http://www.landlordzone.co.uk/forums/ en Wed, 19 Jun 2013 11:33:22 GMT vBulletin 60 http://www.landlordzone.co.uk/forums/images/misc/rss.png http://www.landlordzone.co.uk/forums/ http://www.landlordzone.co.uk/forums/showthread.php?55965-Letting-Agents&goto=newpost Mon, 17 Jun 2013 21:09:32 GMT Hi How can I find a good Letting Agent? Are there any qualifications that these guys have to get first? Thanks Hi

How can I find a good Letting Agent? Are there any qualifications that these guys have to get first?

Thanks ]]> Letting Agent Questions TOSH1 http://www.landlordzone.co.uk/forums/showthread.php?55965-Letting-Agents http://www.landlordzone.co.uk/forums/showthread.php?55906-Does-buyer-owe-EA-commission-if-buying-flat-where-tenants-remain&goto=newpost Sat, 15 Jun 2013 12:45:17 GMT Hello I am selling a flat where the buyer may take on the current tenants. It appears that she has not told the Estate Agent (EA) that this is her intention and this is complicating communication between all parties regarding exchange dates. Could it be that if the buyer was upfront with the... Hello

I am selling a flat where the buyer may take on the current tenants. It appears that she has not told the Estate Agent (EA) that this is her intention and this is complicating communication between all parties regarding exchange dates.

Could it be that if the buyer was upfront with the EAs that she intends to retain the tenants, that she might have to pay them commission? I'm interested to know as I feel it would be helpful to be transparent with everyone and say that she is in discussion with the tenants for them to remain. However, If I tell the EAs, the buyer may become disgruntled (she's already been difficult to say the least!).

Would welcome your advice.

Sherylin ]]> Letting Agent Questions Sherylin http://www.landlordzone.co.uk/forums/showthread.php?55906-Does-buyer-owe-EA-commission-if-buying-flat-where-tenants-remain http://www.landlordzone.co.uk/forums/showthread.php?55893-Letting-agent-changes-locks-and-inserts-quot-tenant-quot-without-permission&goto=newpost Fri, 14 Jun 2013 20:23:18 GMT I signed a letter of agreement with a letting agent detailing the agreed rental, length of tenancy and move in date subject to references and contract. I withdrew my consent for the agent to move the tenant in so they changed the locks and moved them in anyway. Is this legal? If not what's the the best course of action? ]]> Letting Agent Questions Wadtony http://www.landlordzone.co.uk/forums/showthread.php?55893-Letting-agent-changes-locks-and-inserts-quot-tenant-quot-without-permission http://www.landlordzone.co.uk/forums/showthread.php?55889-Agent-did-not-inform-me-of-CCJs-against-former-tenant-who-left-owing-rent&goto=newpost Fri, 14 Jun 2013 15:15:03 GMT Hi there I wonder if I can pick the brains of people more expert than myself re the above. Basically I had a tenant who was in my property for 3 years from early 2010. The agent charged me for a rent collection service the first year (a percentage of the rent) and obviously undertook... Hi there

I wonder if I can pick the brains of people more expert than myself re the above.

Basically I had a tenant who was in my property for 3 years from early 2010. The agent charged me for a rent collection service the first year (a percentage of the rent) and obviously undertook references. Following the first year I removed the rent collection and had it on a let only basis for them for the 2nd (for an additional fee) and then it went onto a periodic aftet the end of the AST.

Whilst I received the rent from the agent during the first year- it was sometimes a few days late. However for the first 15 or so months after I dispensed with the rent colleciton the rent was paid on time, however after this the rent was not paid and only paid in instalments when I chased. Upon the tenant giving me notice to leave, there was still 3 months outstanding which I managed to get down to about 1.5 months by the time he left. He then had the cheek to ask for the deposit back which after going to TDS I was awarded.

When I contacted the letting agent for the references I was horrified to find that the tenant had an unsatisfied CCJ for almost 4k, 7 months before the tenancy started. Yet I was not told about this.

Without the benefit of hindsight I can clearly say I would not have taken him on had I been told about the CCJ- as I was clear about the type of tenant I was looking for.

