Blackhurst Budd Solicitors Donates £2,000 to Support Counselling in the Community

Blackhurst Budd Solicitors is proud to announce a £2,000 donation to Counselling in the Community’s “Help Us Save Our Centre” appeal. The local charity provides affordable and accessible mental-health support for children, young people, and adults, ensuring that no one is turned away due to financial hardship.

The charity is currently raising funds for urgent repairs to its Waterloo hub following significant storm damage. Without this work, their vital low-cost and free counselling services are at risk of interruption.

£1,000 of the donation came from the firm’s charity account. These donations come from the firm’s charity account, which comprises many small sums of money (residual balances) that our generous clients have agreed to donate. The remaining £1,000 was donated directly by the firm itself.

Lee Tumalty, Chair of Trustees at Counselling in the Community, said:

“This generous donation will help us ensure our doors stay open to those who need support the most. It means we can continue to offer a safe, welcoming space in difficult times.”

Warren Spencer, Managing Director at Blackhurst Budd Solicitors, added:

“As a firm rooted in and committed to our region, we are delighted to support an organisation with such vital community impact. Counselling in the Community plays an essential role locally, and we are pleased to help them continue their important work.”

Blackhurst Budd is committed to supporting local charities and community initiatives, and we encourage anyone able to do so to support Counselling in the Community’s fundraising efforts.

For more details on the fundraising campaign please visit: https://www.gofundme.com/f/help-us-save-our-centre

The Renters’ Rights Act 2025: What Landlords and Letting Agents Need to Know About the Upcoming Reforms

By Megan Langley

Overview

The Renters’ Rights Bill received Royal Assent on 27 October 2025, this means that it is now an act of Parliament, officially becoming the Renters’ Rights Act 2025. This marks a significant shift in the UK private rented sector.

However, it’s important to note that the Act is not yet fully in force. The new rules will be introduced gradually, meaning landlords can still use the current system, including serving Section 21 notices, for the time being.

Headline Reforms: What to Expect

The Renters’ Rights Act 2025 will introduce several important changes including:

• Abolition of Section 21 Notices: Landlords will ultimately no longer be able to end tenancies without specific grounds.

• End of Fixed-Term ASTs: All new tenancies will become open-ended and periodic once implemented.

• Stricter Rules on Rent Increases: Only one rent increase per year will be permitted, with clear notice requirements.

• Decent Homes Standard: Private rentals will need to meet prescribed quality and safety benchmarks.

• PRS Database & Ombudsman: All landlords must register, and tenants will have access to an independent ombudsman for dispute resolution.

• Fairer Terms for Tenants: Landlords must reasonably consider requests for pets, and blanket bans on tenants with children or benefit claims will be prohibited.

What Should Landlords and Letting Agents Do Now?

• Continue current practices under the existing law, including valid use of Section 21 where appropriate.

• Plan ahead: Start reviewing tenancy agreements and management processes in readiness for the upcoming changes.

• Audit property standards to ensure compliance with the future Decent Homes Standard.

• Monitor government updates for official commencement dates and detailed guidance.

• Consider timing: If contemplating possession proceedings, Section 21 remains available until the commencement date.

When Do the Changes Take Effect?

The government has not yet set a formal commencement date for the main reforms. Current guidance suggests that most key reforms for residential tenancies in the private rented sector, including the end of Section 21, are expected to take effect in Spring 2026.

Until the new rules are in force:

• Landlords can still serve valid Section 21 notices for now, provided all existing legal requirements are met.

• Assured shorthold tenancies (ASTs) and current possession procedures remain unchanged.

• The existing legal and compliance framework continues to apply.

Summary

The Renters’ Rights Act 2025 is now law, but most major reforms (including abolition of Section 21) are not expected to commence until Spring 2026.

The current legal framework continues to apply until commencement regulations are published.

Use this transition period to prepare, ensure compliance, and stay informed on forthcoming government announcements.

For bespoke advice please call 01253 629300

Blackhurst Budd Appoints Two New Directors

Blackhurst Budd Solicitors is delighted to announce the appointment of Tom Fielding and Jenny McPhee as Directors, further strengthening the leadership team of the Blackpool-based law firm.

Tom Fielding joined Blackhurst Budd in 2018 and qualified as a solicitor in 2021. He is a key member of the Commercial Department, specialising in commercial property transactions, acquisitions, disposals, and leases. Tom has acted for a wide range of businesses and investors across the North West, providing practical and commercially focused advice.

