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During their immigration application, many clients are concerned about a sensitive but realistic question: “If I have prior criminal records, will it impact my application? If I was forced to participate in a crime, would it still be possible to reverse the case?” Such situations are not infrequent in practice, especially in cases involving drugs and illegal labour.  The victim of modern slavery or human trafficking is a common defence for affected individuals to mitigate unfavourable decisions.

The case we’re discussing today, R v BMJ , is about applications for leave to appeal against convictions for multiple drug-related and associated offences as well as sentences imposed across three distinct sets of offences. The applicant sought to mitigate his criminal liability and avoid adverse immigration consequences by attempting to plead a victim of modern slavery or trafficking . While the defence was unsuccessful in this instance, it provides a valuable lesson for similar cases in the future.

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Background of R v BMJ

 

The applicant has a criminal record involving multiple offences and was sentenced to imprisonment for his convictions, including possession with intent to supply Class A drugs, possession of criminal property, carrying a bladed article, failing to surrender to custody, drug supply offences, and driving offences.

In November 2022, the Single Competent Authority (SCA) issued a conclusive grounds decision recognising him as a “victim of modern slavery in the UK during approximately 2007/2008 – April 2021 for the specific purpose of criminal exploitation” The applicant has since applied for an extension of time in which to appeal against convictions and sentences, submitting fresh evidence linked to his trafficking victim status. The applicant argues that this new context undermines prior findings and justifies revisiting the original decisions.

The Court fully considered the relevant sentencing guidelines, prior defence materials, and new evidence, and concluded as follows:

Regarding the appeal against sentence, the applicant argued that the sentence was manifestly excessive and that insufficient weight had been given to mitigating factors related to drug trafficking and debt. However, the Court found that the applicant did not credibly demonstrate that he was a victim of modern slavery or trafficking in connection with the offences at that time.

Appropriate reductions within the sentencing range had already been made, taking into account both the applicant’s prior convictions and the seriousness of the offences, rendering the sentence fair and proportionate.

The Court ruled out any abuse of process and found no other grounds that could affect the safety of the convictions; therefore, the application’s grounds were unarguable, and his applicant was refused.

 

Our thoughts

 

Authorities consider the conviction based on the following factors: 1) whether there is reason to believe that the individual is a victim of modern slavery or trafficking? 2) whether there is clear evidence of a credible common law defence of duress? 3) whether there is clear evidence of a statutory defence 4) whether it is in the public interest to prosecute the individual?

It is notable that, although the applicant was later referred through the National Referral Mechanism (NRM) process and ultimately recognised as a victim by the SCA, the Court did not rely solely on this finding. Instead, it examined the case as a whole.

Given the applicant’s inconsistent statements and lack of credibility, alongside prosecution evidence showing the applicant played an active role in drug distribution, the Court concluded that—while the applicant may have been in debt or under some pressure—there was no clear exploitative relationship linking the offences to trafficking. The applicant’s voluntary and leading involvement in the crimes was established. Even if the applicant qualified as a victim of trafficking or modern slavery, which could warrant some mitigation, the seriousness of the offences and the public interest justified prosecution.

This case highlights that in immigration matters involving criminal charges, especially serious crimes such as drug offences, claims of being a victim of human trafficking or modern slavery require strong, consistent evidence to influence both criminal liability and immigration outcomes. UK courts apply a high standard for such claims, and personal statements alone rarely succeed. Simple or late claims that conflict with the facts are usually rejected and can weaken the defence. Therefore, it is crucial that such claims should be supported by solid evidence.

For applicants with criminal records or facing serious charges, even if there are vulnerable circumstances such as being forced to commit crimes, prosecution may continue based on public interest. Such criminal records can seriously affect future immigration applications.

Applicants with these kinds of experiences shall seek professional legal advice early, which helps assess whether there are grounds to claim trafficking or Modern Slavery and allows for timely use of protection mechanisms, such as the NRM, to collect supporting evidence.

If you or your family members face similar complex situations, please contact Lisa Law today. Our professional team is ready to provide thorough assessments and strong support.

 

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.

Or, use the contact form 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.

