Guide to Buying a New Build Home

Many people like new build properties, as they are tailored to modern living, offering the latest energy-efficient features, customisable finishes, and warranties that provide peace of mind for years to come that are tailored to modern living. This article is written by Solicitor Cassandra Ngu to provide a general introduction to the process of buying a new build home and highlights common issues which are associated with such purchases to potential buyers.

The general process of buying a new build property

Finding your new home

Upon finding your new home, you will pay a reservation fee which ‘locks’ the property for a set period (normally 28 days). If contracts are not exchanged within this set period, you may lose the reservation and the fee you have paid. If you can, you should try to negotiate a longer period so that you have sufficient time.

Instruct a Solicitor

The developer will recommend a solicitor, but you do not have to use the one they have recommended

Developer Sends Contracts

This pack contains all documents in relation to the development, such as title deeds, planning permission, building regulations approval and 10-year new build warranty documents

Apply for a Mortgage

Depending on the estimated completed build date of the property, you may need to apply for a mortgage straight away. However, if the build complete date is more than 6 months, you may have to exchange contracts first since mortgage offers are only typically valid for 6 months

Exchange of Contracts

The exchange of contracts must take place within the reservation period set out in your reservation agreement.. The completion date can be either a fixed date or a notice period.

At the point when contracts are exchanged, a deposit of 10% is due. Depending on the Contract, there may be stage payments.

Build Completion

The developer will keep you updated about the build process. You may also be asked to do an inspection before the notice is served. Finally, our solicitor will also receive the notice to complete on behalf of you.

Completion day

This is when the balance of purchase price is sent to the developer. Once the developer receives this, they will then receive the keys. The completion day will also include the handover with the developer’s agent. This will include the likes of: meter readings, user manuals for appliances and heating systems.

Post-Completion

After you complete, it is important to ensure that service charge accounts (if any), utilities, council tax, and home insurance are all set up.

Other than that, enjoy your new home!

Common Issues in New Build Purchases

While new build properties may sound perfect on paper, it is important to consider whether they are the right choice for you when you are looking to buy a home. With that in mind, here are some of the most common issues when it comes to new build purchases.

Confusion Around Completion

Buyers are often unaware of the difference between fixed completion dates and “on notice” completion, which can cause uncertainty and planning issues. Without a long-stop date, the developer could delay completion indefinitely. We’ll ensure you understand when you’re expected to complete and can plan accordingly as part of our new build conveyancing service

Mortgage Offer Expiry

New build mortgage offers typically last 6 months. Remember to apply at an appropriate time, reducing the risk of offer expiry.

Deposit Not Properly Protected

If your deposit is held as the developer’s agent and they go bust, you could lose it. We’ll check how your deposit is held (stakeholder vs. agent) and ensure it’s protected by a warranty scheme, so your money is safe.

Inadequate or Unacceptable Warranty

Not all warranties are accepted by mortgage lenders. Check that a valid new home warranty is in place and whether it is acceptable to your lender

We Can Help You

Lisa’s Law is experienced in acting for new build buyers and will represent your best interest. If you need any assistance or have questions about your new build purchase, please do not hesitate to contact us. You can also view our residential conveyancing page for more information about our services.

Have questions? Get in touch today!

Call us on 020 7928 0276, phone calls are operating as usual and we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Use the Ask Lisa function on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/contact/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

James Cook

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Gig economy employers forced to conduct right to work checks

As part of their desire to control immigration and clamp down on illegal working, the UK government is introducing requirements for companies in the gig economy to carry out checks ensuring that their workers have the right to work in the UK.

For the first time, these checks will bring such employers in line with all other companies who have to carry out employment checks.

Sectors which are likely to be affected by the new changes include construction, food delivery companies, beauty salons and courier services. Keep reading to learn more about right to work checks.

The gig economy – a sector vulnerable to abuse

Last year, we brought you the news about Deliveroo, Just Eat and Uber Eats introducing checks to ensure that delivery riders are eligible to work.

