Real estate blog

Below we present various topics related to purchasing property through a limited company in England

This blog is primarily intended for readers from Poland interested in investing in real estate in England, particularly for rental purposes. The content published is of a general nature and does not constitute a personalised recommendation.

Materials and information presented on this website are for informational and educational purposes only and do not constitute investment, tax, legal, or accounting advice. The content published on this website is of a general nature and may not take into account the individual circumstances of the user.
The website operator makes reasonable efforts to ensure that the information is accurate and up to date; however, no guarantees are made as to its completeness or accuracy. Use of the information provided is at the user’s own risk.
Before making any investment or business-related decisions, it is recommended to consult an appropriately qualified professional advisor.
Nothing on this website constitutes a financial promotion or an invitation to invest. The content is based solely on the author’s personal experience.

List of topics:
How to prepare as early as 3 years in advance before making your first transaction if your income is in Poland? (opinion)
How to start buying your first property in England and what it looks like at the beginning?
Do bank statements from Polish banks confirming Polish income used to purchase a property always have to be translated into English?
Surprises related to starting the process of buying a house with a solicitor
Is your English company a UK tax resident or not if you live outside England?
Disadvantages of investing in rental houses in England.
Advantages of investing in rental houses in England.
Which solicitor in England did I use when my income was in Poland?
What is important in the survey of the property being purchased?
Indemnity – a previously completely unknown option
What to do after completion? First steps after purchasing a property
Do you need to take a course on investing in property in England in order to invest in property in England?
After renovation - Certificates needed for letting
Should you let the property yourself or use an agency?
Summary of the contacts we have
Disclaimer

How to prepare in the best way over the 3 years leading up to your first transaction if your income is in Poland? (my personal opinion)

The transaction will be handled by a lawyer known as a solicitor – conveyancer. The general term for a lawyer is solicitor, while the one who is authorised to transfer property ownership is a conveyancer. So you can use these terms interchangeably, but the term solicitor is broader — in practice, you will be handled by a solicitor who is also a conveyancer.

Unfortunately, this lawyer does not deal solely with transferring property ownership. Their role is to verify whether the funds used to purchase the property were obtained legitimately in Poland (AML analysis) — assuming your income over the last 3 years was earned in Poland. In practice, many conveyancers may be reluctant to handle this type of case, as such cases may be more complex and involve additional compliance considerations. At the same time, they are approached by many other clients with income earned in England, which is usually more straightforward to verify. Some firms may also have internal procedures or professional indemnity insurance limitations affecting which clients they can accept. For instance, an insurer may cover risks only if the solicitor’s client is based in England and not in another country. Regardless of the reasons, many conveyancers may be unwilling to handle Polish income. You should also bear in mind that response times may be slower during the holiday period in December and early January.

If, however, you find a conveyancer who is willing to take you on, for AML purposes it is important that your Polish bank statements do not contain any deposits from unknown sources. Ideally, check 3 years before the transaction whether your Polish bank allows you to generate PDF bank statements in English. For example, in mBank for large companies ( https://companynet.mbank.pl/mt/ ) there is an option for statements to be generated in English. If your statements are in Polish, look for a translator who understands that mainly the headers on the statements need to be translated, not the description of every single transaction.

Also find a conveyancer who has their own AML analysis rules — for example, one who may not review every transaction, but instead focus on selected transactions (for example above £3,000). Remember that in AML, each conveyancer has their own rules of analysis, as different firms may apply their own internal risk assessment procedures within regulatory frameworks. People who claim that a conveyancer will check every single deposit on your statement, even one of 10 PLN, may simply be exaggerating the issue and discouraging you from buying property in England. Also consider over what period of time you earned the money for the property in England — whether it was the above-mentioned 3 years or perhaps longer.

How to start buying your first property in England and what does it look like at the beginning?

