Comments Off on Meet Rafal, Our New Commercial Property Solicitor
We are delighted to welcome Rafal to Leonard Gray LLP as a Solicitor in our Commercial Property team.
Rafal joined the firm in February 2026 and advises individuals, developers and businesses on a wide range of commercial property and development matters. His experience includes site acquisitions and disposals, development projects, landlord and tenant matters, leasing, and commercial property transactions.
Rafal is known for his commercially focused approach, attention to detail, and ability to provide clear, practical advice tailored to his clients’ objectives.
Managing Partner, John Appleby, added:
“We are very pleased to welcome Rafal to Leonard Gray. His experience across commercial property, development and related corporate matters further strengthens our offering and provides additional expertise for our clients. We look forward to seeing him thrive as part of the team.”
Comments Off on Moving home for schooling? Plan well ahead to beat the 17 week wait!
The latest data from Propertymark reveals that 43% of housing transactions are now taking longer than 17 weeks to complete.
With many Spring and Summer movers aiming to be settled before the September school start, now is the time to begin your moving journey to help ensure Completion before the registration bell rings.
Here are our top tips for a smoother, faster transaction:
For Sellers
Price your property competitively and take your agent’s advice on marketing strategy and presentation.
Instruct a solicitor early and complete initial legal forms before a sale is agreed, so draft contracts can be issued immediately once a purchaser is found.
At Leonard Gray Estate Agents, we have our own conveyancing department, helping make the process as seamless as possible.
If your property is leasehold, consider ordering Management Packs early to avoid delays. Always check whether payments are refundable in advance.
For Purchasers
Get your financials in order and prepare your mortgage broker to submit your application as soon as you secure a property.
Gather quotes from independent surveyors and choose your preferred surveyor ahead of time.
Consider instructing a solicitor in advance so they are ready to act as soon as the legal process begins.
Call us today to get started –01245 266765
We’d be more than happy to arrange your free sales appraisal, conveyancing quotation, or discuss your property search.
Comments Off on Proposed Changes to the Wills Act 1837 – What Are They?
What is the Wills Act 1837?
The Wills Act 1837 sets out the legal rules for how a person in England and Wales can decide what happens to their assets after their death by making a Will – and what makes that Will valid.
Yes, the law that governs Wills dates back almost 200 years to 1837! The Law Commission has now published recommendations to modernise and reform the Wills Act.
This article outlines some of the key proposed changes…
Electronic Wills
Current Law: Under the current Wills Act, a valid Will must be: Signed by the person making the Will (the “testator”), in the presence of two independent adult witnesses, who must also sign the Will.
Recommendation: The Law Commission recommends that electronic Wills should be recognised as valid, provided they meet specific additional formal requirements to ensure security and authenticity.
Mental Capacity
Current Law:
To make a valid Will, a person must have the mental capacity to do so.
Currently, two tests are used to assess this:
The Banks v Goodfellow (1870) test, which requires that the person:
Understands they are making a Will and what it does.
Understands the extent of their estate and what they own.
Understands who might expect to inherit from them and the possible claims others may bring.
Is not affected by any mental disorder or delusion that influences their decisions.
The Mental Capacity Act 2005 test states that a person lacks capacity if, at the time, they cannot make a specific decision due to an impairment of the mind or brain.
A person is considered unable to make a decision if they cannot:
Understand the information relevant to that decision;
Retain that information;
Use or weigh that information as part of the decision-making process; or
Communicate their decision.
Recommendation: The Law Commission recommends that only one test – the test under the Mental Capacity Act – should apply, as it is the more modern and consistent standard.
The Age for Making a Will
Current Law: A person must currently be 18 years old to make a valid Will. If someone under 18 makes a Will, it is invalid.
This means that if a person under 18 becomes critically ill, they cannot legally decide who will receive their assets – these usually pass to their parents.
Recommendation: The Law Commission recommends reducing the minimum age to 16 years old, noting that at this age, individuals can already leave school and are presumed capable of making medical decisions.
Marriage and Civil Partnerships
Current Law: Currently, when someone marries or enters a civil partnership, their existing Will is automatically revoked, unless the Will clearly shows it was made in anticipation of that marriage or partnership.
If no new Will is made, the estate is distributed under the Rules of Intestacy, which set out who inherits and in what order.
Under these rules, the surviving spouse or civil partner currently receives:
A fixed sum of £322,000, plus
Half of any remaining estate, with the other half divided among the deceased’s children (or other relatives if there are no children).
Recommendation: The Law Commission proposes abolishing the rule that marriage or civil partnership automatically revokes a Will.