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James Cook

The Ministry of Housing, Local Government and Communities has announced the launch of a publicly owned National Housing Bank, which aims to build over 500,000 new homes.

With the UK dealing with a problem-stricken housing sector which includes issues such as millions stuck on social housing waiting lists, a shrinking private rental sector, and the average age of a first-time buyer now at 34, the government has made fixing the housing sector one of their top priorities since coming to power.

Let’s find out more about the National Housing Bank and what it is slated to do.

 

What is the objective of the National Housing Bank?

A combination of public and private sector investment

Part of the government’s “Plan for Change”, the National Housing Bank will be backed by £16bn worth of public investment. This eye-catching figure is in addition to £6bn of additional investment which has already been allocated this Parliament.

The National Housing Bank will also seek to leverage £53bn of private investment to support the building of 500,000 homes. It will act similarly to a development bank through the use of low-interest loans, guarantees and investment in housing projects.

This partnership with the private sector will add much needed stability and reassurance for housing developers and investors.

Furthermore, the recent £2.5 billion in low-interest loans announced at the recent spending review will also form a core part of the support for the building of social and affordable homes.

Greater Autonomy for Homes England

This new strategy will give Homes England, which is the government’s housing and regeneration agency, greater autonomy to make long-term investments as well as the capability to issue government guarantees directly. The hope is that this will create a more streamlined, efficient system which will accelerate housing delivery.

Collaboration with mayors and local leaders will be encouraged in the form of integrated financial support packages to ensure that housing and regeneration priorities are delivered on across the country. As part of this, an unspecified portion of the £16bn may be allocated to the Greater London Authority or Mayoral Strategic Authorities.

Following the announcement, the Deputy Prime Minister and Housing Secretary Angela Rayner said:

“We‘re turning the tide on the housing crisis we inherited – whether that’s fixing our broken planning system, investing £39 billion to deliver more social and affordable homes, or now creating a National Housing Bank to lever in vital investment.    

“This government is delivering reform and investing in Britain’s renewal through our Plan for Change. Our foot is firmly on the accelerator when it comes to making sure a generation is no longer locked out of homeownership – or ensuring children don’t have to grow up in unsuitable temporary accommodation, and instead have the safe and secure home they deserve.”

 

Our thoughts

The creation of the National Housing Bank represents a serious, substantive attempt to address the UK’s housing crisis. We welcome action taken to bolster the UK’s housing stock and property market, with the aspiration of secure housing currently out of reach for so many people, particularly in London.

The government has set itself a target of 1.5 million new homes by the end of the Parliament, representing 370,000 per year. This is beyond what any government has managed for half a century, so it remains to be seen whether this will be achievable. They will hope that the National Housing Bank can play a crucial role in helping them to achieve this lofty ambition.

 

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.

Or, use the contact form 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.

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James Cook

As of 29 May 2025, the Home Office updated its Sponsorship duties guidance and Student and Child Student guidance. From 15 July 2025, further developments are anticipated in how entry clearance is granted for overseas applicants under work and study routes through eVisas. We previously covered how the government’s Immigration White Paper will affect international students more generally, and in this article we will go into more detail about sponsorship guidance as well as student and child student guidance.

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We have summarised the key changes made in the new guidance below:

Sponsorship Duties

  • Record-keeping requirements for Student sponsors are now consolidated within the main Student sponsor guidance;
  • Retention rules clarified: documents must be kept until 1 year post-sponsorship, or until a compliance officer has signed off, whichever is earlier;
  • Original passports must not be retained, unless for safekeeping for minors, and they can access passports with parents’/guardians’ consent;
  • Sponsors must be aware of their data protection obligations under UK regulations;
  • Sponsors must keep copies of specific documents of each sponsored student, including parental consent letters, which can be in paper or electronic form.

