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About GPEL

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  1. I think it would depend on why you are doing it and whether or nor it includes additional fittings beyond one to one replacement. I would argue that you could as it is bringing it in line with current installation and safety standards and see what they say.
  2. It depends on what your re-furbishment consisted of and may or may not be able to offset any or all of it. In general terms, improvements/new additions cannot be offset but repairs or updating by replacement can; you just need try and to be creative.
  3. If everyone that owned a lettings business advertized here the forum'd soon be knack'd, losing the point of it.
  4. It's probably from the council's rating system used classify the how habitable a property is. They can issue enforcement notices if the premises are sub-standard. Follow this link: Guidance on inspections for the purposes of the HHSRS is given in Annex B. This ...... The operating guidance is issued under S9 of the Housing. Act 2004. ... www.communities.gov.uk/documents/housing/pdf/142631.pdf
  5. Technically, this isn't always as clear cut as it may seem and strictly speaking it might be viewed as a landlord in residence subject to factors that may not be immediately obvious such as use of shared facilities, access to gardens areas, means of entry and so on. Ultimately, it would be for a judge to decide later if it was to become an issue. It would however be wrong to automatically assume an AST is the correct agreement as the tenancy may not fall under the housing act. In this case a contractual tenancy would be more suitable. Notwithstanding all this, in reality, you are probably pretty safe using an AST as the chances of it coming back and biting are usually pretty low but there have been cases where judges have split hairs and thrown claims out because it was based on the wrong agreement being used.
  6. Always, always, always get a guarantor and take out a rent indemnity and legal expenses policy. Worth their weight in gold.
  7. Has a court order been awarded yet? If so apply for court baillifs to take back your property.
  8. I read the question differently. You're asking if any rental income would affect your entitlement to benefits. I think it may but you'd need to speak to the service dept as it may be altered by the level of income.
  9. Answers the question in the real world. If the agent won't provide a copy and you've not been billed at time of renewal then fair to assume work's not been done so owner needs to take action. If you have a copy of invoice from the agent and have paid the work it's fair to assume the work has been done so question doesn't arise as owner is protected.
  10. Your lack of due diligence I'm afraid; not your agent's fault. Generally their guidance was correct, it's the freeholder who takes out the insurance. It's your responsibility to know what's in the Deeds of your property. I don't know of a buildings insurance policy available to leaseholders. Bit confused by why you think the flat isn't insured if the block is insured. Policies I know of include cover for the flats within, payment for which the owners contribute towards.
  11. Subject to the circumstances and the wording of the tenancy agreement, you could go for repossession under Ground 1 of a Section 8 notice but only if you choose to live in it. Take legal advice first.
  12. When you get your monthly statement showing payment for the work done it should include a copy of the invoice for the work done. Also check your terms of business with the agent which should stipulate who does what.
  13. Unfortunately many contractors are unreliable, forgetting to turn up on time, going bust and not telling anyone and so on. Using an agent means landlords can forget about renewals and leave it up to someone else to handle it. Good contractors will remind landlords annually about renewal inspections but many don't, therefore the agent takes on the burden of reminders. The landlord just sits back and forgets about it. It is because of this that many owners use agents.
  14. On a note of caution, agreement or not, if the tenant says you can't enter the property, advance notice given or not, then if you do still go in you are trespassing.
  15. Hi Honey I'm home (for those that remember me). No need to pre-empt any notice service. Issue it or them as soon as possible.
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