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Julian_S

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About Julian_S

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  1. Julian_S

    Noise

    Thanks Rich. I've had lots of families in these apartments before and being honest there's probably more families in the place than not. They actually do have outside spaces and the Indian contingent (normally IT contractors) can be seen playing cricket in summer and it's a friendly spot. This time of year though is another story. I've never had this problem before over several years so I suspect this night shift worker is being an arse but I can't obviously tell him that! I shall investigate and act on those points though. Thanks.
  2. Julian_S

    Noise

    Good morning. I have a couple in an apartment with two young kids, of school age. The tenant has phoned me yesterday regarding complaints from the occupants of the apartment underneath concerning noise. Seemingly he is a hospital night-shift worker and sleeps during the day. These apartments are fairly new and I strongly suspect they have concrete floors and I've never had any problems in this area before. You'd have to think that you'd need to whack the floor with sledge hammers to create any real noise below so what these kids get up to it beyond me. I've always found the tenants (Polish) to be pleasant people and I'm wondering what I can do to help. I wonder if the shift worker is being super critical? Surely a night shift worker has to accept there will always be some noise during the day, but then again if the kids are hammering the floor then he has a valid point. Should I try and mediate or keep out of the way? I'd like to have a shot at something if the situation can be resolved. Thanks.
  3. Julian_S

    Potential tenant - but bad credit rating

    Thanks for the comments. I arrive at the conclusion that you can't go wrong (note my wording ''all other things being equal'') simply because you have the 6 months rent for a 6 months AST in the bank before they even get the key, that sounds like a no-brainer to me. I like the idea of rent guarantors, but it seems they can walk off after 6 months anyway, and if I have the 6 months upfront then I'm not sure what the advantage is? OK potentially responsible for putting damage right, but middle aged women......where do you draw the line? I shall investigate the resons behind their poor credit rating, as you say, it could be something of nothing. I suspect I have a poor credit rating because I've not had any form of credit, on anything, for about 30 years so they have no info on me....
  4. Good morning. I've got a middle aged lady wanting to view. She's moving cross country having split from her partner and has volunteered the fact that her credit rating is poor. However she is prepared to pay the rent 6 months upfront, and then again in a further 6 months if applicable. One side of me says that I can't go wrong, all other things being equal. But the other says that a middle aged woman incapable of managing her financial affairs is a liability. I'd appreciate any comments on the issue, thanks. (I do remember that an agency once found me a Chinese man with his own business and no regular employment - they had him pay 6 months upfront and it worked out OK)
  5. Julian_S

    Single mums

    I've always found that little problems crop up that need sorting. The hot water that is no longer hot because the stupid time switch needs a degree in rocket science to fathom out or the hydraulically damped door closer that is leaking and allowing oil to escape. These sorts of things give you the ideal opportunity to have a gander.
  6. Julian_S

    Single mums

    Thanks all. Gumtree has snared me two potentials today and the ad only went live early this morning. Julian.
  7. Julian_S

    Single mums

    Thanks for the Gumtree recommend. I've just stuck a free ad on it, I'll see how it goes before upgrading with a paid option. I'm only 1/2 trying at the moment as there's another week to run before its vacant.
  8. Julian_S

    Single mums

    Thanks Melboy. The situation has resolved itself as the young lady thinks it's a little too close to the city centre and maybe too noisy. It's not noisy really as it's down a cul-de-sac but that's the matter sorted. I too find my own tenants after a big LA found me a supposed BMW mechanic who actually was (as i discovered very easily) a car valeter and had an ex wife and kid to support. He couldn't find the £550pcm and I had to evict him which turned out to be fairly easy as he ###### himself when my paperwork arrived, signed for delivery. I was lucky there. So I don't automatically see the advantage of LAs, the latest chap I found really is a mechanic (I'm good in that area too and a 2 minute conversation with him soon told me he was genuine) and he has an Eastern European GF who is a hard worker. (they all are) I shall try Gumtree. I found these lot who will stick your property up on rightmove: https://www.myonlineestateagent.com/landlords What do you think? What criteria do you use for vetting - particularly their financial situation, is it right to ask to see pay slips dating back years maybe? But of course they could still be in bad debt. Julian.
  9. Julian_S

    Single mums

    Thanks for the replies. The property is unfurnished and is a modern apartment in a large block. I own it outright and a property management company deal with repairs to the building (like leaking soil pipes etc) so insurance isn't really an issue. I suppose a criminal tenant could (for instance) rip the kitchen out but I would just have to put that right at my expense. The last few lets have been people that I have found myself, having got cheesed off with the local agents (Countrywide - now in deep financial do-do I think) and feel that I can do a better job by meeting prospective tenants, showing them around and chatting to them first. I think I will take the advise and give it a miss for now. I've only advertised it locally at the moment but when it becomes empty (soon) I'll take some pictures and use that agency that are registered with Right Move and stick it up on that. Thanks Julian
  10. Julian_S

    Single mums

    I'd be grateful for some advice regarding the above and those claiming benefit I have a mother in law wanting an apartment of mine for her daughter who has split from her partner. One kid, one on the way, living on the state I imagine. She seems very genuine and is offering to go as guarantor, pay double the deposit or two months rent in advance. I've never had anyone other than full time paid employees before so I'd be grateful for any advice - pitfalls etc. What route should I take or should I just run away? The properties don't stay empty for long but the 'soft' side of me says I should consider her. Yes I know emotion shouldn't enter the equation. :-) Regards Julian.
  11. Julian_S

