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About lastlaugh

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  1. Do you have a copy of the Rightmove listing? What does your contract say? I suspect your best course of action is through the Property Ombudsman, bu5 you will need to make a formal complaint to the EA first.
  2. Why are you having 6 monthly inspections? Are they written into your contract? Inspections, where they exist, are for landlords to check the state of repair. The other items you describe, cleanliness, car parking, etc are none of their business. Within reason, of course. What you are describing is not a healthy landlord/tenant relationship, and could be more accurately described as harassment. You have 3 choices. 1. Don’t get distressed about the inspections, shrug them off. Put up with them as a small price to pay to live in such a great place. 2. Move, and find a better landlord/tenant relationship. 3. Reeducate your landlord about the limits of your relationship. Do you have a preference?
  3. The S21 date no longer has to coincide with the rent payment date, it only has to be 2 months notice. However, a common misconception amongst renters is that the S21 date is the date you must leave. Not true. You can leave earlier or later. Both options have implications, however. The only significance of the S21 date is that it is the earliest date that a landlord can commence eviction proceedings against you. So, the best way to view a S21 notice is as a starting gun for a negotiation process to end your tenancy. Clearly, as a tenant your relationship with your landlord is coming to an end and you need to find a new home. Just as clearly, your landlord wants you to leave without a fight and without all the hassle of an eviction. Somewhere in the middle is common ground where both parties are happy. What muddies the waters sometimes is when landlords and agents use the S21 trick as a means to apply pressure on tenants to accept a rental increase. It’s a cruel and stupid trick. I once won considerable compensation from the Ombudsman and ended the career of a Lettings Manager in London who tried to pull this stunt. But that’s another story. The other annoying aspect is that LLs and LAs see the S21 date as the date you must leave, make plans around it, and will harass you if you believe otherwise. **Remember fellow Renters, there is only one date that you MUST leave your home, and that is the date set by a judge in an eviction notice. Everything else is open to negotiation.** So what is the best way to deal with the situation in the OP? S21 date is the 13th, but rent payment date is the 30th? Well this is quite a good position for a tenant because the landlord expects you to do two conflicting things. You are contractually required to pay a full months rent on the 30th, but your landlord requires you to leave on the 13th without saying how he plans to account for the service you have paid for but he plans to not provide. This gives you room to manoeuvre. Firstly, don’t respond to the S21. Don’t contact your LA or LL. Don’t acknowledge or return calls or emails. Nothing. Zip. Nada. It buys you time. Because, first you need to check out out other accommodation options. Usually, it would help to have a little bit longer in your current accommodation, but sometimes it helps to move fast. If you can, and want to, move fast, then great, give them one months notice, leave, and enjoy the rest of your life. Usually the process of finding a new suitable place, arranging contracts etc, and a new move in date, takes a little time, so in all likelihood you might need a little extra time in your old place. When you have a plan worked out then, and only then, acknowledge the S21 and INFORM the LA or LL in writing of your moving out date. If this is a week or two after your S21 date, then there is nothing they can do about it. They might huff and puff. But bad luck! The only possible downside is the LL or LA might try and claim costs against you for staying beyond your S21 date. But it’s difficult to prove and is not covered by your deposit. Also, if you have formally given sufficient notice of your leaving date, AND paid rent, then there is no reason they should have incurred any costs anyway. The bottom line is this. If a LA really is stupid enough to give a S21 date different to the rent date, then they will look even more foolish if they try and claim costs from you because you stayed until the end of the period for which they have asked you to pay. Anyway, good luck with it all. The end of a tenacy is always much more stressful than the start.
  4. The truth, as we know on this forum, is that the fees are a form of extortion, which the change in the law duly recognises. Up until the change in the law, the normal process would have been - apply pressure to renew the contract, then the tenant pays the fees in order to get the new contract. Your LA has got it the wrong way around. Once the contract has been issued, even with unpaid fees, then the LA has lost their leverage, at least for the length of the new contract. At the very least, make them work for the money. Ask them for a complete breakdown of everything that you owe and all the supporting documentation relating to the fees. Ask them to justify exactly why they chose to issue new contracts, when the law doesn’t require it and never has. There was never a need for a new contract, even when the rent had changed. If they have issued new contracts issued while already in arrears for fees, ask them to fully explain why. Appear to be reasonable and explain you are happy to pay up once you have a full explanation of all of the above. Should you go to court, you will need to be asking all these questions anyway. And they can’t, or at least shouldn’t, take you to court until they have properly explained to you why you owe them the money. A small claim like this isn’t worth the effort of a small business or a debt collection agency, especially because tenancy law is more complicated than a simple contract. My bet is, if you put enough obstacles in their way, they will give up.
  5. But that paper, by painting a rosier picture of the robustness of the BTL market is making a case for the exact opposite. Directly or indirectly.
  6. Well, the BOE is a public body, using public funds. Any research they do is to inform or support policy decisions. Their conclusion is, and I quote: “Our main result shows that, adjusting for affordability, the loan-to-value ratio is reliably more important for borrower distress in the OO market than for distress in the BTL market, contradicting McCann’s (2014) results.” The conclusion contradicts previous research and the general theme of this thread. And I think the conclusion relies entirely on a false assumption, namely: “Everything else equal, a BTL borrower is more likely to be able to withdraw equity from at least one of their properties, and use these funds to cross-subsidize other properties, if necessary.” I don’t think the assumption stands up to scrutiny.
  7. I’m not really sure of the purpose of the paper. Why was the paper commisioned? Why is the BOE looking for evidence that the BTL sector can survive a modest HPC?
  8. I had a read of the paper. I don’t agree with the conclusion - that BTLers are safer than OOers in the event of HPC - mainly because I think the assumptions are weak. However if the BOE are generating excuses to further tighten the screw on our BTL scum, then it’s all good.
  9. Yeah, I’m cautiously optimistic too. The direction of travel is clear. The scale and negative impact of foreign investment in UK property is now common knowledge. But for many years it was widely assumed, even by politicians, that it was a ‘fortunate’ side effect of globalisation. The truth is it’s been an active policy if UK PLC for 2 decades, with tax breaks, golden visas, etc. The wheel is turning as voters realise the foreigners destroying the country are not the fruit pickers but the speculating spivs.
  10. Did you sign an inventory when you moved in? If so, what does it say about the wardrobe, carpet, and oven? Is your deposit protected with a recognised scheme?
  11. In fact, it's what most Western European countries do. Which is the principal reason why those countries have a civilised PRS. Unlike the UK.
  12. There are many simple ways that a little bit of regulation would change the PRS immeasurable in everybody's interest. For instance, it could easily be made law that any AST is only valid if registered with the local authority. It could be a cheap and simple process. Not unlike the deposit protection scheme. No registration, no AST. At a stroke it would force all rogue landlords overground.
  13. Sorry, I got it wrong. Goodbe To All That Buy To Let. There's a thread around here somewhere. Sell Now! Sell Everything!
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