Additional changes

  • From 31 October 2025, successful applicants under the Student and Child Student routes will receive eVisas, rather than visa vignettes and BRPs;
  • Student sponsor licences will no longer require renewal;
  • Enhanced safeguarding and reporting duties for Child Student sponsors:
    • Required confirmation of living arrangements at the Confirmation of Acceptance of Studies (CAS) stage;
    • Detailed rules around permitted carers/guardians, travel arrangements, and permitted living arrangements;
    • Sponsors must report on the Sponsorship Management System non-permitted living arrangements within 10 working days, along with remedial steps.

eVisa rollout for entry clearance

The Home Office has confirmed that from 15 July 2025, applicants under study and work routes applying for entry clearance from abroad may no longer receive a physical visa vignette in their passport. Instead, they will need to:

  • Create a UKVI account to access their digital eVisa before travelling; and
  • Follow specific instructions, which will be given at the time of application submission.

Importantly, this does not yet apply to:

  • Dependants of other visa routes; or
  • Applicants in non-study/work routes, who will still receive a physical vignette.

At this stage, the guidance remains vague, using the term “may”, and does not confirm the operational changes or logistics involved.

Conclusion

These changes mark a continued shift towards digitisation, simplification, and enhanced compliance oversight. Sponsors, especially educational institutions, must now prepare for stricter safeguarding protocols around Child Student care and documentation. In addition, it would be prudent for them to review and adjust internal compliance policies and training procedures to align with the updated record-keeping and eVisa framework.

For overseas applicants, the gradual phasing out of visa vignettes signals a new era of digital-only travel clearance, though operational clarity is still awaited. Sponsors and employers should monitor updates closely to ensure students and workers arriving after July 2025 are aware of the new eVisa process and prepare accordingly.

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.

Or, use the contact form 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.

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James Cook

In a judgment delivered on 4th June 2025, the Supreme Court gave lenders a stark reminder: just because two people borrow together, it does not mean they are borrowing equally, especially when only one of them is cleaning up their tangled finances.

By Wai Ling Chin

Background

The case, Waller-Edwards v One Savings Bank Plc, began like many modern lending tales: a couple, a remortgage, and a suspiciously one-sided financial benefit. Ms Waller-Edwards and her then-partner, Mr Bishop, re-mortgaged her home to get £384,000, of which £25,000 would be used to pay off his car and £14,500, his credit card. The remaining money was supposed to allow the couple to make a joint purchase of a buy-to-let. However, Mr Bishop used the loan to make divorce payments to his ex-wife and to pay off the first charge on a property he was building.

When the romance ended, so did the repayment harmony. Ms Waller-Edwards was left living in a heavily mortgaged property, and when they fell into arrears, the bank commenced possession proceedings.

Ms Waller-Edwards argued that she had entered into the re-mortgage under Mr Bishop’s undue influence, and that the bank should have spotted the red flags. After all, it could hardly be considered joint benefit if one party walked away debt-free and the other got stuck with the tab. The question before the court was whether this type of part-borrowing, part-bailout loan required the bank to take extra care.

Decision

The Supreme Court said yes – loudly and clearly. Lady Simler gave the only judgment, declaring that where there is a more than de minimis element of borrowing serving to clear one party’s personal debts, the bank is ‘put on inquiry’. This means that the bank must take extra steps (known as the ‘Etridge protocol’) to make the risk clear to the vulnerable party by having them seek independent legal advice, thus preventing them from being pressured, tricked or guilt-tripped into signing.

The court also rejected the fuzzy ‘fact and degree’ test previously used for such cases. Instead, it adopted a ‘bright line’ test: if the loan benefits one party more than trivially, it is a surety transaction and the bank must act accordingly. There is no room for assumptions – or romantic optimism.

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.

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

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James Cook

As Lisa’s Law Solicitors continues to expand, we recently welcomed three new colleagues to the firm. Laura Zhang and Louis Lim add to our growing Conveyancing department, while Samson Chu joins our Family and Wills and Probate team.

Get to know each of them in the profiles below.

Laura

Laura 1

Laura Zhang is a dedicated legal professional specialising in property law and real estate transactions. She holds a Master of Laws (LLM) from the University of Manchester and a Bachelor of Laws (LLB) from the University of Birmingham. She also successfully completed the Legal Practice Course (LPC) at the University of Law.