With millions of Brits employed in the gig economy, the changes are an important introduction in a sector which is frequently vulnerable to abuse. The government seen the introduction of these changes as part of a holistic approach towards tackling illegal immigration and the small boats crisis facing the UK.

Commenting on the announcement, the Home Secretary, Yvette Cooper said:

“Turning a blind eye to illegal working plays into the hands of callous people smugglers trying to sell spaces on flimsy, overcrowded boats with the promise of work and a life in the UK.

These exploitative practices are often an attempt to undercut competitors who are doing the right thing. But we are clear that the rules need to be respected and enforced.

These new laws build on significant efforts to stop organised immigration crime and protect the integrity of our borders, including increasing raids and arrests for illegal working and getting returns of people who have no right to be here to their highest rate in half a decade.”

Right to work checks

Right to work checks are a requirement for all employers to carry out in the UK. There are a couple of main ways for employers to carry out a right to work check. These include:

Checking the job applicant’s right to work online
Checking the applicant’s original documents

Please note that it is not possible for British and Irish citizens to prove their right to work online, meaning that their original documents, such as a passport, will need to be checked.

You must also check that the documents are valid while in the presence of the applicant.

And finally, you must also make and keep copies of the documents as well as record the date that you made the check.

If you employ an illegal worker and do not carry out a right to work check then you could face a civil penalty, including a fine of up to £60,000 per illegal worker, business closures, director disqualifications and even potential prison sentences of up to 5 years.

Lisa’s Law’s Immigration services

These new rules are likely to affect many businesses who have never had to carry out right to work checks on their workers before. If you and your business require immigration support, this is something Lisa’s Law can help with.

View our business immigration page or contact us today.

Have questions? Get in touch today!

Call us on 020 7928 0276, phone calls are operating as usual and we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Use the Ask Lisa function on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/ask-question/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

James Cook

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Woman falsely accused of being dead in highly unusual probate case: Ashimola v Samuel

Imagine finding out you’ve been declared legally dead – and someone else now controls your property. This unsettling scenario unfolded in the case of Ashimola & Anor v Samuel & Anor [2025] EWHC 502 (Ch), where the High Court unravelled a calculated and deeply troubling fraud. A British woman, Ms June Ashimola, was falsely declared deceased while living abroad. Armed with forged documents, fraudsters secured a grant of probate over her £172,000 estate – and it all went unchecked until it reached court.

This high-profile, precedent-setting case serves as a striking example of how probate fraud can infiltrate the legal system and stands as a wake-up call for property owners, particularly those with international connections.

The Mechanics of the Fraud

The fraud hinged on two key fictions: a forged Nigerian death certificate, and a supposed marriage to one Bakare Lasisi. These were the foundations for a 2019 application claiming Ms Ashimola had died intestate and had been married to Mr Lasisi since 1993. Acting under a purported power of attorney from Mr Lasisi, Ruth Samuel used the documents to obtain a grant of Letters of Administration in October 2022.

The Probate Registry accepted the application without raising concerns – no red flags, no follow-up checks. Meanwhile, Ms. Ashimola was alive and residing in Nigeria.

Investigations later revealed that the scheme was orchestrated by convicted fraudster Tony Ashikodi, with Samuel facilitating the probate application. Upon discovery, Ms. Ashimola had to engage in legal proceedings to reclaim control of her own estate.

What is the Legal Framework for Probate?

The probate system is designed to distribute assets fairly after death, but it can be vulnerable to abuse if safeguards fail.

Under the Administration of Estates Act 1925, the estate of someone who dies without a will (intestate) is inherited according to a fixed hierarchy, with a surviving spouse typically taking precedence. By fabricating a marriage, the fraudsters positioned their invented heir at the top of this hierarchy.

To address such abuses, Section 121 of the Senior Courts Act 1981 empowers the High Court to revoke any grant of representation obtained by fraud or mistake. Additionally, the court retains inherent equitable jurisdiction to set aside actions rooted in dishonesty.