They believe this will give individuals greater freedom to control what happens to their assets and help prevent so-called “predatory marriages”, where someone marries a vulnerable person primarily to inherit from them.
What Happens Next?
The Law Commission has made several recommendations to update the Wills Act 1837, and the Government has welcomed these proposals, recognising that the law is outdated and needs to evolve.
However, the Government also stresses the importance of ensuring that any reform:
Protects the elderly and vulnerable from undue influence, and
Preserves people’s existing freedoms to make decisions about their estates.
Further announcements from the Government are expected in due course.
We’re delighted to welcome Elyse Pearson, a newly qualified Solicitor who joined Leonard Gray LLP in January 2026, working within our Commercial Property team.
Elyse advises a broad range of clients on all aspects of non-contentious commercial property matters. Her experience includes new commercial leases, lease renewals and assignments, acquisitions and disposals, private loan agreements, and both voluntary and statutory lease extensions. She also regularly advises on property finance matters, acting for both lenders and borrowers on secured lending transactions.
With a pragmatic and commercially focused approach, Elyse works closely with clients to fully understand their objectives and provide clear, practical advice throughout each transaction.
She is known for being approachable and personable, and is committed to delivering efficient, well-managed outcomes for her clients.
Outside of the office, Elyse enjoys spending time being active, whether that be socially or by swimming as part of her regular fitness routine.
Welcome to the team, Elyse – we’re thrilled to have you on board.
We’re pleased to introduce Serena, a friendly and conscientious Paralegal in our Family Law Department at Leonard Gray LLP.
With a longstanding passion for family law, Serena works closely alongside Sarah Orrell and Devon McNamara, supporting clients through what are often highly emotional and challenging circumstances. She is committed to providing clear, thoughtful and individualised support, ensuring clients feel guided and reassured at every stage of their matter.
Serena’s first role at Leonard Gray was for a two-week period of work experience in August 2023, shortly before her final year at university. After graduating from the University of Cambridge in 2024, she went on to work as a Family Paralegal at a boutique law firm, where she gained valuable experience across both public and private children law matters. This included disputes relating to child arrangements and cases involving domestic abuse, giving Serena a strong grounding in sensitive and complex family law issues.
Since returning to Leonard Gray in August 2025, Serena has assisted on a wide range of matters, including financial remedies following divorce, dissolution and cohabitation breakdown, as well as contact arrangements for parents and their children. She regularly supports clients by preparing documentation and correspondence, liaising with all parties involved, and attending court hearings, conferences and client appointments.
Serena prides herself on being approachable and attentive, with a particular focus on ensuring clients feel heard, understood and confident in reaching out with any questions or concerns throughout their case.
Her commitment to family law is also deeply personal: from growing up alongside foster siblings to later supporting her own family through divorce, Serena’s experiences continue to shape her compassionate and empathetic approach to client care.
Outside of work, Serena enjoys spending time around animals, reading mystery novels, and writing short stories and songs.
Comments Off on Guide Prices: Clever Marketing or Just a Con?
I have over 45 years of experience as an estate agent, so I’d like to think I’ve seen most types of market conditions during that time.
Over the past few years, it has become increasingly common for agents to advertise properties using a “Guide Price” rather than a clear, fixed asking price.
For example, a property might be marketed as “Guide Price £350,000 to £400,000”, or in some cases with an even wider range, such as “£700,000 to £775,000.”
Personally, I find it incredible that these price ranges can be so wide. In reality, the first figure most buyers notice is the lower one – and in many cases, that figure is misleading.
So, is this clever marketing… or simply a con?
What often happens next is predictable. A potential buyer clicks through to view the full details, only to discover the higher figure. At that point, they feel misled and more often than not, they decide not to enquire at all. And frankly, who can blame them?
In recent months, I’ve spoken to and carried out research with a number of potential buyers, many of whom have told me they either won’t view a property advertised with a guide price at all, or are immediately put off because they feel the agent or seller is “playing a game”.
The last thing any seller wants, particularly in what is currently a buyer’s market – is to discourage viewings before they even begin.
So why does it happen?
Are some agents reluctant to give an honest opinion of a property’s true value? Or are they trying to secure an instruction by including a vendor’s desired figure at the unrealistic top end of a guide price range?
I’ll let you decide – but I would suggest it’s the latter.
Over the last few months, I’ve noticed in the newly added section of Rightmove that virtually 50% of homes are being reduced each day. Why is that?
To me, this only reinforces the theory of overzealous valuations designed to win instructions, rather than accurately reflect the market.
Think of it this way: if you visit your doctor or dentist, do they give you a wide range of possible diagnoses just to keep you happy, or do they tell you how it is? Like them, estate agents are professionals. Our job is to give clear, honest advice, whether it’s what you want to hear or not.