"I’m thrilled to be taking on this new role as Director," said Tom Fielding. "Blackhurst Budd has such a strong reputation and history in the local community, and I look forward to helping the firm continue to grow and provide excellent service to our clients."

Jenny McPhee joined Blackhurst Budd in January 2023 and qualified as a solicitor in 2016. She works in the Residential Conveyancing Department, dealing with all aspects of property transactions including sales, purchases, remortgages and transfers of equity. Jenny has developed an excellent reputation locally for her approachable manner and attention to detail, guiding clients through what can often be a stressful process with clarity and reassurance.

"It’s an honour to be appointed as a Director," said Jenny McPhee. "I’m proud to be part of a firm that values its people and its clients equally, and I’m looking forward to contributing to the continued success and growth of Blackhurst Budd."

Blackhurst Budd Solicitors was created in 2009 following the merger of three long-standing and respected Blackpool practices: Blackhursts LLP, John Budd & Co, and LSC Solicitors. Later that same year, Coope, Purvis and Taylor also joined the combined entity, further strengthening the firm’s presence across the Fylde Coast.

Since then, Blackhurst Budd has developed into a full-service law firm, offering advice and representation to individuals, families and businesses. The firm is widely recognised for its client-focused approach, community engagement and commitment to developing its people.

Warren Spencer, Managing Partner at Blackhurst Budd, said:

"Both Jenny and Tom have made significant contributions to the firm, and their appointments as Directors are richly deserved. Tom’s expertise in commercial property and Jenny’s experience in residential conveyancing reflect the strength and depth of our team. Their progression demonstrates our commitment to developing our people and ensuring we continue to provide first-class legal services to our clients."

With these appointments, Blackhurst Budd continues to build on its strong heritage and reputation as a trusted and forward-thinking law firm.

Pictured L-R Warren Spencer, Jenny McPhee, Tom Fielding.

Protecting Your Family Home with a Right of Residence Trust Will

For many couples, the family home is their most valuable asset – often the result of years of hard work and dedication. Naturally, you want to make sure that your share of the property is protected and passed on according to your wishes, while still giving your surviving partner the security of a home for life.

A Right of Residence Trust Will is a popular way to achieve this balance. It safeguards your property, helps avoid future disputes, and gives you control over what happens to your home after you’re gone – all while ensuring your partner has a safe place to live.

Why consider a Right of Residence Trust Will?

Sadly, it’s not uncommon for families to face difficult situations after a bereavement. Sometimes, a surviving spouse or partner forms a new relationship, and their new partner gains rights to live in or even claim part of the property. Under the Trusts of Land and Appointment of Trustees Act 1996, someone who cohabits in a property for just two years can acquire certain legal rights – something many people aren’t aware of.

There’s also the concern that, in later life, a surviving partner may need to fund long-term care, potentially putting the home at risk. In some cases, vulnerable individuals have been taken advantage of, leading to claims or disputes over property ownership.

A Right of Residence Trust Will offers a way to avoid these risks. It allows you to:

• Protect your share of the property for your chosen beneficiaries (for example, your children).

• Prevent unwanted claims on your home from future partners or other third parties.

• Give your surviving partner the right to live in the home for life or until they decide to move, ensuring they feel safe and secure.

How does it work?

For this type of Will to work effectively, the joint tenancy on your property needs to be severed, so the home is held as tenants-in-common. This is a simple legal step that allows you to pass your share into the trust upon your death.

The trust then gives your surviving partner the right to:

• Live in the property for the rest of their life or until they choose to leave.

• Downsize to another property if they wish, with the same trust protections applying to the new home.

When your surviving partner passes away, moves into long-term care, remarries, or cohabits with a new partner, the trust comes to an end and your share of the property is passed on to your chosen beneficiaries.

Benefits of a Right of Residence Trust Will

• Security for your surviving partner, ensuring they have a home for life.

• Protection for your loved ones, helping to safeguard their inheritance.

• Clarity and certainty, reducing the risk of disputes or claims over the property.

• Flexibility, allowing for future downsizing or changes in living arrangements.

To make an appointment with Blackhurst Budd Solicitors please call 01253 629300 or email info@blackhurstbudd.co.uk

Frequently Asked Questions

1. Do we need to change how we own our home?

Yes. To set up this type of Will, the property must be owned as tenants-in-common rather than joint tenants. This is a straightforward process involving a signed Deed and a simple update to the Land Registry.

