, UK property law and planning, Certificate of lawfulness application UK

#242

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37 Question Due Diligence Checklist / Auction Guide

Our Sponsors: Finnigan McNeill Property Group

Justin Wilkins of Property X has a YouTube channel with over 250 videos largely aimed at those making their first moves in UK property.

One of them goes by the title of: Best Property Strategy to Start as a Beginner.

That strategy is flipping.

A flip is when you buy a property, renovate it to increase its value, and then resell it for a profit as quickly as possible.

In this episode, I play deveil’s advocate to Justin!

We discuss:

• Why Justin recommends Flipping for New Property Investors
• Risks Associated with Flipping vs. Buy-to-Let
• The Value of Hands-On Experience
• Dealing with Rising Renovation Costs
• Increased Competition in Property Acquisition
• The Importance of Volume in Deal Flow
• Managing Project Timelines and Profitability
• Flexibility in Exit Strategies
• Distinguishing 'Fast Pounds vs. Slow Pounds'
• The Need for Balance Between Action and Analysis

Keywords

UK property podcast, UK property investing podcast, Expat property podcast, British property investment podcast, UK real estate podcast, Investing in UK property as an expat, UK property investment strategies, Property flipping UK, Buy to let advice UK, Starting in UK property investment, Beginner UK property investor tips, UK property market trends podcast, Property sourcing UK podcast, Flipping houses in the UK, Buy refurbish refinance UK podcast, UK expat real estate advice, Managing UK property from abroad, Turnkey buy to let UK, Building a property portfolio UK, First time property investor UK, Slow pounds vs fast pounds property, Property renovation costs UK 2024, UK property flips vs buy to let, UK property investing for beginners, Real estate podcast UK expats, Tips for UK overseas property investors, UK property YouTube vs Podcast, Property investment education UK, Property mentoring UK expats, UK property investment cash flow, Property market competition UK, Selling UK property as an expat, Capital growth UK property, Risk management in UK property investing, Should I start with a flip or buy to let in UK?, How do expats invest in UK property?, Is property flipping still profitable UK?, What are the risks of flipping houses UK?, UK property podcasts for beginners, How much capital do I need for UK property investment?, UK property investment in Wales and Liverpool, How long does selling a property take in the UK?

#241

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This is a cracking episode you won't want to miss.

It features a case study of how Saif Rehan is making a potential gross profit of around 190K by:

Buying a portfolio of 6 houses from a retiring landlord

Trading 4 at auction

Reconfiguring the 5th

Developing the 6th into a 6 Bed HMO leased to a Social Provider which he can now either hold or sell.

We discuss:

· Need for supplementary income to maintain and grow property portfolios

· Importance of cash flow models

· Multiple sources of income

· Auction Pricing Strategy

· Experience of Together Finance for bridging

· Experiences with Serco and typical disputes over property condition

· Purchase of a six-house portfolio from a retiring landlor

· Tag-team strategy for maximizing portfolio deal value

· Disposal & Monetization of portfolio

· Critical importance of cash flow management

· Tension between speed, price, and certainty in property transaction

Saif Rehan on IG

Six-Property Portfolio: The Numbers

Overall Purchase:

• Price: £580,000
• Done up value: £900,000

Properties 1-4: Auction Trades

• Property 1:
  • PP 62K
  • Sold: 92K
  • Profit: 30K
• Properties 2 & 3
  • PP: 80K each
  • Sold: 110K each
  • Profit: 60K
• Property 4
  • PP: 80K
  • Sold: 97K
  • Profit: 17K
• TOTAL profit from four auction trades: About £107,000

Property 5: Flip (Reconfigured from Two-Bed to Three-Bed)

• PP: 80K
• Sold for 167K
• Profit 32K

Property 6: Converted to Six-Bed HMO (Social Housing)

• Purchase cost: Bought for 107K
• Refurb cost: 100K
• Profit: 53K

Keywords
UK property podcast, Expat property investing, UK property investment strategies, Buy to let UK, Auction property UK, Investing in UK HMOs, Social housing investment UK, Flipping UK property, Property portfolio management UK, Cash flow in UK property, Property investing for expats, UK property capital growth, Oldham property market, Property trading vs holding UK, Bridging finance UK property, Property deals UK podcast, Sourcing UK property deals, Landlord exit strategy UK, Net profit property investing UK, Accountancy for property investors UK, Portfolio efficiency property UK, Social housing providers UK, Property refurb UK podcast, Property development UK podcast, Speed vs price in property deals, Edward Mellor auctions UK, Together Finance UK, HMO conversion UK

#240

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37 Question Due Diligence Checklist / Auction Guide

One theme that comes up consistently in conversations with expats and remote investors is the difficulty in finding trustworthy UK property partners.