1) Think about what you want to buy – a flat, a 2-bed house, a 3-bed house, for how much and where.
In my opinion, one commonly considered strategy may involve 3-bed houses where the price is around £100,000 and the rent is around £800 per month. This is a high-yield rental strategy, but it may also involve higher tenancy risk, for example higher turnover, rent arrears or greater wear and tear. You can use publicly available tools, including AI-based tools, to compare different strategies. Flats are generally less attractive due to costs imposed by the management company. Instead of a residents’ association, there is a management company and a freeholder. Flats are leasehold rather than freehold. You pay annually for ground rent and shared costs – electricity in common areas, lift maintenance, grass cutting (you pay, not the tenant), etc. If the management company suddenly plans a major renovation, you may have to contribute an additional amount (you, not the tenant). Therefore, owning a flat can be financially risky. Houses are freehold. However, strategies vary – develop your own. Some invest only in flats, some invest in £100,000 houses with £800 rent, and others buy a house in London and keep it empty.
2) Browse listings in the area you are interested in on rightmove.co.uk – set alerts.
3) Arrange a viewing – you may need to call, as agents sometimes do not respond to emails.
4) During the viewing, pay attention to cracks in walls inside and outside, and whether windows are plastic or rotten wood, how thick the glazing is, and ask the agent various questions. Check if there is gas, a gas boiler, and electrical fuse boxes. Take photos. You may also analyse photos and viewing impressions using available tools, including AI-based tools. You can get many useful tips there. Agents’ answers can be very important, e.g. the property returned to the market because no bank would finance it due to cracked walls; or the house was repossessed by a bank.
5) Selective licensing – even single-let houses may fall under this. Investigate it – use publicly available sources such as local council websites, map searches, or direct contact with the council, council map searches, or email the council to confirm whether selective licensing applies to a specific address. This does not prohibit renting, but involves a licence fee and inspections by council officers checking the property condition.
6) Make an offer through the agent, receive acceptance, and provide a passport scan, utility bill, and proof of funds – sometimes agencies use external verification apps where you upload your passport.
7) Arranging a report on the condition of the house – a RICS Level 2 or Level 3 Full Building / Structural Survey. This is important if you want to take out a mortgage on the house later, as it gives you some reassurance that the lender will not reject your application because of cracked walls or other defects. You can also make a conditional offer, such as: “I offer £90,000 for the property, subject to a RICS survey finding no significant defects. I undertake to have the survey completed within three days of today.” At this stage, unfortunately, there is a risk of losing around £700 (the cost of the survey), because the findings may be very unfavourable, or you may pay for the survey and then the buyer may withdraw from the transaction, as either party can withdraw without having to pay anything to the other party. Unfortunately, you need to have the house surveyed to avoid buying a property with cracked walls, as you could later discover that you have to pay every year to have a crack inspected. Therefore, at least visually check for cracks during the viewing, and do not choose a house with a cracked wall.
8) Correspond with your solicitor – this leads to completion and payment unless the seller withdraws. Financial loss may also occur here if the seller pulls out.

Do bank statements from Polish banks confirming Polish income used for the purchase always have to be translated into English?

No. If someone from Poland works at the solicitor’s office in a very senior position, for example a partner or director at the law firm, then statements from Polish banks do not need to be translated into English.

Surprises related to starting the process of buying a house with a solicitor

1) A certified copy of the passport instead of simply a scan – if I had known earlier, I would probably have arranged it earlier – I had to drop everything and suddenly go to a local law office so they could make a certified copy of the passport using a colour photocopy.

2) Stamp duty calculated by the solicitor at 7% – from the solicitor’s perspective this calculation is correct, however the surprise came from having incorrect information + after the purchase it will still be necessary to consult a tax advisor, who may assess whether a different rate applies – it is a matter of assessing whether the English company is or is not a UK tax resident. I believe the English company is a UK tax resident, but I understand the solicitor’s caution.

3) The need to find buildings insurance quickly at the exchange of contracts stage.
It came as a surprise to me that buildings insurance had to be arranged very quickly at the exchange of contracts stage. This is not something most people think about at the beginning of the process, but in practice the solicitor may require confirmation that the policy will be in force from the moment of exchange. This means you may need to find a suitable policy and make a decision within a short period of time. We have found an insurance broker that offers policies for UK companies with a director based abroad – premiums are low, at around £200 per year.

4) The need to find a witness to sign the documents (TR2).
Another surprise was the need to sign a document in the presence of an independent witness. This concerned a transfer form (for example TR2 – Transfer of whole of registered title). The witness must be an independent person who confirms the director’s signature and provides their name and address. In practice, finding such a person turned out to be more difficult than I expected, as many people do not want to take on this role. In the end, I used the assistance of a solicitor who was able to act as the witness and properly witness the signature.