    Ground Rent

    Good evening chaps. Adriatic Land (who use those bunch of buffoons Home Ground to collect the rent) have had a rent review following a 10 year period commencing Jan 2006. I paid the amount demanded in Jan 2016 to cover the amount from 1st Jan 2016 to 31st Dec 2016 in full. (as I always do) Now the rent has increased by about £60 as a result of this review and I have now been invoiced this additional amount for the same period. I'm not so much worried about the extra ground rent but am rather annoyed that then can approach me 4 months into the year and demand more money for the same year? What do you reckon, I suspect it's probably legal but it's annoying! Julian
  12. Julian_S

    Electrical safety checks.

    Thanks RL, good reading, on reflection I can do these checks as you state and then have the sparky come in next week if pos and formalise things. I'm pretty good with electrics, I've 'A' level physics from decades ago and have just wired up my new 90' by 30' portal frame building on the farm with metal clad consumer unit fed from SWA cable and the wiring is in galv trunking and plastic conduit - just like industrial installations, so I'm competent and in this instance the only person that I could kill is myself. [1] But I have no formal qualifications and the apartment has other folk in and Rumpole would make me look a fool in a jiffy so I feel I'll have to get some 'electrical engineer' in to do it. Regards Julian. [1] pretty much impossible with the 30mA RCD trips built into consumer units these days anyway.
  13. Julian_S

    Claim Following Early Departure Even with S21 and S8 Served.

    You don't have to do it - just the threat is probably what's needed. Banks are very sensitive to their image post insurance mis-selling, 2008 crash etc. Chances are this woman is a hard nosed thing fully conversant with being cruel and tough on poor customers and being in a position of power she can behave as a bully. You could change that with your knowledge. But the BF, what's he capable of? Maybe the sort to kill your dog or set the house alight - then it's probably best to move on. These folk always come to grief at some stage. Julian
  14. Julian_S

    Claim Following Early Departure Even with S21 and S8 Served.

    So, if I read this correctly, the G'tor is the girlfriend of this guy who's now in clink and she is a bank manager? Do head office know anything of this? (I can see an easy threat here :-) ) Julian
  15. Julian_S

    Electrical safety checks.

    It's amazing how little happens for ages then snags all come along in a rush! Anyway, another apartment of mine, unfurnished, part of a managed complex, vacated last weekend and the agents found new tenants in a jiffy who need to move in the weekend. I've not even had the inventory check/condition report back yet, but that's NTDWI Anyhow, they sprang some stuff on me via email (legionella, smoke alarm) and the issue in question - electrical safety checks. Highlighted asterisked first point and the words ''statutory obligation'' Now, I had already organised an electrician to do this task but It's not looking likely that I can get him to do it before the weekend. The agents are insisting that there is no legal requirement to have these checks done, but I'm sticking a spanner in the works here and am refusing to let new tenants in until this task has been accomplished. How can I certify that the installation is safe? I don't have the test equipment needed to determine (for instance) that the ring main circuits are indeed still ring main, nor do I have the training required. A statutory obligation is one created under law (google) and despite what the agents on the phone say I can't but help feel if someone got electrocuted the agent's solicitors would wave this in front of the judge, Rumpole would correctly determine that I was not qualified and I would be in deep poo. I asked if the agents manager would send me an email to state that it wasn't 'law,' but surprise surprise she wouldn't. I'm playing them at their own game here, am I being sensible or churlish? Julian. Form of Indemnity – Electrical Safety Regulations Property Address: XXX Landlord: Me It is hereby declared that the Landlord authorises Countrywide Residential Lettings (the Agent) to proceed with the proposed tenancy of the above property on the following conditions:- *I/We confirm that we have been advised that it is a statutory obligation on a Landlord to ensure that all appliances left as part of a let property are ‘safe’.  I/We acknowledge, and fully understand, that Landlords can find themselves prosecuted for gross negligent manslaughter in cases where they have failed to have the electrical safety supply to the property properly checked and maintained, and where a tenant was subsequently killed as a result of undetected defects in the electrical system.  Despite recommendations from Countrywide Residential Lettings advising us of the potential implications of failing to have the electrical supply to the above property properly checked and maintained, I do not authorise Countrywide Residential Lettings to arrange annual Portable Appliance Testing (PAT), or Fixed Wiring Tests (FWT), on the above property whilst they are instructed as my Agent in the letting of the above property.  I shall agree to indemnify the Agent from and against all losses, claims, costs and demands suffered or incurred by the Agent arising out of or in connection with my decision to not authorise Countrywide Residential Lettings to carry out Portable Appliance Testing, or Fixed Wiring Testing/Inspections at the above property.  The Agent will permit the Landlord to nominate Legal Representatives to conduct claims covered by this indemnity on its behalf and provide all reasonable assistance in the conduct of such claims, the reasonable expenses of the Agent to be met by the Landlord. I hereby agree to be bound by this Form of Indemnity to Countrywide Residential Lettings. Signed: …………………………………………… Name: …………………………………………… Dated: ……………………………………………
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