People who do what they say they will do.

I’ve been approached multiple times by people wanting to sponsor this podcast and I’ve always said no.

But Darren McNeill of Finnigan McNeill Property Group (FMP) provides so much value to his clients that I’m happy to announce his company or FMP for short as our very first sponsor of Expat Property Story.

In this episode, Darren takes us through his onboarding process for clients.

During the show, we discuss:

• How to Find Trustworthy UK Property Partners: Why integrity and transparency are so hard to find in the UK property sourcing world—and what makes Darren and FMP different.
• FMP’s Onboarding Process for Investors: Step-by-step guidance for expats, from first contact through sourcing and securing your ideal property, with no contracts or upfront fees.
• Best UK Property Locations for Yield: Honest insights into towns along the M65 corridor, from Greater Manchester to Burnley, and why price and yield trends matter.
• Property Vetting & Site Visits: How FMP inspects each property, manages client expectations, and avoids “problem areas.”
• Offer Process Secrets: Tips for fast-tracking your offers and impressing estate agents, plus why proofs and paperwork matter.
• Deal Analysis and Growth Estimates: How Darren calculates GDVs, rental yields, growth rates, and forecasts conservatively for UK property.
• Rental Guarantees & Maintenance Transparency: Why FMP offers rent guarantee insurance and direct invoicing for repairs, giving landlords peace of mind.
• Managing Refurbs & Minimizing Surprises: What goes into refurbishment budgets, how to handle unexpected costs, and why FMP focuses on simpler, ready-to-let properties in today’s market.
• Annual Rental Increases: The new reality for landlords in the UK—and how to keep both tenants and your portfolio happy.
• Being a ‘Good Client’: Why realistic expectations and action trump waiting for a perfect deal.

Keywords

UK property, UK property investment, UK buy-to-let, UK property portfolio, investing in UK property, expat landlords, UK property management, FMP, Finnegan McNeill Property, property sourcing UK, rental yield UK, North West UK property, Manchester property investment, UK property partner, UK property portfolio for expats

#239

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Jamie Barnsley has been involved in property for nearly 20 years.

After graduating with a degree in building surveying and a masters in construction project management, Jamie Barnsley moved to Glasgow from his native Newcastle, where he met his wife.

After ten years in Scotland, and with a young family in tow, the pair moved initially to Abu Dhabi for a couple of years before making the short switch to Dubai in 2011.

In that time, they’ve invested in Scotland, London, the North East, the North West and Sri Lanka.

But it’s been far from plain sailing.

Their success has come despite massive challenges such as the Global Financial Crisis and losing £50,000 in an off-plan new build nightmare.

Listen now for the full story.

We discuss:

• Jamie’s Costly Off-Plan Property Mistake
• Impact on Confidence & Recovery
• Taking High-Stakes Risks in Sri Lanka
• Property Portfolio Diversification
• Lessons in Resilience
• Leveraging Local Expertise
• Buy-to-Let and Holiday Lets Strategy
• Remote Property Management Techniques
• Jamie's two-year family sabbatical traversing the Americas
• Advice for Expat Property Investors

Keywords

UK property podcast, Expat property investing, Buy to let UK, Property investment strategies UK, New build property UK, Off-plan property investment, UK expat property tips, UK property investment for expats, Property sourcing UK, Investing in North East England property, Investing in North West England property, Manchester property investment, Newcastle property investment, Glasgow property market, Burnley buy to let, Property conveyancing UK, Holiday lets UK, Overseas property investment, Sri Lanka property investment, International property investing, Diversifying property portfolio UK, Risk management property investment, UK mortgage for expats, Rental property management UK, Airbnb holiday lets UK, Dynamic pricing for holiday lets, Property sourcing agents UK, Hands-off property investment, Property refurbishment UK, Leveraged property investing, Passive income from UK property, Property investment mindset, Property investment failures and lessons, Building surveying UK, Construction project management UK, Conveyancing process UK property, Renters Rights Act UK, Guaranteed rent schemes UK, Property sources and agents UK, Property ROI UK, Buy refurbish refinance UK, Expat property WhatsApp group, UK property portfolio diversification, UK property exit strategy, UK expat property podcast community

#238

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Dillon Dhanecha outlines how to build, scale, and exit a UK property portfolio with predictable returns while creating real social impact.