Is your English company a UK tax resident or not if you live outside England?

Arguments FOR:

1. The company is registered in the UK
✔ incorporated in England & Wales
✔ has a British Company No.
✔ subject to Companies House
➡️ a fundamental argument for residency.

2. Official registered office and correspondence address in the UK
✔ registered office in London
✔ official correspondence is received in the UK
✔ corporate documentation stored in the UK

3. Property and business activity are in the UK
✔ the property is located in England
✔ rental activity conducted in the UK
✔ income generated in the UK
✔ operational activity relates to the UK market
This is one of the strongest arguments.

4. Operational management performed in the UK
(e.g. by professional entities)
✔ a UK letting agent manages the tenancy
✔ UK contractors perform repairs
✔ a UK solicitor handles transactions
✔ a UK accountant maintains the accounts
➡️ shows actual management on the ground.

5. Financial operations related to UK activities
✔ payments related to the property in the UK
✔ rent received from the UK
✔ operational expenses incurred in the UK
(the point is not the location of the bank, but the nature of the transactions)

6. Corporate decisions may formally be made in the UK
It can be demonstrated through:
✔ signing documents in the UK
✔ board resolutions prepared in the UK
✔ cooperation with a UK solicitor regarding decisions
This is important for “central management & control”.

7. A director living outside the UK does not automatically mean the company is non-resident
HMRC examines:
✔ where strategic decisions are made
✔ where business activity takes place
✔ where management is exercised
Not only the director’s residential address.
Many British companies have directors living abroad.

8. No activity outside the UK
If:
✔ the company does not operate outside the UK
✔ it has no office outside the UK
✔ property and operations are exclusively in the UK
➡️ strengthens the UK resident status.

Disadvantages of investing in rental houses in England

- you will have to provide many bank statements from Poland to the conveyancer in the UK if your income is in Poland – personal statements, business activity statements, statements from a Polish limited company (sp. z o.o.), for 3 years or possibly even more,
- disputes regarding the stamp duty rate when buying the house – the solicitor will want to charge 7%, because they do not know whether the company is a UK tax resident or not – you may have to instruct an accountant to recover an overpayment. The applicable rate may depend on the company’s tax status and should be confirmed with a tax advisor. Tax treatment depends on individual circumstances and applicable law, and may change over time.
Whether the company is or is not a UK tax resident will depend on the interpretation of the tax advisor.
- the fact that today a wall in a house from the late 19th century is not cracking does not mean it will not crack next year,
- if the letting agent does not periodically take photos from inside the house, and if the tenant selection process is weak, it may negatively affect your investment. Pay attention to whether the letting agent intends to carry out regular inspections, document the property condition, and apply objective and lawful criteria to all applicants, such as references, affordability, payment history and general suitability for the property. Of course, no applicant should be rejected outright without a proper and consistent assessment,
- when operating in a foreign market, you may encounter communication challenges related to language, local practices and expectations.

Advantages of investing in rental houses in England

- you can lend money to a UK company directly from a Polish limited company (sp. z o.o.),
- buy-to-let interest-only mortgages – you might even buy 10 houses step by step by financing them for example with 50% credit and paying only interest for many years – there are many Polish-speaking mortgage brokers,
- historically, UK property has shown long-term growth trends, although prices may fluctuate. At the same time, the price of other assets may also fluctuate, for example an apartment in Poland after a drone strike and the introduction of a cadastral tax, shares of a Chinese company after foreign brokerages are cut off from the Chinese market (the Gazprom case) – however you may also consider houses/apartments in other countries for example Dubai if buy-to-let mortgages are available there,
- you have a functioning company in another country generating revenue or even profit. Diversifying income sources across jurisdictions may provide additional financial flexibility, for example through a UK bank account such as Revolut UK, additionally offering interest of over 2% in GBP (status as of 16 February 2026).

Summary – the author’s opinion:
would it be bad to have a company in England, with a bank account in England earning interest in GBP, owning 10 houses in England with tenants selected using objective and lawful criteria, with moderate leverage for example up to 50% – this may be considered a reasonable approach depending on individual circumstances, as long as it is not your only asset, the walls do not start cracking and the tenancy process is properly managed.