I genuinely relish the opportunity to speak with anyone who would value consistent, honest, and transparent advice, whether you’re actively selling now or simply thinking about the future.
Andy Hunt Branch Manager, Leonard Gray Estate Agents
Comments Off on Why Am I Asked to Wait Outside? Understanding Private Legal Meetings
When a loved one attends an appointment to discuss matters such as wills, probate, or later-life planning, it can feel unsettling to be asked to wait outside while they meet privately with a solicitor. This reaction is completely understandable; after all, legal decisions often affect families as a whole.
However, meeting with a client alone is not only standard professional practice, it is a vital safeguard designed to protect everyone involved.
Below, we explain why private meetings are necessary and how they ultimately serve your loved one’s best interests.
Identifying Our Client & Avoiding Conflicts of Interest
Solicitors owe a duty of care to their client. Meeting privately allows us to confirm their identity, understand their wishes clearly, and ensure that instructions are given freely and without confusion.
In many situations, more than one person may be affected by the advice being given. By seeing clients alone, we can identify and manage any potential conflicts of interest at an early stage, ensuring that all advice remains impartial, appropriate, and legally sound.
Confidentiality & Privacy
Legal matters relating to wills, estates, and later-life planning can be deeply personal. Discussing finances, family relationships, or future care arrangements is not always easy.
A private meeting allows clients to speak openly and honestly, without fear that sensitive information may be shared unintentionally. This confidential environment helps clients feel comfortable addressing difficult topics and ensures we receive the full picture needed to provide accurate and appropriate advice.
Strict confidentiality rules apply to all client meetings, and these standards protect both the client and their loved ones.
Capacity & Protection From Undue Influence
Clients often seek legal advice during challenging or vulnerable periods in their lives. It is essential that we are confident they have the capacity to make informed decisions and that their instructions reflect their true wishes.
Meeting privately enables us to assess a client’s understanding and decision-making ability without influence from others. This protects the validity of legal documents and significantly reduces the risk of future disputes or allegations of undue influence — something that can be distressing and costly for families.
What Happens After the Meeting?
Once the private consultation has concluded, we may invite family members or companions into the room for a general discussion — but only if the client requests this and if we believe it is in their best interests.
It is important to note that we cannot take instructions from anyone other than our client, nor can we share information without their explicit consent.
A Reassuring Process
While being asked to wait outside can feel uncomfortable, this approach is designed to protect your loved one, their wishes, and the people who care about them most.
Your understanding and cooperation play an important role in ensuring that legal advice is delivered properly, ethically, and with everyone’s long-term interests in mind.
Comments Off on Understanding your legal rights during divorce: A simple guide
There is a reason that they say that divorce falls within the top five most stressful life events. Deciding to proceed with a divorce is not always easy, particularly if the process seems overwhelming!
If you’re considering or going through a divorce in England or Wales, it’s crucial to understand your legal rights and the steps involved. This guide offers a straightforward overview of what you need to know to navigate the process with confidence.
1. Grounds for Divorce
In April 2022 the law in England and Wales changed to allow “no-fault” divorce. This means you no longer need to prove wrongdoing by your spouse (such as adultery or unreasonable behaviour) to satisfy the Court of your entitlement to a divorce. Instead, you simply need to state that the marriage has broken down irretrievably.
Key changes:
Either spouse can apply for a divorce, or both can apply jointly.
There’s a minimum 20-week reflection period from the start of the process before the conditional order (formerly “decree nisi”) is granted.
2. The Divorce Process
Here’s a simplified overview of the steps:
Filing the Application
You can do this online via the government website, either jointly with your spouse, or you can file your own application. The person applying for the divorce is known as the “applicant”. The fee is currently £612 (as at June 2025), however you can complete a Help with Fees form (EX160) if you believe you may be entitled to a fee reduction.
Service of the Application If the application is not made jointly, the other party must be formally notified. They will be known as the “respondent”.
Acknowledgement of Service The respondent acknowledges receipt of the application and indicates whether they intend to dispute the divorce. The respondent can only dispute the divorce if the court does not have jurisdiction to deal with the case, the marriage is not valid or the marriage has legally ended. The respondent cannot simply disagree with the divorce, as they could pre-April 2022.
Conditional Order After the 20-week period, the court will grant the Conditional Order.
Final Order (formerly “decree absolute”) At least 6 weeks (and one day!) after the conditional order, the applicant can apply for the final order, which legally ends the marriage. In most cases, the applicant will be advised to delay applying for the Final Divorce Order, until such time as the financial matters have been resolved.