The forged documents – the death and marriage certificates – should have attracted scrutiny. These records are regulated by the Births and Deaths Registration Act 1953 and the Marriage Act 1949. Forgery in this context is not only actionable civilly but also constitutes a criminal offense under the Fraud Act 2006, carrying a maximum penalty of ten years’ imprisonment.

In essence, the law provides mechanisms to rectify such fraud – but only once it has been detected.

So how did the court uncover the truth in this case?

The Court’s Response in Ashimola v Samuel

Deputy Master Linwood gave careful consideration to the evidence.

Despite residing in Nigeria, Ms Ashimola gave live testimony via video link. Her Nigerian passport, issued after her alleged death, confirmed her identity. The judge compared Ms Ashimola’s face to her passport photograph in real time and was satisfied she was who she claimed to be.

The documents submitted to obtain the grant – particularly the death certificate – lacked authenticity. The court found no credible evidence of her death, no proof of any marriage to Mr Lasisi, and indeed, no indication that Mr Lasisi ever existed.

Consequently, the grant of Letters of Administration was revoked on the grounds of fraud. This decision reaffirms the enduring legal principle that falsehoods have no place in the administration of justice.

What Should Clients Be Doing Now?

This judgment is a reminder that prevention remains the best defence.

If you own property, especially across borders, you should consider taking the following steps:

Make and maintain a valid will.

A well-drafted will, regularly reviewed, makes it far harder for bad actors to exploit intestacy rules or forge false claims.

Appoint and inform trusted individuals.

Let trusted family members or your solicitor know where key documents are kept – especially if you own property overseas or spend time abroad.

Secure your documents.

Store original certificates and legal records safely. Where possible, use certified copies only for official applications, and consider solicitor-managed document storage if you’re frequently abroad.

Be proactive with legal advice.

If you suspect that someone may be attempting to interfere with your estate, or if you’ve been alerted to a suspicious application, early legal intervention can be critical.

Where Do We Go from Here?

The Ashimola case is likely to influence how the Probate Registry and courts handle suspicious applications moving forward. In this case, the forged death and marriage certificates were accepted with minimal scrutiny. Currently, there is no routine cross-checking of overseas records, creating a critical risk for clients with international ties and opening the door to exploitation by those willing to manipulate bureaucratic blind spots. We anticipate increased scrutiny around grants involving foreign documents and possibly a shift toward digital verification processes.

In the longer term, deeper reform may be needed. Blockchain-based registries, biometric ID checks, and structured international cooperation could offer a more secure framework – but progress has been slow.

In the meantime, estate planning remains your best line of defence. This isn’t just about tax or inheritance. It’s about making sure your estate is protected from abuse.

Even in a digital world, paper documents still depend on human judgment. Without proper verification, even the most official-looking records can open the door to fraud.

Final Thoughts

Ashimola is a stark reminder that justice depends not just on the law itself, but on the processes and vigilance that uphold it.

Fraud thrives in silence, and by the time it’s uncovered, the damage is often already done. The limitations of reactive justice are also evident. By the time the fraud was uncovered, legal costs had soared – reportedly nearing the full value of the estate. Earlier intervention, closer scrutiny at the application stage, or even basic identity verification could have prevented the grant from being issued.

Being vigilant may help uncover a fraud, but careful planning is what keeps your estate secure.

Have questions? Get in touch today!

Call us on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Use the contact form function on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/ask-question/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

James Cook

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Is the Home Office obligated to conduct an impact assessment before revoking a sponsor licence?

On 11 March 2025, the Court of Appeal in Prestwick Care Ltd & Ors, R (On the Application Of) v Secretary of State for the Home Department [2025] EWCA Civ 184 confirmed that the Home Office has no obligation to conduct an impact assessment before revoking a sponsor licence.

For serious breaches, revocation is mandatory, and the Home Office is not required to exercise discretion.

Conflicting High Court decisions

Before this ruling, two High Court cases had reached different conclusions on whether a wider impact assessment before revoking a sponsor licence was necessary:

Prestwick Care Ltd & Ors v Secretary of State for the Home Department [2023] EWHC 3193 (Admin)

The High Court upheld the Home Office’s decision to revoke Prestwick Care Ltd’s sponsor licence following a compliance check.