2. Will my partner be forced to leave the house after my death?

No. The trust gives your surviving partner the legal right to live in the property for the rest of their life or until they choose to leave, providing long-term security.

3. Can the property be sold or downsized in the future?

Yes. The trust allows for flexibility, so if your surviving partner wishes to move to a smaller property, they can do so while keeping the same protections in place.

4. Does this type of Will avoid care home fees?

A Right of Residence Trust Will can help protect your share of the property, but it is not a guarantee that care fees won’t impact the estate. It can, however, reduce the risk of the entire property being used to fund care costs.

5. Who benefits from my share of the property once the trust ends?

You choose the beneficiaries in your Will – typically children or other family members – ensuring your share is passed on according to your wishes.

A Right of Residence Trust Will offers peace of mind that your home will be protected, your partner will be looked after, and your loved ones will inherit as you intended. It’s a practical and effective solution for many couples who want to secure their family’s future without making their Wills unnecessarily complex.

To make an appointment with Blackhurst Budd Solicitors please call 01253 629300 or email info@blackhurstbudd.co.uk

Protect Your Share: Why a Declaration of Trust Matters When Buying Property Together

A declaration of trust (sometimes called a deed of trust) is a legal document that sets out how you and someone else own a property together. It can be especially useful if you are buying a home with a partner, friend, family member, or even as an investment with someone else.

Here is a plain English guide to the benefits of having one:

1. Protects each person’s financial contribution
If you are putting in different amounts towards the deposit, mortgage, or improvements to the property, a declaration of trust records this clearly. For example, if you paid 70% of the deposit and want to get that back first if the house is sold, it can say so.

2. Reduces disputes later on
It sets out what happens if one person wants to sell, move out, or take their money out. This helps avoid arguments and misunderstandings because everyone knows what they agreed to from the start.

3. Shows who owns what share of the property
The document can show whether you own the property 50/50 or in different shares (for example 60/40). This is especially important if you want the property value or profits divided fairly if it is sold in the future.

4. Helps with life changes
It can include what happens if your circumstances change – for example, if one person loses their job, gets married, or passes away.

5. Useful for unmarried couples
If you are not married or in a civil partnership, the law does not automatically protect your financial interest in the property. A declaration of trust can give you evidence of what you own.

6. Supports mortgage agreements
Lenders often ask for clarity about who owns what if more than one person is named on the mortgage. A declaration of trust can help reassure them.

7. Can include extra agreements
You can add rules about:

• who pays the bills

• how much each person contributes to the mortgage

• what happens if one person wants to buy the other out

8. Makes inheritance clearer
It can say who gets what if one owner dies. This can work alongside a will to make your wishes clear and avoid complications for your family.

Why is it important?
Without a declaration of trust, the law may assume that you own the property in equal shares, even if one person paid more. This could lead to one person losing out if the property is sold or if there is a dispute.

 Call 01253 629300 for futher information.

New Shared Ownership Leases: What’s Changed?

If you're thinking about Shared Ownership, you might have heard that the rules changed recently. But what do those changes actually mean for buyers?

In this blog, we’ll break down the key changes to Shared Ownership leases in simple, plain English — so you know what to expect before you buy.

Quick Recap: What Is Shared Ownership?

Shared Ownership lets you buy part of a property and rent the rest. It's mainly aimed at first-time buyers or people who can’t afford to buy outright.

You typically:

• Buy a share (from 10% to 75%)

• Pay rent on the rest to a housing association

• Increase your share over time through "staircasing"

Now, let’s look at what’s new…

When Did the Changes Happen?

These changes apply to homes built under the Affordable Homes Programme 2021–2026 — mainly new builds delivered from April 2021 onwards.

Older Shared Ownership homes are usually still under the previous lease terms.

What's Changed in the New Shared Ownership Model?

Here are the main changes, explained in plain terms:

1.  Buy a Smaller Initial Share (Now from 10%)

Old rule: You had to buy at least 25% of the home.
New rule: You can now start with just 10%.

This makes Shared Ownership more affordable upfront, especially for buyers with smaller deposits or incomes.

2.  Cheaper Staircasing — Buy More in 1% Chunks

Old rule: You could only buy more in big jumps (usually 10%+), which meant bigger fees and larger mortgage steps.

New rule: You can now buy as little as 1% at a time, for the first 15 years.

This makes it easier to gradually increase your ownership, even if you can only afford small steps.

