Carryon Regardless

I said years ago that the Housing Act needs replacing. With the continual tweeks and additions of every new minister and his team of school leavers it is so complicated and confusing it makes for excellent litigation material. And we know the winners there. We got used to reading of solicitors and judges mis interpreting the legislation. This would invariably cause additional hardship to the LL in assumption that he is morally wrong and so deserves what ever negative outcome is imposed. It got massively worse before covid, and covid has served to cause additional confusion for along time after the pandemic has passed due to additional tenant protective measures that are cited as applicable and will continue to be much later. Where we find ourselves with an adverse tenancy our choice will be to spend more money with far less likelihood of success to attempt to amend the situation. Or ignore realising there is little legal power we have even if we can still afford that route considering losses already incurred. Or use a big stick. Tbh I only scantily read the link, thanks Grampa. The jist is clear. Trying to stay up to date is like my pc needing updates 3 times a week, most are irrelevant to my pc and my use of it, legislation is often the same. Better spend time on it when I may need to be aware, there is naff all I can do about it anyway. I'm not aware of the 'Reform Bill', but I'm confident it will introduce more to be afraid of, and that's before Welsh Retard Assembly will want to go one better.

The only way I see to be legally anonymous is for your own Ltd company to let. This can be registered at such as an accountants or solicitors. 'We' can use any name we desire as long as it isn't for fraudulent purposes. Grant Shapps has used Green historically, and he is a very suspect character, so why not. Using 'another' as a point of contact keeps you remote. But any AST needs a LL address for service. Out of hours contact for emergencies would need some consideration also, there are agents that can accommodate this. The costs would be my concern. Being sarcastic you might consider citing the Gov't as LL, as we don't run our own properties any more. 'We' are merely agents ourselves.

Cooker, carpets (well floor coverings), and window blinds. The last time I let the previous had left a hoover and a wardrobe. I offered them as a gift to the new T, he was happy. "Don't want them back". In Wales such needs to be removed by a registered disposal contractor, and records kept for 2 years. I circum navigated that as well.

Were there any comments on the cert?

'If' I read this right, they are scared of the possibility of contracting the virus during inspection, but more for their non tenant parents. But bringing their parents from overseas wasn't a concern. I wonder how effectively shielding the parents during the journey was going to be achieved. Whichever type of port requires human interaction. If they drove there is possibility of better shielding, but still limited. Were there no toilet breaks? Did they not consider the possibility of spreading it rather than contracting it? Low intelligence people tend to only see from their limited point of view. Tell 'em to p off, they had tenancy responsibilities before the parents arrived, they should have factored that in.

I don't see how a T signed disclaimer would be valid. The responsibility for a gas inspection is set in legislation, saying "I don't want one" doesn't fit. I had the same issue with a T that refused entry for the inspection. I responded with no sympathy (poor T's anyway). I pointed out the the engineer has no reason to go upstairs, so they have choice to go there during the visit. No inspection and I would require the property back, they then complied. But I'm not sure how we repossess these days. As a minimum I would want evidence of my efforts to arrange and for the T's to refuse should there be any repercussions.

Not sure about the insurance, although I'm not sure telling them anything would have advantage. I little heads up though, Some yeas ago an ex con sued his LL when released from prison after a lengthy period. The property hadn't been surrendered and the LL hadn't served notice believing it to not be the main residence. The git won, and no doubt benefitted from legal aid.

Bit of an update. Rent Smart Wales referred me to the local authority as they don't control, EPC on compliance. Denbighshire responded the day following with a "I asked my manager" response. they will not enforce while Wales is in Level 4. The fine in England is £200. I haven't been overly stressed about this tbh as I'm experiencing more T's wishing to be effectively left alone. I'll consider again in the New Year (maybe even the one that starts tomorrow. Happy New Year to all. For those that didn't get as they wished for Xmas, have a care. Santa said the journey wasn't essential (I told the Grand kids he had covid).

I wish you a crappy Christmass, I wish you a crappy Christmas, and a sh---y new year. But seriously, I hope everyone gets everything I deserve this year, and a tasty bird in Christmas stockings.

Yes I have had one or two different experiences. I'm not so sure you reminding me of those is entering into the festive spirit tbh.

Recently while looking for LL insurance I was seeing that insurers aren't honouring rent guarantees "due to legislation". I guess this means covid legislation. 'WE' can never evict, a court order is required and then an instruction to a Bailiff or Sheriff. If we want them out issuing a repossession notice is always the best way, later discussions may mean it isn't acted on, but our choice. Are the courts sitting again for repossessions? If we pay the court fees are we well aware of additional hurdles due to covid that we need overcome? We are able to expedite evictions on grounds of anti social behaviour. It can be defended, it may be that a court appearance is just a stage in the process if the claim fails 1st time, at our additional cost.

I don't doubt your right Mel. But France aren't on their own by closing transport links to us. When the likes of Russia and Turkey do this it becomes a bit surprising. Are the nations leaders (40 so far) responding knee jerk style to Macron's lead?

It seems a lot of our international trading partners have renewed fear of dealing with us. My thoughts are that be closing borders and the like they might buy a little time. If the UK has the new strain then other countries will have it already, even if the transmission hasn't been in the same numbers, as yet. The signs are that this is putting pressure on the infrastructure. I haven't been overly fearful of covid, but failures of infrastructure are scary.

Most of mine are up for renewal. I've rung a couple of firms in N Wales and one has responded. Initially they say that EPC's aren't essential so should be deferred until this is over. They have now responded saying it's best I get some one else if I'm in a hurry. Not convinced of the deferral bit I'm awaiting clarification from Rent Smart Wales. I can see the 'not essential' bit and also go along with safety 1st. That being why increase risk where unnecessary? But legislation is out to get me (you decide for yourselves), and that says I neeeed them. Has anyone any views on liddle ole England and EPC's?

