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Carryon Regardless

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Everything posted by Carryon Regardless

  1. I'm surprised your rents are so low. In Prestatyn, 1 bed flats of approx £50k value fetch me £425 pcm, and I'm about to assess for this years increase. The year up to March 18 was an actual revenue of £25,551 for the 5. It's hard to image Notts is any less attractive. I'm not suggesting your not on the ball with your rents but have you considerd requesting one of the larger agencies to value as if they managed? Some years ago i did with genuine interest, didn't use their services and I just pitched a little lower. It could change your view of the sale value.
  2. I'm finding this a bit ambiguous. As I read this the new 'move' applies to a deposit paid 'up front' to secure a property, a holding deposit. This being an amount to reserve the property pending checks and the signing of the AST, where the deposit for the tenancy would more often then be due. Or is this in relation to what we generally refer to as 'the deposit' that must be protected? As I wasn't aware of a 6 week rule regarding that I would be surprised. If I am right this 'move' is pointless as any 'holding deposit' would be converted into 'the deposit' or initial rent at sign up.
  3. My view, if you withhold any amount of the deposit you still hold a deposit. If you are able to reach a demonstrable agreement over the amount you are due so that the deposit is 'cashed in' and you proportion the amounts each will get from it, then maybe you might be able to show that the deposit has been returned. Where is the deposit held? If with the DPS then as I remember this is done at the closing down of that deposit, I can't comment on the other schemes.
  4. Boiler Replacement Read the response from Melboy in the above linked thread and see how that fits in with your boiler instal and gas inspection dates. If there are other gas equipment in the property they would need to be covered by a certifiacte anyway.
  5. To my mind this would depend on how long ago the notice was served, I would also interogate the notice and service of to be sure that all other procedures were correctly followed. If there is urgency to repossess the property, and the notice has already run up most of the 2 month expiry period and a reasonably minded person should be capable of understanding the notice intent then you should be alright. In areas where I rent I feel sure Shelter would pick up on this and attempt to use it to advantage, the judgement call is if I would feel confident enough to argue the point in front of a Socialist Judge where further expence and time could be lost.
  6. A good deed of guarantee ties the Guarantor for the period of tenancy, cue Grampa.... T'other advantage of a Guarantor who may be at risk is that an absconded tenant generally reappears when the Guarantor is made aware. I've even had tenants become more amenabl when reminded of the Guarantor's responsibility. One Guarantor even gave my then tenant a black eye for doing that to him.
  7. You need a quality guarantor as even doing more research may not show you the true history. A distant guarantor is far more awkward to sign up than one that can pop over to meet you on sign up day. I've tried signing up a guarantor some 200 miles away by using a local solicitor to witness at their expence, after a lot of faff it failed. The problem with a relocation, possible experiment, like this is that it has it's own risks. Is she running from something that might follow her, like a violent ex? 2 risks from single female T's. 1st, if they are attractive we males might not see the situation as clearly as we should. 2nd, any female can attract male attention and the new chap/s haven't been assessed by us but may well become very important to the tenancy.
  8. To my mind these things are a judgement call. More often basing the call on your experience of the person is the basis of the decision. From a business point we don't want to be too swift to hoof a T that may well come right, but then don't want to be slow and suffer greater losses than might be be acting faster. I don't follow the route of guarantee insurance but do generally have a guarantor. that can help me be more relaxed some times if a feel confindent they could satisfy any claim. Considering T's can call on Shelter, CAB and Housing Enforcement I wouldn't be too judgemental of a LL that acts defensively, and then maybe denies a genuine case any sympathy.