Before joining Lisa’s Law, Laura worked as a court clerk at an Intermediate People’s Court in China and gained experience in various legal fields at a city law firm in the UK. However, she discovered her true passion lies in property law.

In her spare time, Laura enjoys music, fitness, and travelling.

She is fluent in both English and Mandarin.

Louis

Louis

Louis holds a University of London LLB External Programme degree from Brickfields Asia College, Malaysia, and is currently completing his Bar Training Course with Professional Legal Studies (Master’s) at BPP University. His legal journey includes working as a Paralegal at A. Vincent Solicitors Ltd for over a year, where he supported immigration, criminal, and civil cases.

Louis was selected for the Bridging the Bar 23/24 Academy Program, enhancing his skills through training and mentorship with experienced barristers. He has also volunteered with Central Law CIC, providing legal guidance to over 30 clients and contributing to outreach efforts that increased the program’s reach.

Additionally, Louis gained valuable courtroom exposure through Judge Marshalling at Manchester Crown Court in January 2023, where he assisted HHJ Suzanne Goddard KC, observing case management, hearings and gaining insights into advocacy and court operations. Louis also did a Mini Pupillage with Jemma Gordon from St John’s Buildings (24th – 26th July 2023), where he observed client engagement, trial advocacy, and the dedication required in the legal profession.

He is fluent in English and Cantonese, and is a native Mandarin speaker.

Samson

Samson 1

Samson Chu joins our burgeoning Family and Wills and Probate team as a legal assistant. He holds an LLB at Queen Mary University of London and an LLM in Legal Practice (with Distinction) from the University of Law, London Moorgate. He recently passed SQE 1 and 2 on his first attempt. Before joining Lisa’s Law, Samson gained valuable legal experience through law firms, pro bono clinics, and in-house legal teams in both London and Hong Kong.

He is fluent in Cantonese, Mandarin, and English.

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.

Or, use the contact form 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.

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James Cook

Last week, the Migration Advisory Committee (MAC) published its report on the Minimum Income Requirement (MIR) for family visas. The MAC proposed that the MIR should not be matched to the skilled worker route. They also suggested different calculations that could be used instead for family visa financial requirements and made recommendations to improve the way the MIR is evidenced.

Victor - Namecard

The Report

The Human Impact of the MIR

The report concluded that the MIR, an income threshold which was first introduced in 2012 as £18,600 and in April 2024 was raised to £29,000, has implications for both economic wellbeing and family life, particularly affecting the ability of families to remain together as a family unit. The report considered evidence from organisations, lawyers and individuals and it was observed that the current threshold has led to extended periods of separation for couples, with adverse effects on mental health, relationships, and the development and wellbeing of children.

Problems with the Current Approach

The current MIR is linked to the 25th percentile of earnings for occupations eligible under the skilled worker route. The report highlighted that the use of a threshold based on economic migration benchmarks is misplaced for the partner route, which is designed for  enabling family reunification rather than assessing labour market contributions.

The correlation between sponsor income and the future earnings of the non-UK partner was found to be weak, meaning that assessing the applicant’s potential economic impact based solely on the sponsor’s earnings was limited. There are also connected gender-based discrimination issues, since female sponsors may have a higher demand of childcare responsibilities and lower earnings, however the applicant’s prospective income cannot currently be considered.

Proposed Alternatives and Flexibility

Many alternative financial indicators were considered to set an appropriate MIR. Approaches based on living standards were looked at, using measures such as the Minimum Income Standard derived from the Joseph Rowntree Foundation and the Real Living Wage. These measures suggested that an income range between around £23,000 and £28,000 would more effectively support with the necessary living standards and protect families from falling into poverty.

Options based on the financial threshold needed to be ineligible for benefits (with references to Universal Credit eligibility or relative poverty measures) were also considered, with the report stating that such indicators provided a more realistic reflection of the minimum income required to live without dependence on state benefits.

A key conclusion was that a MIR set in the range of £23,000–£25,000 would better balance economic wellbeing and family life, and a higher threshold would reduce the number of applications and lower the cost of migration at the risk of increased hardship for families.