Well, AXA got the business. All online, none of this "you need to call us". The information isn't ott and much auto filled. Initially the prices weren't particularly attractive as separate quotes. But when you learn their style of creating one quote for all 3 properties the price becomes more reasonable. As for the other. I believe many companies are looking at the feasibility to run much of their business as working from home. The savings on overheads of requiring less office space is easy to envisage, much like the High St disappearing in favour of online shopping. For those working from home the attraction is also obvious, it's a flexi time, flexi most things. No commute has to be personally cool, but for many the reduced social activity (as most chat more than work) will have a backlash. I can only anticipate the conversion of much more redundant commercial properties to residential lets. I've seen a strategy to squeeze out small businesses by successive Gov't''s in favour of larger organisations., so it's less likely to be the little guy taking up the spaces. I'm not sure if that strategy applies to us as there is a definite targeted attack.

https://www.boilerguide.co.uk/articles/replacing-central-heating-pipes No charge.

I thought Mel might clarify this one. To my mind the boiler 'will' need a 22mm supply, I think to within 1 metre of the boiler and possible to inspect. Call the gas engineer you intend to use for inspection and ask him. You might find a 'pre' inspection has value if other things are amiss.

I wouldn't know the regulations. It won't be law. Often regs are retrospective, so a property is feasibly up to standard if things are up to the standard of the date of install. I would be tempted to ring the local building control and ask 'em.

and breeding longer every week.

Simply Business continue to pester, my low level of patience doesn't help much when it's another bl00dy call. I went through the online process for Direct Line. Personal info and 3 properties entered.. They are unable to quote "please call this number". Another part of my life gone for nowt. I try ringing the number , press this, press that. Listen to disclaimers, their rent guarantee insurance can't be claimed on because... And then they are too busy. "You may have to wait for a longer period than normal". For new business that's unusual, but tbh I thought they would have called me, instead of the Simple Gits. What was that computer called in Hitch Hiker Guide, I know how it feels, but it can't it's a computer. Still Christmas to look forward to, in 2021.

Blimey that's changed a bit. Thanks Grampa. I see one subtle change in that previously in my Tenancy Pack I would provide a link to the electronic version of the booklet, and thought that met with the requirement. My tenancy packs are signed to demonstrate accepted receipt of listed contents. I now see we can provide by email as a PDF, if the T agrees. So by the time we have demonstrated that agreement we might as well use up some paper and post it, although the evidence of that becomes ambiguous. Our fault again in the event. Our failure come a repossession claim is less of a concern as these days I'm not sure how we carry out a successful repossession claim. There are just too many traps for us to fall into. The cost of the failed claim becomes an added insult.

Checking my spam box over a different issue as I may have missed a message, I had missed 4 messages of importance. The problem here may be that when we deal with another organisation we often get bombarded with spam from them, auto or otherwise their cr*p can end up in the 'spam'. Simply Business are broker for 3 of my properties. they have automatically applied for payment of 3 policies. I always opt out of the auto payment option and take care to inform them of such. I prefer to monitor and assess. This preference of mine is proven to be intelligent again, aside from them deciding that this is of their choice, not mine. 2 policies are at 25% increase, the 3rd at a mere 9.5%., cheeky $^***@". As I transfer funds from my rental account t o a place that serves greater benefit each month there is only funds to honour 1 payment, and that's still pending anyway. To annoy more, the policies are due for renewal on the 16th Dec, but they applied for payments on the 7th. A call to them had me eventually connected to a super nice chap who uses phycology to appease me, me being more of a Victor Meldrew and recognising the strategy just got more annoyed at more bs. "We need to go through your options". "Send me an email of my options, but unless you can offer insurance at less ridiculous prices there is no more to discuss." "We are a broker and act in your best interests and need to go through you option on the phone." I had already informed him of my intention to go shopping for insurance, so here he attempts to keep the hook in place and slowly haul me in. "As my broker you have clearly failed to act in my interests so far, refund the dosh and I have better things to do than talk further, goodbye." It is of course essential that I spend my time writing this. The world is full of abusive organisations, playing games instead of getting on with providing a service. If they provided a good service it would increases the chance of them retaining my business. Gits.

RL I can see why a cash buyer is of value, bird in the hand sort of thing. But there was a time where these 'investors' would agree an offer to hold the seller as reserved. They would then bide their time and see where the market went. If down they renegotiate, if up then quids in they buy. If the market is buoyant then the investor will get on with it for fear of losing to another. The first time buyer may yet cause hold ups, not within their control. Aside from how it may affect the sale I don't see that it's your concern how much a first time buyer, or anyone, will have to pay out to achieve ownership. If there is no or additional tax it's their concern. The seller only needs consider his final revenue and if it is deliverable. Your saying to a buyer that as they are saving £6K tax means you want any of that isn't logical.

Tbh I've no experience of the this' mortgagee n principle', but it sounds like lenders offering little of value while effectively reserving the naive as a customer while the lender decides. I expect the lending sources will 'approve' on the info of earnings and employment longevity provided, but will be needing support evidence when the real application comes in. Surveys and further surveys can be expensive and time consuming. A potential purchaser saying "I have a mortgage" must, surely be met with "how they 'aint seen the property yet".

invite them to read it, they won't trust you anyway. I went with Bulb a while back. Email requested reading, so I complied. A half hour later a knock at the door and a chap wans to read the meters. "I've done that I said", "I know so they've sent me ". Not cool me "piss off and tell them not to waste my time in future". These disorganisations are never wrong as they put us to pointless effort.