  9. Good strong boots, for the wife to wear.
  10. I attended early on but had other things to do so didn't monitor through the day. I spoke to the instalation tech to be sure he understood my slight redesign, in that the boiler was being turned 90 degrees and will fit inside a 600mm wall cupboard next yesr when the new kitchen is programmed for. The extra 100mm being a little easier for future servicing. He spoke of a flush and was telling me it should get one each 12 months, I'm not so sure about that bit as he was fitting the crap collector (he showed me). This is fitted high and will be disguised behind a panel above the new units. I was keen for him to run pipework close to the wall below so as to maximise inside cupboard space down there. The T's have advised me on some of the finished results but tomorrow I want to see for myself, and receive paperwork in exchange for the money. A receipt with an address for service is my expectation.
  11. At Friday's instal the controls hadn't been updated, there is to be a compliant wireless control to be fitted Wednesday by a Part P sparky. I'm attending again Wednesday to go over the job with the engineer and pay for the job if all is good. Not unreasonably the engineer has been pushing for his cash, from my side I wanted to be sure that the job was up to required spec prior to payment. Being trusting I've recently been stung by paying first and then trying to resolve an issue later when the there;s no longer the incentive by them. The gas cert was carried out in May. If there is no up to date gas cert it's good to know I'm still legaland won't push for one. There would be no sense in not including the new boiler next time and that'll do. Thenks for the useful input chaps.
  12. A new boiler has been fitted in one of my properties. Fitted by a Gas Safe engineer, well one of his contractors. The price was to include everything but as there was some urgency to get heating and water restored for the T's I didn't clarify what is 'everyhting'. It was stated that this included electrics though. As much as he was aware that it was a rental property it could be argued that updating the gas certificate is an extra, but to my mind a reasonable expectation by me. I'm aware that the controls are now legislated to provide for more efficiency, and it follows that replacing a 20 year old boiler would mean updating the controls to comply. What would be the minimum type of control to expect as 'including everything'?
  13. 1. Fact and not overly difficult to prove. If a person is willing enough to raise this with the LL it is reasonable to assume that the authorities would be next. 2. As you rightly point out this is an individuals opinion. 3. Rfer to 4. 4. The LL, not me in this case for a change, wouldn't be complicit. 5. No 6. Surpringly with my experience of HB I hadn't considered that possibility. However with my understanding unlikely. 7. Only be frequent visitors and possible inconvenience of parking, so not really. 8. Most would consider nothing to that one. But some years ago local authorities, Manchester for sure, decided it was right to prosecute a LL if a rape had occured on his / her property. I could never understand this being a realistic lawful responsibility, but understand it was aimed to reduce the all night parties being an anti social effect on neighbourhoods. So from this I wonder if 'local authorities / police' might cause further responsibilites on a LL. After all we are responsible for immigrant over stayers and as you say HB abusers in our properties.
  14. If we are made aware of illegal activities being carried out from one of our rental properties do we have any responsibility to take any form of action? This being counterfiet hardware and cloned software, and might be described as being on a small industrial scale.
  15. Better the devil you know, but monitor closely. He has lost a grip of life and it takes very little for things to deteriorate further. When he stops looking after your investment he has to go. In a simialr situation I tried to give the T more responisbility. Making sure the correct bins are out on the right week. Some care of the local environment, clearing stray rubbish , weeding, extra clean up around the palce....... In truth it never worked as I'm remote and couldn't manage him daily. When he absconded the clean up of his 'stuff' was a significant effort. So to me attempting to prepare for that day has intelligence, making sure he doesn't fill the flat with whatever that will be your later problem.
  16. Thanks for the check tool, as I hadn't considered any need for me to have involvement with the yet new regs I'm glad it confirms my "no need to register" belief. That of course 'ass'u'me's (but i believe it to be them) that I have read the multiple pages correctly and answered correctly. But in reality if I haven't I'll still wait for them to come and get me for something that, no doubt, I deserve to hung and drawn for.
  17. As LL's we can't stop T's taking guests and realistically we can't prevent them sub letteing. We can only repossess when a tenancy is abused. "The two young couple has just moved in for a month (6 months contract)" sounds like you granting a tenancy? If not and the 2 guys have abused the 'written' agreement you have with them in that they are effectively sub letting then your serving a repossession notice ( a section 8 most likely) might satisy the council that you are addressing the situation?? In truth what you write above doesn't feel like the whole or accurate story. I suggest you seek more expert advice than I can give.