Evidencing income

The MAC’s overall conclusion was that it will be for the government to determine how to prioritise family versus fiscal considerations. The report identified challenges concerning the evidential requirements imposed on sponsors and applicants. The current requirement for sponsors to submit six months of UK payslips can intensify family separation, where a UK-based sponsor has to work here separated from their partner just to build up the right number of payslips.

The difficulties related to capturing self-employment income were highlighted in the report. In the current requirement, self-employment income must be demonstrated over a 12-month period and cannot be combined with cash savings, which was argued to be a rigid requirement. The report suggested that policies should be amended so that cash savings can be counted alongside both employment and self-employment income. This would allow great flexibility in evidencing financial capability, as many applicants have accumulated savings from prior earnings, and would avoid penalising those in self-employment who face timing issues related to tax return filing and income variability.

The report also recommended that the method of evidencing income should be simplified by enabling an approach in which the total income received over a six-month period is annualised, rather than relying on the current rule that multiplies the lowest earning month by a fixed factor. Such a change was suggested in order to protect applicants from adverse outcomes caused by short-term fluctuations in earnings.

Additional Recommendations and Areas for Reform

The report made a recommendation for the Home Office to consider more flexible rules that consider verifiable UK job offers from main applicants. This would allow a more accurate assessment of the actual household income instead of a sole reliance on the sponsor’s earnings. The report states about having different financial thresholds for individual and household income where one or both partners’ income is available to be assessed.

The report also addressed the Adequate Maintenance Requirement (AM), but only from the perspective of partner visas, not other family routes. The report stated that the AM test, originally intended to offer a fairer alternative for applicants in vulnerable circumstances, relies on outdated benefits benchmarks, because Income Support is not a current basis and is being phased out altogether in 2026.

Universal Credit replaced Income Support but involves a number of different components so is not a like for like replacement for Income Support. Various options were presented to update the AM test, including having a new fixed requirement or simply having just the adequate accommodation test, since for the partner route most applicants who receive a qualifying benefit would meet the AM adequate maintenance test anyway.

The report called for improved data collection and standardisation of information, because there were large gaps in the data collected by the Home Office when the MAC came to write this report. MAC opposed to maintaining the current financial requirement aligned with the skilled worker route and has proposed a number of alternative calculation options.

The report makes some useful pragmatic recommendations and pushes for the parent route to allow applications from people who would also be eligible for the partner route, to reduce the harm currently caused to children by family separation. However, some of the financial requirement calculations in the report are not necessarily lower than the current threshold (particularly if the option of ‘household’ income requirements was taken up.

My thoughts

I do believe that changes should be made to financial requirements, as the current financial requirements should reflect the current living standards and national living wage in the UK.

I also believe that changes should be made as to the way the MIR is evidenced. This is to make it easier for applicants to meet the financial requirements.

I do agree that cash savings should be counted alongside both employment and self-employment income. This would allow flexibility in evidencing financial capability, as many applicants have accumulated savings from prior earnings. This would also avoid penalising those in self-employment who face timing issues related to tax return filing and income variability.

If the government accepts the MAC’s proposals for the minimum income requirement, this could result in reduced thresholds for family visas and make it easier to meet the minimum income requirement.

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.

Or, use the contact form 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.

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James Cook

Purchasing a leasehold property often involves lengthy legal procedures that may be unfamiliar, especially for first time buyers.  Several post completion fees arise after the purchase has been completed, typically requiring payments to the freeholder or the management company (or their managing agent). This article explores the usual post completion fees associated with buying a leasehold property.

Namecard for article - Claire in English

Notice of Assignment and Charge Fee

Most leases specify that the assignee (i.e., the buyer) must serve a Notice of Assignment to the freeholder and/or the management company to formally inform them that the lease has been transferred and that the buyer has become the new tenant. This ensures that the freeholder and/or management company is aware of the change in ownership.  Sometimes, the freeholder and management company have separate managing agents, requiring the buyer to serve the Notice of Assignment to each party separately.

If the buyer purchases the property with a mortgage, a Notice of Charge may also be required to notify the freeholder and/or management company of the lender’s interest in the property.

