Selling can be the right move. The mistake is deciding based on the headline sale price rather than the true cash you will bank after mortgage redemption costs and Capital Gains Tax. This practical calculator shows you how to work out your net sale proceeds and compare them to a refinance or partial sell-down that might deliver better cash flow, less hassle, or a smoother path into retirement. Companion guides These pieces sit alongside this calculator and help you compare selling

Post-tenancy inspections usually mean meter readings, keys, and an inventory check. This one was different. Behind the kitchen door of a recently vacated rental, the landlord found an elderly dog, confused but friendly, waiting for someone to come back. The discovery The property had been cleared in a hurry. Food cupboards were half empty and mail lay unopened on the mat. In the lounge, a makeshift bed, a water bowl that had run low, and a patient set of eyes told their own story.

In what seems like a change to the tide, the property market showed signs of swinging in favour of landlords this month. Following what looked like a tricky time for landlords to sell, it seems that buy-to-let properties are back in demand, and they’re selling fast. Last week we shared the news that a landlord based in Leicester had been able to secure a buyer in 16 days, with tenants in situ, completing her purchase within 15 days of an offer being accepted. This week has follo