Breaches found included the following:

Senior Care Assistants not performing duties listed on their Certificates of Sponsorship (CoS);
Migrants paid less than their CoS-stated salaries;
Employees either did not receive sick pay or were told that no sick pay was available for their roles;
Immigration Skills Charge recouped from sponsored workers;
Failure to record visa expiry dates of sponsored employees;
HR records contained incorrect addresses for sponsored workers.

Prestwick Care argued that revocation would significantly impact employees, vulnerable residents, and local healthcare services.

The Court ruled that the Home Office is not required to consider commercial or community impact, its role is ensuring sponsor compliance, regardless of the size of the business.

Supporting Care Ltd, R (On the Application Of v Secretary of State for the Home Department [2024] EWHC 68 (Admin)

In the other case, Supporting Care Ltd had its licence revoked due to six policy breaches found during a compliance visit, though only one breach remained in dispute at the time of the hearing.

The sole disputed breach involved a Senior Care Worker allegedly not performing all CoS-listed duties.

Supporting Care submitted that the Home Office had failed to consider the wider impact on:

Sponsored workers and their families who would face removal from the UK;
Vulnerable individuals under the company’s care; and
Service provision within the local care sector.

They argued that the wording of the policy gave room for discretion to be exercised.

C10.4. Annex C1 of this document sets out the circumstances in which we will revoke your licence – these are known as ‘mandatory’ grounds of revocation. If any of these circumstances arise, we may revoke your licence immediately and without warning. […]

Sponsor-guidance-Part-3-compliance-12-24-v1.0.pdf (p.46)

In addition, public law principles require discretion to be exercised.

The High Court ruled in Supporting Care’s favour and held that discretion still applies, as mandatory revocation must be reasonable and proportionate.

Court of Appeal Decision

Prestwick Care Ltd appealed, arguing that the Home Office should consider wider consequences when revoking licences.

The Court of Appeal dismissed the appeal, reaffirming that the Home Office is not responsible for assessing the impact on health and social care.

Meanwhile, the Home Office challenged the Supporting Care ruling, arguing that the High Court’s decision undermined the sponsor licence regime.

The High Court’s decision to quash the revocation in Supporting Care was upheld, but only on procedural fairness grounds, as the Home Office failed to put its dishonesty finding to the employee or employer before revocation.

Conclusion

While sponsors must comply with their duties, the Home Office must also act fairly when imposing serious penalties. However, for serious breaches, revocation remains mandatory, and wider impact assessments are not required.

Have questions? Get in touch today!

Call us on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Use the contact form function on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/ask-question/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

James Cook

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Repair obligations – who is responsible for repairs, the landlord or tenant?

Disrepair issues are a common and significant concern in landlord and tenant relationships. Water leakage and the presence of mould are among the most common disrepair issues complained about by tenants. Meanwhile, disputes concerning property condition, defects, and repair obligations can quickly escalate and lead to litigation. Repair obligations are therefore important to take into consideration.

To landlords and tenants, it is important to consider whether a particular issue constitutes disrepair and whether the landlord’s obligations under a repairing covenant apply.

Better Intelligent Management Ltd and Another v Zaid Alothman Holding

One recent judgment of appeal that sheds light on this issue is Better Intelligent Management Ltd and Another v Zaid Alothman Holding [2025] EWHC 392 (Ch). The dispute centred around liability for disrepair to the windows in the blocks and whether the lessor or lessee was responsible for the related repairs. The problems identified include the excessive salt staining to the elevations, water ingress in and around the windows and failed glazed units.

The legal principles referred to by the court among other things are:

- Where there was no identifiable disrepair, a landlord would not be liable for the damage caused by condensation arising from a design defect; and
- Where building defects had existed since construction, and there had been no damage or deterioration in the condition of the building, a repairing covenant did not require the defect to be eradicated, however the original defect arose.