3. Financial Settlements
Dividing the matrimonial assets is usually the most time-consuming and complex part of a divorce. The law aims to achieve a fair outcome, and whilst the starting point is that the assets are divided equally, the Court will look at various factors to determine whether an equal division would actually be fair. Factors considered include:
The welfare of any relevant children
The length of the marriage
Both parties’ income, earning capacity, property, and other assets
Financial needs and responsibilities (e.g., housing, children)
Contributions to the family (including non-financial, like raising children)
Standard of living during the marriage
Any health conditions which affect a party’s financial needs or ability to earn
In rare cases, serious or gross misconduct, if it would be unfair for the Court to ignore it
These factors always need to be considered when reaching an agreement. Once an agreement has been reached, we strongly advise that you obtain a Consent Order approved by a court, even if you reach an informal agreement, to make the settlement legally binding.
Final Thoughts
Knowing your legal rights helps you make informed decisions, protect your future, and hopefully avoid unnecessary conflict.
Whether you’re at the beginning of the process or need some help progressing matters to the next stage, Leonard Gray would be happy to assist you. We advise on all matters relating to relationship breakdown so please reach out for a free 20-minute consultation with one of our friendly team!
Comments Off on Property Market Update: Stability Returns After November Budget
It has been an uncertain time for us all in the months leading up to November’s budget announcement, with much conjecture and speculation dampening the recent property market.
Locally, we have seen a 0.1% reduction in house prices in the South East year on year for the first time in 18 months, according to some reports.
As it turned out, the highly anticipated budget contained very few policies which affect the vast majority of buyers or sellers. A welcome sigh of relief!
As quickly as in the days following the announcement, mortgage companies already began to reduce their rates to tempt those waiting, eager buyers.
Financial website ‘What Mortgage’ commented that:
“Nationwide announced yesterday it was making cuts of up to 0.19% on its fixed-rate mortgages for both new and existing customers. Virgin Money announced it was cutting selected rates by up to 0.19%. Then Halifax revealed it was making cuts of up to 0.2% on selected three-year fixed-rate mortgages for those looking to buy with less than a 10% deposit.”
It is our hope that, once we’ve all enjoyed the festive season, the property market can resume its normal ‘January surge’ in significantly more certain waters.
Comments Off on Why Thorough Chain Checks Matter When Moving Home
When moving home, it’s very common to find yourself in a chain – where your purchase depends on selling your property, and your buyer also needs to sell theirs, and so on.
This is why it’s crucial that your estate agent properly checks a potential purchaser’s entire chain before agreeing to any sale. Doing so ensures you are fully informed about your buyer’s position and allows you to make a confident decision when accepting an offer.
You may assume this is standard practice – but we recently saw how damaging it can be when this is overlooked.
We received an offer from a potential purchaser who told us they had sold their property through agent ‘A’, and believed their chain was complete.
On contacting agent ‘A’, we were told that the next link in the chain had also sold their property to a non-dependent buyer (a first-time buyer).
However, after calling agent ‘B’, we discovered this was not true – the property had not yet been sold!
Because agent ‘A’ had not double-checked the chain, their client was given false information, agreed to a sale based on it, and took their property off the market unnecessarily. The home was also wrongly marked as “Sold STC” on Rightmove, wasting valuable marketing time.
To make matters worse, Rightmove rules mean that a property must remain marked as “Sold STC” for a set period of time, currently 49 days, before it can be re-launched as a “new” listing. As a result, our potential purchaser’s property now appears to have been sitting unsold for longer than it really has, potentially putting off future buyers.
This is why we never rely solely on information from just one part of the chain – every link is always checked with each agent involved.
It’s also important to establish whether anyone in the chain is working towards a specific timescale, such as starting a new job or getting children into a new school. Ensuring all parties are aligned from the outset avoids unnecessary stress and setbacks later.
We use cookies to ensure that we give you the best experience on our website. Continued use of this site indicates that you accept this policy.AcceptRead More
Privacy & Cookies Policy
Privacy Overview
This website uses cookies to improve your experience while you navigate through the website. Out of these, the cookies that are categorized as necessary are stored on your browser as they are essential for the working of basic functionalities of the website. We also use third-party cookies that help us analyze and understand how you use this website. These cookies will be stored in your browser only with your consent. You also have the option to opt-out of these cookies. But opting out of some of these cookies may affect your browsing experience.
Necessary cookies are absolutely essential for the website to function properly. This category only includes cookies that ensures basic functionalities and security features of the website. These cookies do not store any personal information.
Any cookies that may not be particularly necessary for the website to function and is used specifically to collect user personal data via analytics, ads, other embedded contents are termed as non-necessary cookies. It is mandatory to procure user consent prior to running these cookies on your website.
