Mortitia

I get some legal advice cover with my home insurance policy (LV). I made an enquiry once and they did not tell me anything I did not already know so the answer to your question is it depends on what your knowledge of landlord/tenant law is and are you likely to get yourself in a position where you need legal advice (not recommended).

I see it as a positive Grampa. Will Labour re-possess our hard worked for rental properties and sell them to the tenants? If so it will be time to exit this green and pleasant land.

I only do a 6 month contract and allow periodic if all well. Way too risky to do 12 in my opinion and who wants arguments over break clauses that can't be enforced in the courts. Until new rules come in I'm sticking to my guns. Acura - why let your mortgage company tell you what to do regarding tenancies? Baffled!

Doing your own checks re the Guarantor is vital. Yes to home owner and Land Registry check. The deed itself needs to be very specific to be defended in court and there is an argument that if a new tenancy agreement is issued or on the occasion of tenancy going periodic and new Deed of Guarantee should be entered into. I use one by a senior advisor on another site which may well be the one CR is referring to.

That took me way longer that 25 mins Grampa. I have pulled out some text below that is worthy of note. I will be break clausing it like the rest of us but getting an enforcible break clause to work in the courts is another matter. '' In the future therefore, all landlords will have to offer a periodic assured tenancy by default, unless the landlord and tenant have agreed a fixed term in writing. This means a tenant may not be evicted unless the landlord can provide grounds under Schedule 2 of the Housing Act 1988 or a break clause has been agreed in the contract between the landlord and the tenant and the appropriate point has been reached.'' Transition period The Government does not intend for any changes to legislation to be retrospective - landlords will still be able to use a section 21 notice to end an existing assured shorthold tenancy that continues beyond the date when legislation comes into force. To ensure smooth implementation of the new law, and to enable time for landlords to prepare, we are minded to commence the new law six months after it receives Royal Assent, after which any new tenancy created will not be capable of being ended by a section 21 notice. Hang on to your tenants!

Decocco, You may well have to take a hit on the deposit but returning it was the first step to a correction. 3 x the deposit is the max fine. You may not get that. At start of tenancy did you give Prescribed information, Gas certificate CP12, How to Rent Booklet and EPC for the property. If not then get to it now. Get photographic evidence of serving these documents. Then and only then will a S21 notice be valid. so start again.

I agree with allowing tenants to choose supplier and of course they go for the cheapest and often the one that goes bust next. It is a cross you will have to bear Richlist.

I think the key thing here is that Acura asked his agent to recommend someone - back hander paid.

Better late than never - that post on damage to service boxes was last year!

Is the door actually smashed or just off its hinges? The pins seem to disappear from the hinges but I find using wire cut from a metal coat hanger bent into place makes a very good repair. Same as Richlist I find this a common problem. At one property I now do the meter readings myself and email them in - problem stopped and this suggest the reader is at fault for not securing the doors properly. Another problem in one area where I manage is thieves think there is copper wire or pipe in the box and break in to try and get at it. Stupidity! All this money we spend on education and look where it gets us!

Tracey - the info you are receiving does sound correct. If tenants fail to respond you will receive your money in due course. If you think about it can you honestly see a tenant going to a solicitor to get their form signed? Also renters frequently change plans and lack of a current address will also not be helping. The deposit and its return is not often letting agent business but the responsibility of the landlord. Be patient and all will be sorted. Mortitia

Hi all, I might be going to be getting a lot of flack for this but I don't see why insurance companies should be liable in the case of cannabis factories. In his post John let his property and went on holiday or to live aboard having let what seems to be an expensive, exclusive property and leaving his uncle 'to keep an eye on things'. Big mistake. The owner of any property lavish or not has a duty of care to inspect or arrange an inspection by a professional person on a regular and frequent basis to ascertain that the property is not being misused or used for illegal purposes. John did not do this and is now trying to hoist his problem onto his insurers who I'm sure will have none of it. (I'm suspect the poor young girl on the phone was inadequately trained in agreeing her employers to pay out for such damage.) I would say that trying to take on an insurance company over this is a waste of time. Just because insurers do not stipulate inspecting every 12 weeks does not mean a landlord can wrecklessly go off abroad and expect all to be well or claim on the insurance when things go wrong big time. Mortitia