By following the principles above, if the issue is caused by design or installation defects, it is not disrepair. However, in the judgment, the court considered that the trial judge erred in focusing on the condensation as the subject matter of the disrepair rather than the window seals and units as the problems might be due to the progressive seal failure not necessarily the design or installation issue. It was held that the matter was remitted to the judge for further findings on the nature and cause of the defects.

Final thoughts

In conclusion, landlords and tenants should carefully assess the specific terms of their leases and the condition of the property to understand their respective rights and obligations when it comes to disrepair issues.

Have questions? Get in touch today!

Call us on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Use the contact form function on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/ask-question/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

James Cook

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Major UK Visa Fees Increase from April 2025 – What You Need to Know

This month’s so-called “Awful April” has seen bill rises for millions across the country. For those planning to apply for a UK visa, this is no exception. The UK government has announced that, from 9^th April 2025, multiple visa categories’ Home Office fees will increase, including visitor visas, family visas, and indefinite leave to remain. Below, we have compiled the new visa fees increase for the most common visa types for your reference:

Student Visa

Both in-country and out-of-country applications: £490 → £524

Visitor Visa

6-month visa: £115 → £127
2-year visa: £432 → £475
5-year visa: £771 → £848
10-year visa: £963 → £1059

Partner Visa (Spouse/Unmarried Partner Visa)

Out-of-country application: £1846 → £1938
In-country application: £1258 → £1321

Skilled Worker Visa

Out-of-country applications:

Up to 3 years: £719 → £769
More than 3 years: £1420 → £1519

In-country applications:

Up to 3 years: £827 → £885
More than 3 years: £1636 → £1751

Indefinite Leave to Remain (ILR)

£2885 → £3029

Naturalisation (British Citizenship Application)

£1500 → £1605 (excluding citizenship ceremony fees)

Sponsorship Licence (for Employers)

Small sponsor licence: £536 → £574
Large sponsor licence: £1476 → £1579
Certificate of Sponsorship (COS) for work visas: £239 → £525

For the full list of updated fees, visit the official UK government website: Home Office immigration and nationality fees: 9 April 2025 – GOV.UK

Our Comments

This fee increase will affect most UK visa categories and will increase the financial burden on applicants – particularly those planning to settle, reunite with family or secure long-term residency in the UK. However, compared to recent immigration policy changes, this adjustment is relatively modest, with most increases under £100 and priority fees remaining unchanged.

If you’re planning to apply for a UK visa, submitting your application sooner rather than later could help you avoid these additional costs. In addition, we strongly recommend that applicants stay updated with government announcements and plan their finances accordingly to ensure a smooth visa or immigration application process.

If you’re considering applying for a UK visa, now could be the best time to act! Contact Lisa Law Solicitors today—our experienced immigration lawyers are here to assist you with your application and help you secure the current lower fees before the price increase takes effect.

Have questions? Get in touch today!

Call us on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Use the contact form function on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/ask-question/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

James Cook

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New Statement of Changes in Immigration Rules HC 733

On 12 March 2025, the Home Office published a new Statement of Changes to the Immigration Rules HC 733, with amendments taking effect between 12 March and 13 August 2025. Key updates include new visa requirements for nationals from Trinidad and Tobago, changes to the Skilled Worker route, Ukraine Schemes, EU Settlement Scheme (EUSS), and more.

Keep reading to learn more about the changes and how they could affect you.

Visit visa requirement for Trinidad and Tobago nationals

From 15:00 GMT on 12 March 2025, Trinidad and Tobago nationals require a visa to visit or transit the UK (unless exceptions apply), due to a significant rise in asylum claims.

Nevertheless, nationals with confirmed travel bookings and an Electronic Travel Authorisation (ETA) may enter the UK without a visa until 15:00 on 23 April 2025.

Skilled Worker Route changes

Care Worker Recruitment

Sponsors must attempt to recruit from the existing pool of overseas care workers already in the UK before offering roles to new overseas applicants or those from other immigration routes. Confirmation from regional/sub-regional partnerships showing that recruitment from this pool has been attempted and no suitable workers were available will be required.