And the best part? These 1% shares:

• Come with no valuation fee

• Have a set price, based on an annual formula (not market value)

3.  Landlord Must Pay for Repairs (for 10 Years)

Old rule: You paid for all repairs and maintenance, even though you only owned part of the property.
New rule: The landlord must contribute up to £500 per year for repairs during the first 10 years of the lease.

This is called the 10-year repair-free period, and it helps make Shared Ownership fairer and more affordable.

If your repair costs go over £500 in one year, you cover the rest — but if you don’t use all £500, it can roll over for one year.

4.  Easier Lease Terms

The new leases have been simplified and made more consumer-friendly:

• Shorter, clearer language

• Easier to understand your rights

• More transparency on costs and responsibilities

The goal is to reduce confusion and help buyers feel more confident in what they’re signing up for.

5.  Easier to Sell Your Share

Old rule: If you wanted to sell, the housing association had 8 weeks to find a buyer.
New rule: That window is reduced to 4 weeks — after that, you can market the property yourself.

This makes it quicker and easier to sell, especially if the housing association can't find a buyer right away.

A Few Things That Haven’t Changed

• You’re still buying a leasehold property (not freehold).

• You’ll still need to pay rent on the part you don’t own.

• You may still pay service charges (especially for flats).

• Shared Ownership is still mainly run through housing associations.

What Does It All Mean for You?

These changes make Shared Ownership:

• More flexible

• More affordable

• Fairer for buyers

It’s especially helpful for young people, key workers, and those with lower incomes who want a realistic path to homeownership — without needing a huge deposit.

Before You Buy...

Always:

• Get legal advice from a solicitor familiar with Shared Ownership.

• Read your lease carefully — especially the repair and staircasing rules.

• Budget for mortgage, rent, service charges, and any shared costs.

Final Thoughts

Shared Ownership isn’t perfect, but the new lease model is a big step forward. It gives more people a chance to buy a home — on fairer, clearer terms.

If you're thinking about buying a Shared Ownership property under the new scheme, these changes could make all the difference.

If you’re buying or selling property and would like a no obligation conveyancing quote please call 01253 629300.

Comprehensive Legal Support for Landlords – How Blackhurst Budd Solicitors Can Help

Being a landlord today involves much more than simply letting a property. From navigating complex conveyancing transactions and managing tenant issues to planning your long-term wealth, landlords face a range of legal challenges. At Blackhurst Budd Solicitors, we provide expert advice and practical support tailored to landlords’ needs, helping you protect your investment and plan for the future.

Conveyancing: Securing Your Property Investment

Whether you’re buying your first rental property or expanding your portfolio, conveyancing is a crucial step. Our conveyancing team ensures the legal transfer of property is smooth and secure. With fluctuating property prices and changes to stamp duty rules still impacting the market in 2025, it’s more important than ever to have knowledgeable solicitors handling your purchase or sale.

We assist with:

• Drafting and reviewing contracts

• Carrying out title searches and checks

• Advising on leasehold and freehold transactions

• Ensuring compliance with legal requirements

• Our goal is to minimise risk and prevent costly issues down the line, giving you peace of mind.

• Wealth Planning: Protecting Your Rental Income and Assets

Owning rental properties isn’t just about monthly income—it’s a key part of many landlords’ wider wealth and retirement plans. With increasing tax changes and new regulations affecting property investors, careful planning is essential.

Our team can help you:

• Structure ownership to optimise tax efficiency

• Set up trusts to protect assets for future generations

• Draft or update wills reflecting your property portfolio

• Plan for potential inheritance tax liabilities

By integrating your property assets into a comprehensive wealth plan, you can safeguard your financial future and minimise unexpected costs.

Eviction and Dispute Resolution: Protecting Your Rights as a Landlord

Unfortunately, landlord-tenant disputes remain a reality, especially with recent changes to eviction laws and tenant protections. The Housing Act 1988 and subsequent amendments have made eviction more complex, requiring landlords to follow strict legal procedures.

If you face issues such as rent arrears or breaches of tenancy agreements, we can guide you through:

• Serving correct notices (Section 8 or Section 21)

• Applying for possession orders

• Representing you in court proceedings if necessary

• Negotiating settlements and alternative dispute resolutions

• Acting quickly and correctly is vital to protect your rental income and property rights.

Bringing It All Together: A Holistic Approach to Landlord Legal Support

At Blackhurst Budd Solicitors, we understand that being a landlord involves juggling many responsibilities. Our aim is to provide a seamless service that covers all your legal needs—from acquiring and managing property, to planning for the future, and resolving disputes if they arise.