  18. Like I said, beyond my area, but It sounds like, from your economic responses, that you have 2 tenacies running for your 1 flat. I wonder how house share situations are viewed. That is if you grant a tenancy to a person/s and allow them to sublet. Would this also be a HMO situation? That would mean a rearrangement of present situation, as I understand it.
  19. I think you need to explain the status and use of the whole building before any one here can comprehensivley understand. HMO is intentionally beyong my area of knowledge anyway. My thoughts to help others gain a better understanding. How many tenanc'ies' are granted by you for your flat? Is there a shared access route to all flats in the property, or do they have independant access? Is it the local council that have caused you to seek HMO status? How long have you owned the flat?
  20. Is there a conflict with the council requiring that you gain HMO status because of the use of the whole building? That is, is it beyond your choice as to if this becomes HMO or not?
  21. I would exepect the letter from the mortgage company to give a contact, number and possibly the person handling this. Give them a call and discuss your options. Remaining as the original status of BTL and renting to 'a' family should mean there is no change. Withdraw the HMO application and I don't see why this doesn't just go away. While discussing ask what their conditions would be should you make the change at some time. Don't forget that HMO is more complicated with the planning requirements and the management anyway.
  22. This assumes there is a deposit, and even better a guarantor. Point out that where works will be required post tenancy that he will still be liable for the lost rents due to these works preventing a fast replacement tenant being able to take residence. I doubt you would enjoy much success in court with this approach, especially if the works are deemed to be due to fair wear and tear, but hopefully the threat might well cause a change of attitude. As above you have no legal right of access unless there is an emergency situation, vague statement that that is (like fair wear and tear really).
  23. That's the greatest problem with insurance, you'll never know if it will provide the expected cover until you attempt to claim. They are increasingly wrigling out of making payment and often with the poorest of excuses. I attempted to claim for broken skis and goggles from RBS travel insurance, used them for many, many years as associated to a premium account. They refused as I hadn't reported the incident. To whom they couldn't specify, the policy doesn't detail the requirement. The legal route would be more costly then the skis so they win.
  24. Grampa I see you as being conscientious and up to date with the ever changing legislation. Many A's aren't and many of the larger ones will employ less able front line staff that don't really help situations. When things go wrong the owner is still as exposed as if they had managed themselves. An example i remember was with the deposit legislation, where A's screwed up the owner still suffered the penalty. I don't use RGI but do look for the HOG, the 'G'uarantor has saved my situation a few times. As for excuses, I don't care. I'm in business and whilst there is 'sometimes' room for compassion I don't see myself as thier banker, social worker or any other type of support they like to fall back on. I do see that there can be benefit to having some involvement with T's, in that understanding their situation and personality is a useful tool to making my decisions. It's also good to learn from each about the antics of another. No sympathy toward the FBI T's, they abused from day 1 by having undeclared dogs that specifically require permission. If the rent faulters this month (the 20th) I serve the S21 and write to the HOG. Another has changed employment and has faultered a little, this month he needs to bring his account up to date or the same for him. It's not always intelligent to act swiftly, each is a judgement call. "I'm in Cornwall so I don't know what has happened with the rent payment, I'll look into it when I get back." 2 weeks later, "I've an appointment with HB, I'll get this sorted and back dated." I knew the flat to be already mt, and when she had departed but I left it for 3 months anyway. The HOG paid up over the next 9 months, with or without T assistance wasn't my concern. It's often easier to be paid for an mt property.
  25. I've had all the excusues as to why T's are having issues with paying the rent. Some are so ill thought out they don't get more than a sly smile. Recently a new one, to me anyway. The T's company (a Stock Broker) are under investigation by the FBI so he is in limbo as he hasn't lost his job but he isn't working and getting paid. Who can top that one?
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