Minimum Salary Threshold

The lowest salary threshold increases from £23,200 to £25,000 per year, in line with the National Living Wage rise in April 2025. Some going rates in healthcare and education are also revised.

Salary Deductions

New rules ensure salary deductions align with paid allowances. Sponsorship costs cannot be recovered from applicants. Loopholes allowing applicants to fund their own salary via investments in the sponsor’s business are closed.

New Entrants

Salary reductions for new entrants are only available if training towards a recognised UK professional qualification.

Certificate of Sponsorship (CoS) validity

Under the new sponsorship IT system, a CoS will be valid for 90 days (previously three months).

Ukraine Schemes

Children under 18 can apply to extend leave if initially granted outside the Immigration Rules to join parents with Ukraine Scheme permission;
Step-parents are no longer recognised as parents under the Homes for Ukraine Scheme;
From 13 February 2025, Ukrainian nationals will need entry clearance to travel to the UK. The variation process ends on 13 August 2025.

EU Settlement Scheme (EUSS)

Expired BRCs and BRPs

Non-EEA nationals can use BRCs/BRPs that has expired by up to 18 months for identity verification, without re-enrolling biometrics.

Pending Administrative Reviews

Individuals awaiting EUSS administrative reviews who have not left the UK will not be removed (except those on immigration bail).

Post-transition Citizens

Those who became EU/EEA/Swiss citizens after the transition period cannot sponsor family permit applications.

Suitability Refusals

Applicants may be refused on suitability grounds without a deportation/exclusion order if their conduct before the transition period meets the EU law public policy threshold. In addition, the threshold of ‘serious grounds’ of public policy or security will need to be met where applicants have/are eligible for indefinite leave to enter or remain under Appendix EU.

Electronic Travel Authorisation (ETA) Scheme

Trinidad and Tobago nationals are no longer eligible for ETA from 15:00 GMT on 12 March 2025;
Exemptions apply to French school group children;
British Nationals (Overseas) are exempt from ETA requirements.

Global Talent and Prestigious Prizes Routes

Updates reflect changes requested by Arts Council England, Pact, British Fashion Council, and RIBA;
Digital technology applicants no longer require an external form;
Golden Globe awards renamed in line with current titles used by the Hollywood Foreign Press Association.

Other changes

Some of the other changes of note included the following:

Annual updates made to the Permit Free Festival List and Youth Mobility Scheme annual quotas;
Child Student Safeguarding provisions updated, including nominated guardians and living arrangements;
Where there is an error in the conditions or time period in a grant of permission, individuals will no longer have to submit an administrative review but to submit an ‘error correction grant’ free of charge for both out-of-country and in-country applications;
PhD students can be exempt from Academic Progress requirements if they are following their academic supervisor to another education sponsor to complete their studies, allowing them to switch sponsors within the UK without leaving;
List of disability-related benefits and documents accepted as evidence of divorce in the UK will be updated;
Provisions for Postgraduate Doctor or Dentist training will be removed from the Student route as access to these programmes is now provided via the Skilled Worker route;
4 new Scottish benefits will be designated as public funds for immigration purposes to ensure a consistent approach to migrants’ access to benefits across the UK;
New ‘genuine intention to study’ requirement will be added to Appendix Short-term Student (English language).

Have questions? Get in touch today!

Call us on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Use the contact form function on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/ask-question/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

Sumit Singh

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Case Study: How to Overcome Family Visit Visa Refusals and Secure Approval

We recently received a number of enquiries from clients who faced UK family visit visa refusals on their applications, often on the grounds of “immigration intent” or issues relating to their bank statements.

Such refusals can be disheartening and disrupt long-awaited reunions with loved ones. Fortunately, with the professional assistance of Lisa’s Law, these clients have been granted their visas and successfully travelled to the UK to visit their families.

In this article, we draw from cases we have dealt with to explore the common reasons behind visitor visa refusals and share expert advice on how to avoid making the same mistakes in future applications.