Which solicitor in England did I use when my income was in Poland?

Ivona Supernat, Solicitor, ardenslaw.com
Norvin House, 45-55 Commercial Street, London, E1 6BD.

This is based only on my individual experience and should not be treated as a recommendation. I have no affiliation with the above-mentioned solicitor and do not receive any benefit for mentioning them.

What is important in the survey of the property being purchased?

Historic structural movement – old and non-progressive, typical for this type of building.
Damp (penetrating damp) – mainly at the rear of the property, requiring repair (e.g. pointing).
Works without building control approval – documents should be checked or indemnity considered.
Overall technical condition – cracks, wear and tear, standard refurbishment items.
Possible asbestos – worth keeping in mind during larger works.

Practical conclusion:
During the viewing, always check the electrical installation (type of wiring) – it may turn out that a full rewiring is required, which is a significant cost.

Indemnity – a previously completely unknown option

One of the biggest surprises when buying property in England is so-called indemnity insurance. In Poland, this is hardly discussed, while in the UK it is completely normal and often used to “push a transaction through”.
Examples:
1) Lack of building regulations documentation
The first case may concern a situation where there is no confirmation that certain works in the property were approved by building control.
Instead of:
searching for documents,
contacting the council,
risking problems,
an indemnity policy is purchased.
What does it provide?
it covers costs if the authority takes action (e.g. orders demolition or remedial works),
it covers legal costs and potential loss of property value,
it allows you to avoid contacting the council so as not to “trigger” the issue.
Importantly – this is not insurance for the quality of the works. If something is technically done incorrectly – that is your problem. The policy only applies if there is formal action by the authority.
Cost? Even as little as around £22 as a one-off payment, with indefinite coverage.
2) Chancel repair indemnity (an even more unusual case)
The second example is even more abstract.
It concerns so-called chancel repair liability, i.e. a potential obligation to contribute to church repairs.
It sounds absurd, but:
this historical liability still exists in the UK,
in some cases property owners may be charged for such costs.
Normally, a specific search is carried out to check this. Instead, a “No Search Chancel Indemnity” policy can be used.
So:
you do not check the risk,
you simply insure against the possibility that it may arise.
The policy:
covers costs if the church makes a claim,
includes legal expenses,
may have a very high limit (even several million pounds).

Practical conclusion:
In the UK, indemnity works as a kind of “workaround”:
instead of investigating → you insure the risk,
instead of contacting authorities → it is better not to,
instead of having 100% certainty → you have a policy “just in case”.
At first, this may seem completely illogical from a Polish perspective.
However, in practice:
without indemnity, many transactions simply would not take place.

What to do after completion? First steps after purchasing a property

Completion is the formal transfer of ownership – from that moment, you are the property owner. In practice, however, this is just the beginning, especially if you are planning a renovation or rental.

Below are the most important things you should do immediately after taking over the property.

1. Keys and security – changing locks – emailing or calling locksmiths

The first and absolutely essential step: change the locks.
You can never be sure how many copies of the keys exist or who previously had access to them (previous owners, tenants, neighbours, contractors).

2. Council tax – notifying the local council – online – email or website form

The next step is to contact the council (local authority).
You need to:
inform them that you are the new owner,
provide the completion date,
define the property status (empty, under renovation, rented).

In some cases (e.g. an empty property under renovation), you may:
apply for a discount,
or request a temporary exemption.

It’s not worth delaying this – the council will follow up anyway. After registering, you will most likely start receiving bills even if the property is empty and under renovation. Payments can usually be made monthly by debit card on the council’s website.

3. Utilities – electricity, water, gas – online, helpline, or website form

Electricity / Gas
contact the supplier,
provide the meter reading,
make sure you have active access to energy (especially important during renovation).

Water
report the change of ownership,
check whether the property has a meter (metered) or a fixed charge system. Arrange installation of a meter, as fixed charges are usually quite high annually.

4. Preparing for renovation – house clearance and arranging contractors

Send emails to multiple house clearance companies if there are items left by previous owners or tenants. Arrange multiple contractors, not just one – use Facebook groups (including Polish ones), and contact local UK renovation companies. Reach out to companies from different trades – interior renovation, gardening, roofing, and gas/heating specialists.