The fees usually cost between £50 – £300 + VAT.

Deed of Covenant Fees

Some leases require the buyer to enter into a Deed of Covenant, pledging to comply with the covenants and conditions set out in the lease after completion. This ensures that the new tenant adheres to obligations such as paying service charges, becoming a member of the management company, and following house rules.

The lease may include a standard form for the Deed of Covenant. Sometimes, the freeholder’s managing agent or management company provides a draft deed or must approve the one prepared by the buyer’s solicitor.

A fee is typically charged for drafting or approving this document.  The fees usually cost between £150 – £300 + VAT.

Certificate of Compliance Fees

The leasehold register of the property may include restrictions requiring the freeholder and/or management company’s consent for the transfer. To complete registration at the Land Registry, a Certificate of Compliance is required to lift these restrictions.

The freeholder or management company (or their managing agent/legal representative) will issue the certificate once all lease requirements have been met—such as full payment of service charges and ground rent, and proper service of the Notice of Assignment. Without this certificate, the buyer will be unable to complete title registration with the Land Registry, which can have serious legal and financial consequences.

The freeholder and/or the management company may charge an administrative fee for issuing the certificate of compliance.  It usually costs between £150 – £300 + VAT.

Membership Registration Fees

In some cases, the buyer will be required under the lease to become members of a Residents’ Management Company (RMC) or Freehold Management Company (FMC) upon completion of purchase.  A membership fee may apply typically £50 – £200 + VAT.

Issuance of Share Certificate Fees

If the buyer is required to hold a share in the Residents’ Management Company, the management company’s agent will issue a share certificate after completion.  The leaseholder should keep the original share certificate in safe custody as it will be required when selling the property in the future.  A fee may be charged for issuing the share certificate and usually costs £50 – £150 + VAT.

Conclusion

There are several post completion requirements when buying a leasehold property.   Buyers are advised to work with experienced solicitors to ensure that all necessary steps are taken to satisfy with all these requirements, protecting their investment and ensuring a smooth property transaction.

Lisa’s Law’s highly experienced conveyancing team will be able to proceed your transactions smoothly and effectively. Contact us today to instruct us on your behalf as part of your leasehold purchase.

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.

Or, use the contact form 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.

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James Cook

Following the tragic Grenfell Tower fire in 2017, Parliament undertook a comprehensive review of building regulations and fire safety protocols. This led to the introduction of several new fire safety measures, including the Fire Safety Act 2021, which came into force on 16 May 2022. The Act clarified the scope and responsibilities under the Regulatory Reform (Fire Safety) Order 2005, particularly in relation to residential properties. This article explores the legal requirements of fire risk assessment (FRA) in residential properties in England and Wales.

Namecard for article - Claire in English

What is a Fire Risk Assessment?

A fire risk assessment (FRA) is a systematic review intended to identify potential fire hazards, assess the risks to occupants, and implement measures to mitigate those risks. It should include “general fire precautions,” which cover the reduction of fire risks, provision of safe and effective means of escape, systems for detecting and fighting fires, and arrangements for actions to be taken in the event of a fire.

An FRA must cover the common parts of a building, such as stairwells, entrance halls, and corridors. It must also include aspects of the building’s structure — including external walls, doors, windows, and any features that may affect fire spread.

Does My Property Need a Fire Risk Assessment?

According to Article 6 of the Regulatory Reform (Fire Safety) Order 2005, a fire risk assessment is required where a building contains two or more sets of domestic premises. This means that most types of residential buildings — including purpose-built apartment buildings, Houses in Multiple Occupation (HMOs), and converted flats — are subject to FRA requirements. The only general exception is for a single private dwelling.

This requirement can also extend to maisonettes, which are multi-storey premises where each flat has its own private exit and where there are no shared internal common areas.

Who Should Carry Out a Fire Risk Assessment?

The responsible person is the individual or organisation with control over the premises. This is typically the freeholder, landlord, residential management company, managing agent, or Right to Manage Company.

The responsible person must ensure that a suitable and sufficient fire risk assessment is conducted, that a record of the assessment is maintained, and that all actions required under the Regulatory Reform (Fire Safety) Order 2005 are complied with.