Understanding the Main Reasons for Visa Refusals

To solve a problem, it is important to first understand it. Based on our experience, the Home Office typically refuses visitors visa for the following reasons:

Inconsistent or Unexplained Bank Transactions

Entry clearance officers place great emphasis on an applicant’s financial situation. A well-documented and consistent bank statement is crucial in demonstrating the ability to support oneself during a stay in the UK. Sudden large deposits or unexplained transactions close to the time of your application can raise red flags.

Advice: Provide at least six months of continuous and stable bank statements. If large deposits are present, include clear documentation to explain their source to avoid suspicion.

Weak Ties to Your Home Country

The Home Office must be convinced that applicants have strong social and economic ties to their home country and that they will return after their visit. Failing to demonstrate these ties may lead to the assumption that the applicant intends to overstay or even settle in the UK.

Advice: Submit documents such as property ownership certificates, employment contracts, evidence of close family members residing in the applicant’s home country, or school records of dependent children. These can help illustrate commitments back home.

Unreasonably Long Proposed Stay

If the duration of an applicant’s intended stay appears excessive for the purpose of a family visit or tourism, it may raise doubts about their true intentions.

Advice: Suggest a reasonable length of stay and provide supporting documents such as return flight bookings, employer leave approvals, or academic commitments, to show you intend to leave the UK as planned.

Suspected Immigration Intent

If an applicant’s submission lacks coherence, is poorly documented, or fails to clearly demonstrate the purpose of the visit and the intention to return, the Home Office may suspect underlying immigration motives. This risk is particularly high if the proposed stay is lengthy, the applicant’s financial situation is unclear, or their ties to their home country appear weak.

Advice:

Clearly state the purpose of the applicant’s visit. If an applicant is visiting family, include an invitation letter, proof of the inviter’s lawful stay in the UK, and documents showing the relationship with them.
Emphasise the intent to return. Supporting evidence may include a return ticket, proof of employment, family obligations, or academic commitments in applicant’s home country.
Ensure the documents are truthful, complete, and consistent. Any discrepancies may be interpreted as a risk factor.

Supporting Documents

The Home Office verifies the authenticity of all documents submitted – including bank statements, employment verification, and other supporting evidence. If any materials are found to be false, not only will the visa application be refused, but the applicant may also face a 10-year ban from entering the UK.

Advice:
All supporting documents must be genuine and translated in full by a certified translation agency, bearing an official stamp. Bank statements should be obtained directly from the bank and translated by an accredited agency with an official stamp. Employer letters must be printed on official company letterhead and signed by the employer or HR manager. Never submit forged or altered documents, as doing so may result in serious consequences, including a visa refusal and a potential 10-year ban from entering the UK.

What to Do If Your Visa Has Been Refused?

Being refused a visa does not mean you cannot apply again successfully. The key is to carefully review the refusal notice and address the specific issues raised. Every case is unique, and we strongly recommend seeking professional legal advice before reapplying. A tailored application strategy will significantly improve your chances of success.

Final thoughts

We understand that every visa application carries the deep emotional weight of wanting to reunite with family. At Lisa’s Law, we have years of experience assisting clients with UK visa applications, including those who have previously been refused.

Whether you are applying for the first time or have faced a refusal in the past, we are here to provide you with professional, one-on-one support throughout your application journey.

If you have any questions regarding immigration or visa matters, feel free to contact Lisa’s Law for expert advice and assistance. We are here to help.

Have questions? Get in touch today!

Call us on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Use the contact form function on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/ask-question/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

Sumit Singh

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Going, Going, Gone! What to Watch Out for at Property Auctions

Property auctions can be an exciting way to secure a great deal, but they also come with risks. Whether you are bidding in a traditional or modern auction, it is important to be aware of potential pitfalls to avoid costly mistakes.

Traditional vs Modern Auctions

Traditional auctions take place in person or online, with buyers bidding in real-time. If you win, you must pay 10% deposit immediately and complete the purchase within 28 days. This method is fast but requires buyers to have their finances ready.