The letting agent accepts that I should have been told about the CCJ and has apologised. It then goes on to say how it has changed its dealings over the issue since that time to the extent of getting something signed by the landlord if there are outstanding CCJs. However it is not willing to provide me with a refund of the initial fee it took for the rent collection and letting. Given I am still out of pocket which would have not been the case as I wouldnt have taken the tenant on board and it has failed to provide me with an adequate basic service- should I be entitled to pursue it for a refund (either in full or a proportion)? Or am I being unreasonable?

If the view is that I am entitled can you let me know any relevent case law or prescedent which could support me as I dont want to take the matter to a small claims court. ]]> Letting Agent Questions Del_Boy http://www.landlordzone.co.uk/forums/showthread.php?55889-Agent-did-not-inform-me-of-CCJs-against-former-tenant-who-left-owing-rent http://www.landlordzone.co.uk/forums/showthread.php?55872-Anyone-recommend-a-good-agent-in-the-wirral-north-Wales-area&goto=newpost Thu, 13 Jun 2013 12:08:58 GMT Hi everyone I have seen several posts on this forum on finding a decent letting agent. Many suggest to go for a small to medium sized arla (or other such body) approved agent. Others suggest forget arla and go for personal recommendations. Therefore just wondered(hoped) if anyone could... Hi everyone

I have seen several posts on this forum on finding a decent letting agent. Many suggest to go for a small to medium sized arla (or other such body) approved agent.

Others suggest forget arla and go for personal recommendations.

Therefore just wondered(hoped) if anyone could recommend a good letting agent for the wirral/north Wales area?:o:

Many thanks for any suggestions.

Nessa ]]> Letting Agent Questions nessa http://www.landlordzone.co.uk/forums/showthread.php?55872-Anyone-recommend-a-good-agent-in-the-wirral-north-Wales-area http://www.landlordzone.co.uk/forums/showthread.php?55854-Agent-exit-fees-am-i-being-lied-to&goto=newpost Wed, 12 Jun 2013 18:26:34 GMT I have been letting a flat via the same letting agent for nearly 8 years now. The current tenant has been in residence for nearly 4 of those years and neither i nor the agents have ever had a problem with her. Her current tenancy agreement comes to the end in just over a months time and she has... I have been letting a flat via the same letting agent for nearly 8 years now. The current tenant has been in residence for nearly 4 of those years and neither i nor the agents have ever had a problem with her. Her current tenancy agreement comes to the end in just over a months time and she has expressed an interest in buying the property. I have agreed to this and we have set the wheels in motion.

She has given her notice to the letting agent and i contacted them to tell them i would be selling the property, only to discover that they are going to try and charge me a £1000 exit fee! The have also told the tenant that if the sale isn't completed by the time her current tenancy agreement ends, then she will be obliged to sign another 2 year agreement with them.

This is plainly absolutely ridiculous! As far as i am aware, if i chose to stop using a letting agent and sell the property while a tenant has a current tenancy agreement, then the agent is entitled to charge me an exit fee, but i don't understand how if i inform the agent that i will be selling the property as soon as the current tenancy has expired, they can charge me an exit fee, as there will not be any current tenancy once it expires normally.

Possibly i'm misunderstanding this, but it seems to me that the agency are lying to the tenant in an attempt to make her sign up for a new 2 year tenancy agreement, at which point they will come to me with the signed agreement and try to charge me a £1000 exit fee. Either that or they are trying to get as much money as possible from me while they still can by charging me the exit fee as it would be payable on the current situation i.e. with a standing tenancy, and carefully failing to mention that once the tenancy ends the exit fee won't be payable.

Can anyone comment on the legality of this situation, or even if this appears at all reasonable?

Thanks in advance for any advice........... ]]> Letting Agent Questions voodoolikeudoo http://www.landlordzone.co.uk/forums/showthread.php?55854-Agent-exit-fees-am-i-being-lied-to http://www.landlordzone.co.uk/forums/showthread.php?55840-Agents-want-fee-from-tenant-for-SPT&goto=newpost Wed, 12 Jun 2013 10:40:05 GMT Our 1 year AST is up in a few months. We are the tenants. Agents have written to us saying that if we renew, there is a fee of £60 (fair enough). Agents also said, if you allow it to fall into a SPT, there is ALSO a fee of £60. Reading my lease, there is a (very) vague term about a fee being... Our 1 year AST is up in a few months. We are the tenants.

