The original tenancy agreement was a shotrhold assured tenancy with a fixed term of three years,when this expired landlord sent me letter to say that it had reverted to an assured periodic tenancy saying that details of my original agreement would still be in force.

I have the tenancy agreement which does state one months notice as it was a periodic assured tenancy. The deposit is secured and I applied for it's release which she has declined twice now giving the three reasons in my original post.

It was only sent by text message,she only ever texts or sends me messages on facebook.

Good morning,I am looking for advice on where I stand legally when landlord is trying to claim all of my deposit on a property I have now left. I lived at the property for seven years but was given one months notice to quit on October 4th(rent due on 5th of month) as the landlord informed me that she was selling the property after failing to remortgage it. I told her that I believed I required two months notice but she said that I was wrong,however I cooperated with many viewings on the property and was informed that the property had been sold and vacant possession was required. The sale fell through and she then said that she was in no rush for me to move. I found a property for which she gave me a good reference and I left the property on Nov 4th. I applied for my deposit through the DPS scheme,claiming back the full amount of £856.49 but she has declined the full amount for the following reasons: 1.Rent arrears of £550.00 which I assume would be for the month Nov/Dec as my rent was always paid in full to the date I left and had never been in arrears. 2.Missing items £250.00 - The check out inventory was not done by the landlord so I am unsure what she is referring to.The only items that I am aware of are a washing machine and a dishwasher.These items are no longer there as during the tenancy the items broke and the landlord was informed at the time and I was asked to dispose of them.I have text messages to confirm this. 3.Gardening £50.00 - The garden was left clean and tidy,the only exception being fence panels that had fallen during storms,I also have photographic evidence of this. I am not sure how relevant the next point is but when the estate agent selling the property spoke to me he asked for a current gas safety certificate but the last one I had was dated 2014.He informed me that this check has to be done by law every year. When I left the property I left new flooring and carpets that were purchased in August this year,everything was left clean and tidy,the only damage being structural i.e.severe.damp on a number of walls and ceilings,guttering broken, leaking pipes and upstairs electrics not working..The landlord had been informed of these issues but had taken no remedial action. I need to know if: 1/ I am liable for the rent arrears as she has claimed or can I leave during the notice period. 2/ Is she in breach of contract for not doing repairs or failing to carry out the yearly gas check. I realy cannot afford a solicitor and need to know my best course of action. Thank you.