If a landlord agrees to surrender the assured short hold tenancy, can the letting agents still refuse?
i need to leave - i found the perfect house but they can only wait three weeks. the landlord said its not a problem but the letting agents are making it really difficult, what can i do?
Question answered by good guy
seems the landlord is above the letting agents, whoever they are. If the landlord allows you to leave, there should be no problem. you may need an attorney, though, since you make the issue seem complicated. good luck.
Does a letting agent (managing) owe a tenant a duty of care to ensure their health and safety?
I have looked at 100's of websites for letting agents and they all have, often word for word, the same information regarding Health & Safety. They state that a landlord owes a tenant a duty of care, but where a letting agent is managing a let that the agent also does. I have also seen the same quoted on various 'advice' websites. I am really interested in electrical safety - and have seen the same written on electricians websites. I cannot find the source of this. Ideally legislation or case law! Please help!
Question answered by Hsquared
I think the website below will have everything you need.
Landlords and letting agents have responsibilities which are spelled out on the HSE website.
If letting agents aren't allowed to discriminate because of race, shouldnt the same thing go for dogs and kids?
On the news they were talking about letting agents and pepole renting homes out, discriminating people because of their race, like saying "i don't want any poles or portugese renting my flat" or somehting like that. Well shouldn't that go for dogs and children? In this situtation, if you're not allowed to discriminate people because of their race, why are you allowed to discriminate some"one" because of their species or age?
Question answered by sensualgruv
Race, religion, gender, sexual orientation, disability and age are the legally determined groups protected under Equal Opportunity Laws. These have been voted on and passed by the Federal Government as protected classes. If you can prove discrimination against any of the six above listed classes than a person can be sued by the injured/ offended party. Unfortunately children and animals aren't legally protected under the same law.
What do you need to rent from a letting agent?
Hi, well I am looking to move house to be closer to my family. All my life I have rented from a private landlord but I can only find houses in my area from letting agents. What do I need to rent from a letting agent? I can get a guarantor from a friend and references from my current landlord but do they need application fees and credit checks? I have bad credit and if I pay for an application fee and am not successful, will I get the application fee back? Also I am only working part time and receive partial housing benefit.
Question answered by thewaythingsare
you will be renting from a landlord, who owns the property - they are using the agent to find and check tenants.
you will have some challenges. With bad credit, you are 'someone who doesn't pay their bills' so you must have that guarantor. Housing benefit is also an issue, many landlords cannot take HB tenants as they cannot get insurance for them.
not impossible - but you need to get good references and ask questions. Also you need to be pet free and a non-smoker.
As a guarantor can the letting agents bill me for damage caused by the tenants?
I signed a AST as a guarantor the tenants have left owning arrears on the property which I understand if they don't get the tenants to pay I am liable for. But the tenants have also caused damage to the interior of the property such as damage to the flooring and doors, as a guarantor can the letting agents also expect me to pay for these damages?
Question answered by SimonC
What you are liable for depends entirely on what's in your contract. Any sensible landlord will make the guarantor liable for all money owed by the tenants, although its possible that a badly worded agreement will only make the guarantor liable for rent payments.
Similarly, you will only be liable if the tenant's would have been. Again, any half decent tenancy agreement will make sure the tenant's are liable for damage, but it's just possible that it doesn't.
Finally, contrary to another answer its almost certainly not necessary for the guarantee to be made by deed. In law a valid contract needs each party to provide "consideration", which is a payment, goods, services, or a promise to do something. If there is no consideration the agreement is not a contract so is not binding. One way round this is to use a deed (which is nothing more than an agreement that states it is a deed and has witnesses for the signatures) which will be binding regardless.
But consideration is provided in a guarantee agreement, so it is a valid contract and does not need to be made by deed. If the guarantor is a party to the actual lease they are promising to pay rent if necessary, and the landlord is providing the actual lease. If the guarantor signs a separate agreement with the landlord then (assuming its agreed before the main lease is signed) the landlord's consideration is the promise to subsequently enter into the lease.
