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About Grampa

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    Super Senior Member
  • Birthday 01/01/1912

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    My Motorcamper and a large glass of red or 3

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  1. The only way to officially end the tenancy is as Mortitia states get the tenant to sign a deed of surrender or obtain a court order. However, this is not always practical and the question to ask is - not, have the tenants moved out but are they likely to return?. I have taken back possession of a number of properties without a court order and so far without any come back. The bottom line is, if the tenant comes back and cant get back in that is an illegal eviction that is a criminal offence and a large fine. But if I'm fairly confident they have no intention to return I first serve a s8 & s21 and then try to mitigate any potential penalty by taking the following reasonable steps to establish the tenant has moved out: Stick an abandonment notice on the front door stating we believe the property has been abandoned and therefore will be taking steps to take possession of the property in 7 days and change the locks. If the property hasn't been abandoned please call xxxxxxxxx before xx/xx/xx Text the same wording to the mobile phone of the tenant email the above wording to the tenant. Speak to the neighbours and ask when they saw the tenant last and if they has any info on them moving out. (take notes of persons conversation etc) Do the same again but with the local council. Take lots of pictures when you go in in of debt on meters, post on door step, rotton food, empty areas (which implies they vacated). Write to the tenant (at the tenancy address)explaining you believe they have vacated and you will be taking steps to take possession of the property in 7 days and change the locks. If the property hasn't been abandoned please call xxxxxxxxx before xx/xx/xx. You do this on the basis that a sensible person redirects their mail when they move but we know its unlikely in this case. Write to the next on kin address you should have on file in the application form they should have filled out at the beginning of the tenancy. If the tenant comes back you must let them back in and get a court order (remember you have already served the s21 and s8). If you didn't let them in you have to ask yourself is this person going to take me to court? If he does you will have hopefully mitigated any penalty by doing the above.
  2. I am a big fan of trying to head off a potential problem before it begins, so if you do have some documentation/letters not only does that mitigate any potential penalty (if you were found at fault in a court case) you will also have something to show to police or the council if they turn up or get involved. In my experience there is a higher risk of foreign national tenants trying to get litigious over tenancy issues than UK tenants. But hey ho we all have our own levels of risk we are prepared to take.
  3. Regardless of the legalities of their status they are of the view they are tenants with the protection of the housing Act. They may well be lodgers but if you treat them as such you could very likely end up in court and even if you win it will cost you time and money. So ideally you need to throw weight to your argument that they are lodgers so a letter from a housing solicitor confirming the status may change their mind. You could also get one from a friendly letting agent as well. This may be enough to change their point of view or at least not pursue the point if you chuck them out .
  4. Well, by law you are not allowed to resell electricity at a profit. Otherwise I would guess that makes you technically a utility provider and you would need licences and all sorts. . This issue comes up now and again in rented properties which still have coin/card meters operated/emptied by the landlord typically in a property above a shop when the single supply is for the shop and also flat above. The landlord trys to be clever and set the rate at higher than he is paying for it. But for the property mentioned at the start of this thread the idea was to just set the rent higher.
  5. It comes with a share of the freehold so I would guess you have a voice and a little influence with how the block is run.
  6. I am also leaning towards the same view.
  7. A 2 bed flat has just been reduced in the area its a good price but the block of 8 units has a communal gas boiler for the heating and communal water bills. This means the service charge is £1800 pa to include those utilities. It also comes with 999 year lease and share of FH. My thoughts are, this has put off buyers and thats why it has been reduced even though the gas and water equates to about £100pcm of that service charge and means the true SC is 600 quid per year. But I'm thinking a similar "normal" 2 bed would rent for 750 pcm but if you advertise it at 850 no one would click on it to find gas and water were included. So I could advertise at the normal 750 and in the text below explain another 100 would be added to the rent for those utilities. Thoughts? Would you buy a property like this? Is it worth considering?
  8. https://landlords.org.uk/news-campaigns/news/mandatory-five-year-electrical-safety-check-regulations-be-enforced-in-england?utm_source=facebook&utm_medium=WebsiteNews&utm_term=&utm_content=&utm_campaign=News
  9. If I were you I would consider your other options. These type of arrangement are notorious for the huge wear and tear on a property due the the high turn over of residents as the council put all their waifs and strays, problem tenants and (ex)druggies who they cant house normally. I have heard also of many cases that the properties are not returned in the same condition as promised. As councils are desperate for these type of properties I bet you could negotiate a high rent if you threaten to give notice. If a property is marketed correctly at the right price and in good order your void periods will be a minimum. Have you done the number crunching on what you would save on a lower mortgage rate, insurance premiums and higher rent. You can get really low normal BTL rates at the moment.
  10. My understanding is as this is such a specialised market similar to HMO's the mortgage products available to you are going to be very limited and with not as attractive rates as "normal" BTL rates. But I assume you are getting a very very attractive rental income which is a lot more than if it was a normal rental which should go some way in compensating you for a higher mortgage rate. I would also guess you have the same problem sourcing building insurance and having to pay increased premiums. You could trying googling HMO mortgage providers because if they provide them there is a greater chance they will also provide what you are looking for or could point you in the right direction.
  11. https://propertyindustryeye.com/eye-newsflash-queens-speech-confirms-new-measures-to-protect-tenants/?fbclid=IwAR31eeMNtg_SuGC1Hy49ozBY3x0pO3rSX5Mbf1aRFUvUKIvZpgef-DdgTzk
  12. WOO HOO😀. Now lets get Breakfast Done😁
  13. He may be keeping any UC he is getting so apply to get it (if any) paid directly to you. https://www.gov.uk/government/publications/universal-credit-landlord-request-for-a-managed-payment-or-rent-arrears-deduction Before you served the S21 did you make sure the tenant had the latest How to rent guide. https://www.gov.uk/government/publications/how-to-rent Gas Safety cert Prescribed info re deposit EPC If not any court action will likely fail.
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