With the property market’s ongoing evolution and changes in legislation, staying informed and legally prepared is more important than ever. Whether you’re a new landlord or experienced investor, our dedicated team is here to help you navigate these challenges confidently.

If you’re a landlord looking for tailored legal advice or support, Blackhurst Budd Solicitors can provide clear, practical guidance every step of the way. Call 01253 629300 for advice.

Tara Crosses the Finish Line for a Great Cause

We’re thrilled to share that Tara Collins from Blackhurst Budd Solicitors has successfully completed the Race for Life in support of Cancer Research UK!

Back in March, we proudly announced that Tara would be taking part in this inspiring event, and on the day, she did not disappoint. With a determined spirit and the support of friends, family, and colleagues, Tara crossed the finish line with a huge smile and an even bigger sense of accomplishment.

Reflecting on the experience, Tara said:

"It was such a fantastic day – emotional at times but incredibly uplifting. There was a real sense of community and support, and I’m so grateful to everyone who sponsored me and cheered me on. Every step was for those we've lost, those still fighting, and those who’ve survived."

The Race for Life is a vital fundraising event for Cancer Research UK, helping to fund life-saving research and bring us closer to a future where cancer is no longer a life-threatening disease. Tara’s efforts have contributed to that mission in a meaningful way, and we couldn’t be prouder.

Thank you to everyone who supported Tara’s journey. If you’d still like to donate, her fundraising page remains open https://fundraise.cancerresearchuk.org/page/taras-race-for-life-6435

Briony Raises Nearly £1,500 for Trinity Hospice with Daring Skydive

On Sunday 18th May 2025, Briony Haley, Director at Blackhurst Budd Solicitors, took part in a tandem skydive from 15,000 feet – all in aid of Trinity Hospice. Briony’s fearless leap has so far raised nearly £1,500 for the charity, which provides vital end-of-life care to people across the Fylde Coast.

The skydive, which took place in Lancaster, saw Briony freefalling at speeds of up to 120mph before safely parachuting to the ground – cheered on by friends, family, and colleagues.

This Trinity is celebrating 40 years of continued service at their site in Bispham and throughout the year they will be hosting fundraising events to celebrate, the first being 40 Jumps for Hospice Care.

Speaking after the jump, Briony said:

“The experience was absolutely exhilarating – terrifying at first, but incredibly rewarding. I feel so lucky to have had the chance to do something so memorable while supporting a cause that means so much to me and so many others in our community.

I’m overwhelmed by the generosity of everyone who donated. Every pound raised will help Trinity Hospice continue its invaluable work, offering comfort, dignity, and care to those who need it most.”

Briony’s skydive was part of a series of fundraising events organised by Trinity Hospice, which relies heavily on donations and community support to continue delivering its specialist services to adults and children with life-limiting illnesses. The hospice, based in Bispham, is a much-loved local charity that provides round-the-clock care both at the hospice and in people’s homes.

Blackhurst Budd has a longstanding connection with Trinity Hospice, regularly supporting fundraising efforts and recognising the charity’s important role in the local community.

Donations are still welcome via Briony’s JustGiving page
https://www.justgiving.com/page/briony-haley-skydive

Blackhurst Budd's Tara Collins to Participate in Race for Life

Blackhurst Budd is proud to announce that Tara Collins, a Chartered Legal Executive in our Residential Property Department, will be participating in the Race for Life 5k event on Saturday, 7th June 2025, in Preston. This initiative aims to raise vital funds for Cancer Research UK, supporting their ongoing efforts to combat cancer.

Beyond her professional commitments, Tara is passionate about supporting charitable causes. Reflecting on her motivation to join the Race for Life, she shared: "Cancer affects so many lives, and I believe in the power of community and research to make a difference. Participating in this event is my way of contributing to the fight against this disease."

The Race for Life is a series of fundraising events organised by Cancer Research UK, offering participants the opportunity to walk, jog, or run to raise funds for life-saving research.

To support Tara's fundraising efforts, donations can be made through her dedicated page https://fundraise.cancerresearchuk.org/page/taras-race-for-life-6435

Blackhurst Budd encourages colleagues, clients, and the wider community to support Tara in her fundraising journey. Every contribution, regardless of size, brings us one step closer to a future without cancer.

For more information about the Race for Life and how to participate or support, please visit Cancer Research UK's official Race for Life page.

raceforlife.cancerresearchuk.org