How Often Should a Fire Risk Assessment Be Carried Out?

The law does not specify a fixed timeframe for how often an FRA must be carried out. However, it must be regularly reviewed to ensure it remains up to date — particularly if:

  • The building has undergone major changes (e.g. extensions, conversions, or refurbishments).
  • There is reason to believe the current FRA is no longer valid.

 

Government guidance suggests that for low-rise buildings (up to three storeys, built within the last 20 years), an FRA should be reviewed every two years and a new FRA conducted every four years. For higher-risk buildings, it is recommended that the FRA be reviewed annually and renewed every three years.

The FRA report usually includes a recommended review or reinspection date, which should be followed. Additionally, some mortgage lenders now require a current FRA report; an outdated or expired FRA may be deemed unacceptable during property transactions.

Conclusion

A fire risk assessment is a critical component of residential fire safety. In most cases, it is a legal requirement — especially for buildings with shared areas or multiple dwellings. Single private domestic premises remain exempt, but best practice still encourages informal assessments.

The responsible person must ensure the property complies with fire safety legislation. Failure to do so may result in serious legal and financial consequences, and more importantly, may place lives at risk.

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.

Or, use the contact form 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.

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James Cook

The recent High Court decision in Picturehouse Cinemas Ltd v London Trocadero (2015) LLP has sent ripples through the commercial property sector. At its core, the dispute revolved around the proper interpretation and recoverability of insurance rent under a lease—particularly, whether insurance commissions charged by the landlord’s broker could lawfully be passed on to the tenant. This article summarises the key issues, clarifies the standard understanding of insurance rent, and outlines both the initial and latest judicial findings.

Transparent Namecard for article - Sam in English (3)

The Main Issue in the Dispute

The central question was whether Picturehouse Cinemas, as the tenant, should be liable to reimburse insurance premiums that included undisclosed and significant commission fees—up to 60%—retained by the landlord’s insurance broker. Picturehouse argued that these commissions were not part of the “cost of insurance” as envisaged in the lease, and thus not recoverable through the insurance rent.

What Is Insurance Rent?

In commercial leases, “insurance rent” refers to the amount a tenant must reimburse the landlord for insuring the property. This typically includes the premium paid by the landlord to cover specified risks, such as fire, flood, and public liability. However, disputes often arise over what constitutes the actual cost of insuring the property, particularly where the landlord employs a broker who receives a commission.

Generally, insurance rent is understood to mean the net cost of the premium payable to the insurer, excluding profit margins or commissions not strictly necessary to obtain the cover. The inclusion of commission—especially undisclosed or excessive ones—has been contentious.

Summary of Initial Proceedings

In earlier proceedings, Picturehouse had unsuccessfully argued that they were not liable to pay rent during the COVID-19 lockdowns when their cinema was forced to close. The High Court held in favour of the landlord, ruling that the obligation to pay rent was not suspended by pandemic restrictions.

This ruling reinforced landlords’ rights to full rent regardless of trading conditions or operational shutdowns, setting an important precedent for post-pandemic rent arrears litigation.

Summary of Latest Proceedings and Decision

In a more recent claim, Picturehouse challenged over £700,000 of insurance rent on the grounds that the premiums included broker commissions that were neither transparent nor properly recoverable.

The High Court agreed. It held that the commissions were excessive and not part of the “cost” envisaged in the lease wording. Furthermore, the court criticised the landlord for failing to maintain the building’s sprinkler system, which contributed to increased premiums.

As a result, the court ordered the landlord to repay the disputed amount to Picturehouse. The judgment clarified that landlords cannot recover inflated or undisclosed insurance costs from tenants unless clearly permitted under the lease. This ruling is expected to prompt commercial tenants across the UK to scrutinise their insurance rent obligations more closely.

Conclusion

The Picturehouse v Trocadero judgment serves as a critical reminder of the importance of transparency and fairness in lease obligations. It redefines the boundaries of what can lawfully be recovered as insurance rent and underscores that landlords must justify the amounts they seek to pass on.