Please anyone help to provide a details of letting agent there?
I want to let a flat for rent at Sheffield.How much do letting agents normally charge to manage a property? Please anyone help to provide a details of letting agent there?
Question answered by Landlord
Here is a website that appears to be a great resource. http://www.winkworth.co.uk/
What can I achieve by writing a complaint to letting agent?
I am going to make a complaint in writing to my letting agent who entered my house without my permission when no one was there
The question is, what can I demand? Can I ask for compensation?
Question answered by
Ask for a month off your rent or demand the end for your contract as they have breeched the statutory terms of your agreement. It is a threat that they will consider seriously.
You are legally entitled to 24 hours advanced notice of them entering the property (unless there is an emergency including flood, fire, etc).
Writing a complaint means that it is on the record if they do it again and will help you in any future disputes.
EDIT: I disagree that you cannot quantify the value of a claim, there have been cases of tresspass in the past which have resulted in wins in civil court and a monetary value would have been placed upon it. Even if you can't then breech of the terms is grounds to end the contract, if you didn't pay they would end it. The inconvenience caused to the landlord in this way would almost certainly mean that they lose a month of rent while finding new tenants, and having the insecurity of not knowing whether they will find one in a month. They are likely using the rent to pay a mortgage, which will be inconvenient to miss a payment and even if not it is money they thought they would have but will not. They have to make a decision, is it worth keeping you as a tenant? If you are a generally good tenant, don't damage the place or complain a lot and make your payments on time then they will likely want to keep you. However if they get angry at the demand, and you are not a good tenant (and demand is high for your type of rental property in the area meaning they can replace you easily) then they may accept the end....
EDIT: EDIT: Sorry just reread that, you have little to no hold over a letting agent, if it were the landlord you could cause problems for them but the letting agent will not care enough to argue it out with a landlord.
websites for rental properties in birmingham direct from landlords-not letting agents?
I've searched the net but not had any luck apart from landlords that let student accommodation, letting agents fee's etc are horrific and I would like to try and find a property in the kings heath/moseley area for rent directly from the landlord, does anyone know of any sites?
Question answered by Landlord
No site is going to forbid agents, upi will just have to call and see if it is an agent or not. Sometimes you can tell by the ad.
Is it possible to change my letting agent without losing my current tenants?
I currently use a letting agent to rent out our house while we are living and working abroad, but we are not entirely happy with the agents, but are more than happy with the current tenants. Is it possible to change agents but keep the tenants, is it simple to do, and what is the best way to go about it? Thanks for any replies.
Question answered by hay_renay
Im not sure of which property laws you are goverened by. I am in Australia and have studied the NSW property law. It is a very simple procedure here in NSW to change "managing" agents. First you should do your research on the new agent you would like to be managing your investment. Once they have selected one they should have a template that you can post/fax your old agent saying you wish to change managing agent. The new agent then arranges a time to pick up the file from the previous agent (File should include lease, bond, copys of keys, a ingoing condition report, correspondance between the tenants etc.)
The amount of notice you need to give your current agent varies to what you have agreed on when signing your agency agreement. I hope i helped!
Question about renting a flat and letting agents contract fee?
We have found a flat we like, however the letting agent wants to charge us £94 for a credit/reference check on one of us and a £185 contract fee. Is this the usual amount? Or are we being taken for a ride?
Question answered by Birdie2006
Agency fees are pretty much standard with agents based in large cities but the actual amount charge varies a lot from agent to agent. I must admit the referencing fee appears very high, I work in London as a Lettings negotiator and we have independent referencing for security and quality of service. The referencing company charges £35 pp and we transfer this cost across. The contracting fee sounds about normal if that includes VAT but I would query why the referencing fee is so high for one person, it could be that they have a point of contact and that the fee is for multiple people but only one person is listed.