Do you need to take a course on investing in property in England in order to invest?

Not necessarily. It may be useful to review the information above and use publicly available tools, including AI-based tools, for research. Watch for cracks and wooden windows. Viewing photos can also be analysed using available tools, including AI-based tools. You may also discuss the property with agents and use publicly available research tools. Talk with the assistant and with agents. You can also share map screenshots of areas you are interested in. The same applies to screenshots of property listings — the assistant can analyse them and provide insights. ChatGPT can also be a helpful research tool when buying a house.
The best experience often comes from going through one full purchase process. Courses may be more useful if someone wants to pursue more complex strategies — HMOs, office-to-residential conversions, rather than buying a standard single-let house, which will usually be managed by a letting agent to keep the investment hands-off.

After renovation - Certificates needed for letting

The renovation company should, as part of the agreed work, install the appropriate alarms and arrange the checks and documents needed before letting the house in England. Checks and work requiring specific qualifications must be carried out by suitably qualified professionals. It is worth agreeing on this scope before the renovation begins.

1. Smoke alarms: at least one on every storey used as living accommodation. On the first day of a new tenancy, check that all required smoke and carbon monoxide alarms are working.

2. Carbon monoxide alarms (CO alarms): in every room used as living accommodation containing a fixed combustion appliance, such as a gas boiler. Gas cookers alone are excluded from this particular requirement. Install alarms according to the manufacturer’s instructions.

3. Gas cooker installation - a new cooker must be connected by a Gas Safe registered engineer qualified to carry out that type of work.

4. New boiler - Building Regulations Compliance Certificate and Benchmark Commissioning Checklist: obtain the Building Regulations Compliance Certificate following notification of the installation, together with the completed boiler commissioning checklist. Keep the service records too.

5. General gas safety certificate - Landlord Gas Safety Record (commonly called CP12)

6. Consumer unit / fuse box replacement - Electrical Installation Certificate (EIC) and Building Regulations Compliance Certificate (Part P): obtain the EIC, including inspection and test results, together with confirmation that the replacement has been notified and complies with Building Regulations. The house must have a consumer unit with a metal enclosure - an 18th Edition consumer unit (as of 2026).

7. General electrical safety certificate - Electrical Installation Condition Report (EICR): a report on the condition of the fixed electrical installation throughout the house, not just the consumer unit. For an existing installation, a satisfactory report or documented confirmation that the required remedial work has been completed is needed.

8. Energy Performance Certificate (EPC): check that the house has a valid energy performance certificate. The current minimum rating for most privately rented homes in England is E, unless a valid exemption applies. The certificate should have been provided by the seller, so you probably do not need to obtain a new one.

Should you let the property yourself or use an agency?

We recommend using a letting agency. English rental law is complicated, and experienced agency staff have been dealing with these matters for years. In our opinion, it is not worth risking mistakes by handling everything yourself without the necessary knowledge and experience.

Finding a reliable tenant is not easy either: it may involve many viewings, checking references and assessing whether the applicant can afford the rent. An agency can organise this process and manage the tenancy.

We have the contact details of a good letting agency in Liverpool whose staff speak both English and Polish.

Summary of the contacts we have

- a virtual office in London - a company address for around £150 per year;
- a solicitor in London who efficiently reviews income earned in Poland;
- a company providing RICS surveys in Liverpool (the survey can be ordered entirely remotely);
- an insurance broker covering vacant houses during renovation and tenanted houses, for UK companies with a director based in another country - low premiums of around £200 per year - all correspondence handled by email;
- building contractors in Liverpool;
- a letting agency in Liverpool (English and Polish spoken).

Disclaimer

Materials and information presented on this website are for informational and educational purposes only and do not constitute investment, tax, legal, or accounting advice. The content published on this website is of a general nature and may not take into account the individual circumstances of the user.
The website operator makes reasonable efforts to ensure that the information is accurate and up to date; however, no guarantees are made as to its completeness or accuracy. Use of the information provided is at the user’s own risk.
Before making any investment or business-related decisions, it is recommended to consult an appropriately qualified professional advisor.
Nothing on this website constitutes a financial promotion or an invitation to invest. The content is based solely on the author’s personal experience.