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sammersmith

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  1. Applies to new contracts from June 2019 and all contracts from June 2020. There is the period between now and next June where unreasonable fees (such as renewal) could be charged to existing contracts unfortunately. The late start for existing contracts appears to be for allowing new contracts to be issued, as ASTs are rarely longer than 1 year, but after June 2020 there really is no excuse to charge tenants anything even if they're still on the same contract / periodic that was signed prior to June 2019.
  2. I've lived in my flat for 6 months and, from the beginning, there has been a constant flow of debt letters for the previous tenant. This seems to be combination of cc (Aqua card), car finance (Ford), and others. Each time i received their post I returned with the text 'No longer lives here' as advised by Royal Mail however the letters keep coming. Bailiffs turned up the other week and essentially forced me to hand over ID to prove i wasn't the debtor or they wouldn't leave. I didn't like doing this but just wanted to get rid of them. Letters have started arriving again and I want to prevent the bailiffs turning so told Housing Association but all they did was send me a link to citizens advice https://www.citizensadvice.org.uk/debt-and-money/action-your-creditor-can-take/bailiffs/stopping-bailiffs/stopping-bailiffs-if-you-dont-owe-the-debt/ which says i have to send off loads of letters and fight to prove the debt is not mine. I really don't see why I should have to do this. It's the debt providers problem and I resent having to prove my identity to whoever knocks on the door. If i've dutifully returned all the mail and i'm on the electoral role for 6 months, don't the bailiffs not have a duty to check this rather than turn up looking for someone who's long since moved on?
  3. I would hope so but I'm very interested to see what they try on after the ban is partially implemented from June. The 1 year gap between rules applying to new / existing tenancies is an avenue I'm certain they will exploit, potentially through bringing forward their yearly threats about signing a renewal agreement with associated costs. Will be interested too if they take their fees down from RM / agent website whilst still being payable to existing tenants between June 2019 and 2020 I've heard annecdotally that fees have been ramped up in the last 2 years as a last desparate cash grab before the door slams shut fully in June 2020.
  4. Tenant fee ban now confirmed to start from 1st June 2019 for new tenancies and I believe from June 2020 for all/existing tenancies
  5. I was Section 21'd because I dared to insist on my legal right to move to statutory periodic tenancy. Agent didn't like that (no juicy renewal fee from me and landlord) but was not classed as illegal as revenge eviction only covers open disputes over disrepair, not for general agent tenant milking practices. Was given the option to nullify Section 21 if only I would do what agent demanded and pay the renewal fee. I declined. Was the nudge I needed to get out of London anyway
  6. Though this is welcome, there's still fees chargeable to the tenancy that are requested by the tenant, and while S21 no fault eviction remains legal I can't see why agents wouldn't use this tried and tested tactic to compel tenants to request a tenancy renewal instead of moving onto a statutory periodic tenancy. It's for their security and piece of mind, naturally 😉
  7. I've seen this flat around auctions before. Believe the freeholder wants to do a massive scheme of works that will cost a fortune and, even at £20k, is not worth the cost and expense for a basement flat in Wigan.
  8. Whilst that's true, the LA/LL can also, by law, issue a Section 21 no fault eviction. This happened to me when I insisted that I would not sign a renewal and instead wanted to lapse into a statutory periodic tenancy. If you're in London they'll almost certainly do this. If you're in an area with less demand then they may not risk it.
  9. Informed letting agent that i'm moving out and they want £30 for providing a reference. Exact text below: I've experienced (many times) a fee from a new agent to request a reference but never heard of a fee from the existing agent to provide one! As i understand it the work to complete this is a checkbox exercise with Rentshield, who i know they use as they used Rentshield to request a reference from my previous letting agent (who did this without a fee). There's nothing about this fee in the tenancy agreement and i can't find any fee info on their website. All tenant fees are dubious IMO but this is a new one on me. I was reading around that the letting agent is required to surrender all data it has for a nominal £10 fee if demanded, but all the links around this seem dead. Does this fee break some form of data protection requirement?
  10. There's really nothing wrong with the place I'm living now and if there was I would call them and ask them to fix it. I've no doubt the agent/landlord would agree to fix any issue I raised. This isn't the problem. The problem is they're inspecting the flat for their own benefit to ensure that i'm not damaging their investment. If the inspection was for my benefit then why can't they trust me to raise issues if and when they occur, like any other consumer / service provider model. With regards to the Inspection. A valuation was booked for this morning 0830 - 0930 after being confirmed yesterday. Sitting here off work waiting for the surveyor and they call at 0845 to say that the inspection is on hold and they may call back to rearrange. They are taking the p. and I won't wait around for them again. I was waiting for the lettings fees ban to move, so that i didn't have to swallow a checkout/checkin etc etc. fee, but I suspect that has been shelved so may have to take the hit and move somewhere else.
  11. I had not considered that. I couldn't find anything online about this, except for a requirement for electricity and gas safety checks to be performed annually. In my (many) years of renting and numerous inspections, no one has ever checked the electrics or gas. They are however very concerned about Blutac marks on the walls. I decided to bite the bullet and let them in for a valuation as I'm now actually more interested in what they value this place at. LL brought off-plan for £198,000 in 2016 and basic yield calculator (no account of service charge, etc) puts my rent at 4.73% which is pretty awful for outside of London. I would not be surprised if flat was now valued at £150,000 - 160,000
  12. This is what always irritates me. Inspections feel like a means for the agent and LL to remind me whose in charge: "Do what we say or Section 21 for you"
  13. Inspections every 3 months would drive me insane so I'm thankful that I don't live in Australia 😀 Honestly, i don't see how an inspection is a benefit to me. If there's an issue with the flat then i'll report it. I don't need someone lording it around my flat like parents checking a kids bedroom. During the inspection they take pictures in every room and the only thing they check that could be seen as a benefit to me is the fire alarm, though i guess they only do this because they don't want to get fined for carelessness by renting an unsafe property. I suspect the real driver for inspections is coming from an agent's desire to cream a fee from landlords. In my previous flat an inspection always occurred immediately before a rent increase to reflect, in their words, "the strong demand in the area for your property". New place doesn't do an inspection as precursor to rent being bumped, but it still means i have to take time off work and it's inconvenient to stay at home etc. I pay the rent and bills so why can't they just leave me the f alone?
  14. I've been renting a flat for just over a year and in that time I've had two standard inspections to check condition and now the agent wants me to allow a valuer to have access so the landlord can remortgage. The calendar looks like this: Move in: 16/06/17 Inspection: 12/12/17 Inspection: 15/07/18 Mortgage valuation: 24/07/18 I hate inspections with a passion but they've always been limited to one per year in my previous rentals. Twice per year feels excessive and three times per year each time the landlord needs to move to a new 2 year fix seems to be taking the p. Is there any clause / guidelines on how frequent is too frequent to be bothering the tenant with inspections? Does requiring the tenant to be afforded peaceful enjoyment not count? None of these visits benefits me but their tone seems to be that it's expected that I let them in whenever.
  15. They say they want this to send a report of inventory and any deductions. It's quite common and has happened for each tenancy i've lived in. I gave them my grandad's address when i moved out, as i was between houses anyway. I actually wanted them to send this info to me as they charged me a checkout fee and I was hoping there might be a PPI-style 'claim back tenancy fees power' in a few years. They never sent anything and i lost interest trying to chase them for the paperwork. They did pay my deposit back (minus checkout fee, of course!) after some chasing.
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