Agents have written to us saying that if we renew, there is a fee of £60 (fair enough).
Agents also said, if you allow it to fall into a SPT, there is ALSO a fee of £60. Reading my lease, there is a (very) vague term about a fee being charged upon renewal or falling into SPT (the term doesn't mention who paid by, who paid to).

I'm certainly going to ask them to waive the fee if we do renew.

With regard to the 'fee' if we fall to SPT, my own thoughts are this is:
Unfair; No consideration; No contract between T and A; Vague term

Is this standard practice to charge when falling into SPT? ]]> Letting Agent Questions thevaliant http://www.landlordzone.co.uk/forums/showthread.php?55840-Agents-want-fee-from-tenant-for-SPT http://www.landlordzone.co.uk/forums/showthread.php?55820-Agent-hasn-t-paid-this-month&goto=newpost Tue, 11 Jun 2013 11:18:46 GMT I'm having an issue with my agent. My tenant has paid their rent this month but it's bounced back to them saying "receiving account unable to receive funds". There is something amiss with the agent and I desperately need payment and the agent won't return my calls. Am I within my right to get my tenant to pay me directly this month? Tenant is happy to do this. ]]> Letting Agent Questions Scallys http://www.landlordzone.co.uk/forums/showthread.php?55820-Agent-hasn-t-paid-this-month http://www.landlordzone.co.uk/forums/showthread.php?55806-How-landlords-choose-an-agent-please-take-this-30-second-survey!&goto=newpost Mon, 10 Jun 2013 20:40:16 GMT Hi, please take the survey (link below) to help gather data on what makes landlords choose specific letting agents. there are 6 multiple choice questions and it does NOT ask for any contact details or to sign up! Your help is greatly appreciated!! http://www.surveymonkey.com/s/5RVDWXZ Hi, please take the survey (link below) to help gather data on what makes landlords choose specific letting agents. there are 6 multiple choice questions and it does NOT ask for any contact details or to sign up!

Your help is greatly appreciated!!