Discover how you can work directly with local authorities and supported living providers to deliver stable tenancies and cash flow, and why now is the perfect time to make the switch from traditional buy-to-let or HMO models.

In the episode, we discuss:

• The shift in the private rental sector: The rise of institutional players in the private rental market and how social housing remains an open and profitable opportunity for individual investors.
• Social housing spectrum: The variety within social housing—from supported living to families on council waiting lists, refugees, ex-offenders, and vulnerable individuals.
• Portfolio productization: The importance of creating a standardized (productized) property portfolio with strong leases, making it attractive for institutional buyouts rather than piecemeal sales.
• Exit strategies for investors: How investors can scale to 15–25 property portfolios and sell them as businesses to institutional buyers, earning not just on bricks and mortar value but also on cash flow multiples.
• Opportunities beyond big government contracts: Why investors should focus on areas untouched by large providers like Serco, Mears, and Clear Springs, such as working directly with local authorities tackling temporary accommodation costs.
• The economics of social housing: How local housing allowance rates are calculated, why they rise with rental markets, and real-world examples of council payment models that improve landlord cash flow.
• Relationship-building with local authorities: The need for investors to approach councils and providers collaboratively, focusing on high-quality, safe housing instead of offloading subpar properties.
• Practical steps to switch to social housing: Discussion on mortgages suitable for social housing, choosing properties, understanding capital values, and leveraging AI tools for geographic and property-type targeting.
• Education and action: Dillon's strong recommendation to get educated about the sector, build collaboration pipelines, and use income amplification strategies before diving in, highlighting available training and resources for aspiring impact-driven landlords.
  
  Keywords
  
  UK property podcast,British property investing podcast,UK real estate podcast,Property investment in UK podcast,Expat property investment podcast, Expat Property Story podcast, Social housing investment UK, Investing in UK social housing, UK supported living property, Property investment for expats, UK property cash flow strategies, Build to rent UK, Institutional property investors UK, British expat property strategies, Purposeful property investing UK, Social housing providers UK, Temporary accommodation property UK, Local authority housing UK, Generational wealth UK property, Property exit strategies, UK council housing podcast, Supported living investment, Podcast for landlords UK, Property portfolio UK, Sell-to-institution property UK, Housing associations UK podcast, Void-free property investment, Maintenance-free propert

#237

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One aspect of property investing that comes up repeatedly in my conversations with the finest minds in UK property it’s mindset.

So this week, I’ve put the best of these conversations together for a deep dive on what is arguably the most important elements of UK property investing.

Featuring:

• Dawid Dowbusz
• Wendy Whittaker-Large
• Jake Barber
• Tanya Summer
• Charlie Green
• Damian Hughes
• Nick Smith
• Oliver Adams
• Richard Brown

Topics Covered:

• The Truth About UK Property Investing:
  Get past the “passive income from the beach” myth and hear candid stories on how hard UK property investment really is, especially for expats.
• Discipline & Resilience:
  Wendy Whittaker-Large and David Dovebush stress discipline, realism, and not giving up—even when things are tough or seem impossible.
• Cultural Mindset & Opportunity:
  Jake Barber explores the unique challenges and perspectives of UK-based investors versus their expat counterparts and highlights how a change in environment can lead to a more proactive mindset.
• Overcoming Expat Obstacles:
  Tanya Sommer debunks common myths about expat mortgages and emphasizes persistence, seeking the right advice, and conquering fear.
• Building Trust Remotely:
  Trust expert Charlie Green breaks down the dual nature of trust—how to be trustworthy as an investor and how to take smart risks on others in the property space, especially when investing from afar.
• From Motivation to Habits:
  Damian Hughes (High Performance Podcast) discusses why habits, not raw motivation, drive long-term success in UK property investment. Learn how to create non-negotiables and leverage both intrinsic and extrinsic motivators.
• Managing Risk & Handling Setbacks:
  Nick Smith offers practical strategies for anxiety: assess worst-case scenarios, learn from them, and move forward with confidence.
• Bouncing Back from Failure:
  Property trader Oliver Adams shares a cautionary tale of a costly mistake and his process for learning, letting go, and returning to the market stronger than ever.
• Let Your Subconscious Solve Problems:
  Richard Brown provides a creative mindset tip: give your subconscious a challenge before bedtime and ideate solutions while you sleep.

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Keywords
UK property, UK property investment, expat investors, remote UK property investing, property investing mindset, UK property challenges, UK expat mortgages, building trust property, property risk management, UK portfolio building, real estate mindset, overseas property investing, property investor habits, property investing resilience, UK real estate investing tips