Modern auctions are usually online and allow buyers a longer timeframe. Instead of an immediate deposit, the winning bidder pays a reservation fee (usually non-refundable) and then has 56 days to complete the purchase. This gives the buyers more time to arrange financing but comes with additional fees.

Key Things to Watch Out For When Bidding

Research the Property Thoroughly

Before bidding, check the property’s market value, condition and location. Auction guide prices can be misleading – some properties are priced low to attract bidders.

Get a Survey and Legal Checks

Once the hammer falls, you are legally bound. You cannot back out of the deal. . Arrange for a survey to check for structural issues and have a solicitor review the legal pack for any hidden problems, like disputes or outstanding charges before you start bidding, so that you know what you are bidding for.

Stick to Your Budget

It is easy to get caught in a bidding war. Set a maximum price and factor in extra costs such as stamp duty, renovation expenses and auction fees.

Understand the Fees

Auction properties often come with buyer’s premiums, administration fees and reservation fees. Read the fine print to avoid unexpected costs.

Have Your Finances Ready

For traditional auctions, you need immediate funds. For modern auctions, you have more time, but failure to complete could mean losing your reservation fee.

Final thoughts

By understanding these differences and ensuring you have expert legal guidance, you can make a smart property investment while avoiding costly mistakes. Lisa’s Law conducts thorough due diligence, reviews contracts, and identifies risks, giving you confidence in your investment. Protect your interests with our experienced team – contact us today for seamless, strategic legal support before you bid.

By Wai Ling Chin

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Sumit Singh

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Case Study – Successfully Disputing Business Rates and Penalty

We recently successfully assisted a commercial leaseholder client who was disputing Business Rates bills exceeding £70,000 for a commercial property. Despite the client being the occupier on the record, on evidence provided, the council agreed that they were not liable for the bills.

Background and Reasoning

The client previously operated a restaurant at the premises. They entered a 5-year lease in August 2012. In August 2016, due to a family emergency, the client left the country. The business partner then took over the restaurant’s operations. They then agreed to take a sublease at the premises and become responsible for rent and other expenses, while the client retained leasehold ownership.

In June 2017, the client gave authority to renew the lease, believing the partner had officially taken over the business, although the lease name was not changed. The partner later incorporated a company continue operating the same business at the premises. The business ceased operations in June 2019 and the business partner became untraceable.

The client returned to the UK in 2020 and returned the property to the Landlord. However, they discovered unpaid Business Rates bills totalling around £70,000. The client learned from the local council that the partner and the company had not paid the Business Rates bills since the original takeover. After communicating with the local authority, in August 2024, the client received a revised bill for £58,533.36, despite having returned the property in January 2020 and not being the occupier since 2016.

We argued that the bill should be directed to the business partner and to the company for the period after June 2017, and to the landlord for any period after the property was returned. The reasoning for this was that the client had not been the actual occupier for those periods of time. We submitted sufficient evidence to prove the partner and the company’s operation including bank statements, accounts for the business income.

We also provided evidence to prove that the client had left the country and had not returned until 2020. Our client could therefore not possibly be occupying the premises for the purpose of Business Rates. The council agreed with our view and concluded the client was not liable for the bill.

Points to Take

Even though the leaseholder of the business premises is usually responsible for paying these rates, in some situations they are not the actual occupier. Liability should be clearly stated in the lease agreement, or any other sub-lease or contract of occupation. As a tenant or sub-tenant, it is important to read the lease or agreement carefully and if in doubt, to seek advice from a professional on the relevant terms.

The conclusion of who pays business rates, tenant or landlord, is essentially based on occupancy and lease terms. Every case is different depending on the specific lease terms. Understanding the lease and responsibilities regarding business rates is important for both landlord and tenant.

Also, do not delaying clarifying any disputed bill, if there is any issues that do not sit right, respond earlier is better than late.

Have questions? Get in touch today!

Call us on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Use the Ask Lisa function on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/ask-question/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

James Cook

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Final thoughts

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Traditional vs Modern Auctions

Key Things to Watch Out For When Bidding

Final thoughts

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Background and Reasoning

Points to Take

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