For tenants and landlords alike, the case highlights the need to:

  • Review the wording of insurance clauses carefully, especially definitions of “cost of insurance” and permitted recoverable expenses.
  • Question whether broker commissions or administrative costs are explicitly included.
  • Ensure that building maintenance obligations (such as sprinkler systems) are being upheld, as these can impact insurance premiums.

Lisa’s Law can assist by:

  • Identifying vague or unfair terms in proposed lease drafts before signing.
  • Negotiating clearer provisions regarding insurance rent and transparency requirements.
  • Advising on your rights and obligations under existing leases.
  • Providing guidance or representation in case of disputes over service charges or insurance rent.

Engaging with Lisa’s Law at the outset can help mitigate risk, reduce future costs, and ensure that the lease reflects a fair balance between landlord and tenant responsibilities.

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.

Or, use the contact form 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.

author avatar
James Cook

In May 2025, the UK government announced a number of significant changes designed to reduce legal immigration through their Immigration White Paper. Among the areas targeted were study visas, which have come under increase pressure in recent times. International students should pay attention to these changes.

The Labour government have continued to clamp down on immigration, with the Immigration White Paper aiming to reduce the UK’s reliance on foreign labour in favour of upskilling its domestic workforce.

Part of the concern around student visas is the fear that they are open to exploitation, and the idea that students who have no interest in completing their course will use them to stay in the UK or to claim asylum. The white paper also references the fact that of 30% of asylum claims come from visa holders, and of that 30%, almost half of these come from students.

Let’s take a more detailed look at how those on student visas could be impacted by the recent announcements.

 

Shortening of the Graduate Visa Route

One significant change which was announced is the shortening of the Graduate Visa Route from 2 years to 18 months. This means that a student who graduates from university will now only have 18 months to find work and switch to a long-term work visa such as the Skilled Worker Visa. It is expected that PHD students on the Graduate Visa will continue to be able to stay in the UK for three years post-graduation, however this is not yet confirmed.

The government have also announced plans to introduce a levy on higher education provider income from international students, which will be reinvested into the “higher education and skills system”. No detail has yet been provided as to what this levy will be, but further details are set to be announced in the Autumn budget.

The announced change follows an increase in the number of graduates who are staying on as part of the Graduate Visa route from less than 100,000 in 2022 to 250,000 in 2024.

 

Tightened Sponsor Compliance Rules

The Immigration White Paper also contains a number of proposals set to impact student sponsors. At the moment, a sponsor will fail its Basic Compliance Assessment (BCA) if they do not have:

 

  • a visa refusal rate of less than 10%
  • a course enrolment rate of at least 90% and
  • a course completion rate of at least 85%.

 

Sponsors which fail at least one of these metrics can have their sponsorship licences revoked. They can also be temporarily removed from the Register of Student Sponsors for up to two years.

 

What new sponsor compliance rules have been proposed?

  • Raise the minimum pass rate for each of the BCA metrics by five percentage points
  • Simultaneously implement a new Red-Amber-Green banding system to rate the BCA performance of each sponsor and to increase transparency around which are failing
  • Introduce new interventions for sponsors who are close to failing their metrics. This will include placing them on a bespoke action plan designed to improve their compliance. They will also have limits imposed on the number of new international students they can recruit while they are subject to those plans
  • And finally, to require all sponsors wishing to use recruitment agents for overseas students to sign up to the Agent Quality Framework. This is designed to maintain the highest standards of agent management, and ensure that institutions cannot simply outsource their responsibility to ensure that the individuals whose visas they are sponsoring are genuinely coming to the UK to study.

How can Lisa’s Law help you?

At Lisa’s Law, we specialise in assisting students with visa applications, ensuring you meet all requirements and have the best chance of success. Our team will help you navigate the process, from the initial application to maintaining your status while studying in the UK.

Whether you’re an undergraduate starting your academic journey, a postgraduate advancing your career prospects, or a graduate extending your stay to explore professional pathways, our team offers clear, expert advice tailored to your circumstances.

 

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.

Or, use the contact form 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.

author avatar
James Cook

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