http://www.surveymonkey.com/s/5RVDWXZ ]]> Letting Agent Questions stephen.mckinnon http://www.landlordzone.co.uk/forums/showthread.php?55806-How-landlords-choose-an-agent-please-take-this-30-second-survey! http://www.landlordzone.co.uk/forums/showthread.php?55761-LL-seeks-advice-on-new-MA-Contract&goto=newpost Sun, 09 Jun 2013 03:06:40 GMT I am in the process of appointing full management LA for non-local LL. MA Contracts are compiled by MAs for LL signature, take it or leave it. Just wondering what Contract Terms in general the LL can modify, with MA agreement, before signing? I know I can modify Contract, with MA agreement,... I am in the process of appointing full management LA for non-local LL.
MA Contracts are compiled by MAs for LL signature, take it or leave it. Just wondering what Contract Terms in general the LL can modify, with MA agreement, before signing?
I know I can modify Contract, with MA agreement, before signing, - take ir or leave it.
My main concerns are:-
1 MA resp for protecting deposit & provision of PI
2 Min repair costs without ref to LL, what constitutes an emergency repair?
3 Frequency of expected rent payments & statements
Current LL remote UK location requies MA involvement
Any suggestions? ]]> Letting Agent Questions mariner http://www.landlordzone.co.uk/forums/showthread.php?55761-LL-seeks-advice-on-new-MA-Contract http://www.landlordzone.co.uk/forums/showthread.php?55752-Does-your-Agent-Charge-you-for-section-21-or-8&goto=newpost Sat, 08 Jun 2013 11:32:18 GMT does your agent charge you for a section 21 or 8, if so how much? (assuming your on there full management service) does your agent charge you for a section 21 or 8, if so how much? (assuming your on there full management service) ]]> Letting Agent Questions Newbie2012 http://www.landlordzone.co.uk/forums/showthread.php?55752-Does-your-Agent-Charge-you-for-section-21-or-8 http://www.landlordzone.co.uk/forums/showthread.php?55721-Agent-has-not-been-carrying-out-property-inspections&goto=newpost Fri, 07 Jun 2013 07:28:58 GMT My brother and I have been letting out an inherited property through an agent for the pas 2 years as we are both abroad. We recently discovered that in spite of us having a full property management agreement with them the agents have not been carrying out any inspections of the property during the... My brother and I have been letting out an inherited property through an agent for the pas 2 years as we are both abroad. We recently discovered that in spite of us having a full property management agreement with them the agents have not been carrying out any inspections of the property during the 2 years. I am wondering if we are entitled to claim a refund of the 12% they have been deducting every month. More importantly I am concerned that there may be issues with the property which have not been addressed over the 2 years and what action we can take if this is the case. ]]> Letting Agent Questions linday http://www.landlordzone.co.uk/forums/showthread.php?55721-Agent-has-not-been-carrying-out-property-inspections http://www.landlordzone.co.uk/forums/showthread.php?55708-Unable-to-contact-letting-agents-for-reference&goto=newpost Thu, 06 Jun 2013 11:50:49 GMT I am moving out of my flat in a few weeks, and have been told by my new letting agents that I need to obtain a reference from my current letting agent. For over a week now I have been trying to contact them for said reference, sent a couple of emails, called every number I have for them, left... I am moving out of my flat in a few weeks, and have been told by my new letting agents that I need to obtain a reference from my current letting agent. For over a week now I have been trying to contact them for said reference, sent a couple of emails, called every number I have for them, left voicemail messages and heard nothing back. Yesterday I missed a call from them, called back as soon as I could only to receive no answer, again! They haven't left a message, emailed me back or made any other attempt to contact me and I am at my wits end stressing out about this. My new letting agents are being very understanding but at the same time keep reminding me that they need the reference as soon as possible. Is there anything else I can do? Their office is miles away, in a different city to the one I live in, so I can't just go in and ask. All advice appreciated. ]]> Letting Agent Questions MAJ http://www.landlordzone.co.uk/forums/showthread.php?55708-Unable-to-contact-letting-agents-for-reference http://www.landlordzone.co.uk/forums/showthread.php?55696-Letting-Agent-Advice-Please!&goto=newpost Wed, 05 Jun 2013 20:38:38 GMT Hello, I am seeking some advice regarding contract termination. I have read many posts discussing similar circumstances and have checked my AA, but am still unsure and would appreciate some advice. Our tenants of 3yrs moved out approx 2 months ago and the property remains empty. Our current LA... Hello, I am seeking some advice regarding contract termination. I have read many posts discussing similar circumstances and have checked my AA, but am still unsure and would appreciate some advice.

Our tenants of 3yrs moved out approx 2 months ago and the property remains empty. Our current LA began advertising to re-let the property, but with no urgency( & in a manner which in my opinion has reduced interest)we have provided new pictures and requested an increase in proactive marketing, which they have chosen to ignore.

We instructed another LA to assess the property and advise on advertising/rent etc, when the current LA found out about this they removed there advertisement (online) and informed me that "they required 2 months notice" & "the property can not be advertised or let by another agent and so will remain empty for another 2 months" adding, "are you happy with that?"....clearly the answer is NO!

The AA states the following with regards to Sole Letting Rights: It is agreed that only "the agent" may let the property, and that if the property is withdrawn due to being let by another agent a minimum fee is payable.

It does not say that we can not advertise elsewhere, and seek advice from other parties. It does not advise that they may cut their nose off to spite their face if you do seek advice elsewhere.

We have previously had a good working relationship with the LA, and although on checking the AA in detail, there are other points they have breached I am not looking to start a war!

Can anyone advise if I or they have breached our agreement and suggest a way ahead?

Many Thanks in advance ]]> Letting Agent Questions His Lordship http://www.landlordzone.co.uk/forums/showthread.php?55696-Letting-Agent-Advice-Please! http://www.landlordzone.co.uk/forums/showthread.php?55677-letting-agent-has-gone-bankrupt-what-s-next&goto=newpost Tue, 04 Jun 2013 18:57:57 GMT hello

I am renting my property and had an agency managing the tenancy for the last 2 years. Last week the agency went bankrupt. I would like to create a tenancy contract with the tenant directly. What is the best way to do this? Also, the agency held tenant's deposit in the TDS scheme. How do I get it transferred to my name? Any guidance and advice is very much appreciated!

Thank you ]]> Letting Agent Questions marisha http://www.landlordzone.co.uk/forums/showthread.php?55677-letting-agent-has-gone-bankrupt-what-s-next