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Steve__M last won the day on July 10 2017

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  1. There are two options as far as I understand: * You and the landlord do not come to an agreement and you leave early. In this case landlord is entitled to his losses. In this case these would be rent, bills and so forth till the end of the contract. If he re-lets the property he is entitled to rent, bills till the person moves in plus contribution to costs in advertising and so forth. * You and the landlord come to an agreement. Then he is entitled to what is agreed whether he re-lets the property quickly or slowly. If you agree on 2 months rent then get it in writing.
  2. This letter relates to your current disagreement. If you come to an agreement, then they break the agreement, that is a new disagreement and you could produce this letter. As far as I'm aware they could always decide to pay you £200 even without an agreement to pay the full amount. One option is to accept the agreement if they agree that you can add on the £60 court costs and interest if they renege. It's not pleasant to be out of pocket, but it's also a lot of work to prepare for court, and you are at risk of losing the lot if they work hard to never pay you, including
  3. As a student I lived in a house with loads of mice. Periodically we'd have a hunt and get rid of a few. Eventually we also had a rat so got the council round. All the man did was chuck some poisoned food in various crevices. Never saw another mouse or rat again. Wouldn't be surprised if you can buy the stuff on the internet these days...
  4. 1. For information, the DPS provide a 17 page PDF document comprising the Prescribed Information. It contains about 4 pages of personal information and information about the deposit, and the rest are the detailed DPS terms and conditions. From the date you pay your deposit the landlord has 30 days to issue you with this information. 3. Good that you have these photos. I guess ideally the property should be reported to the council so they can inspect it. The council may not be inclined to do so now that you have moved out. Not sure of the legal processes for changing your claim. It's
  5. 1. I don't think they necessarily have to protect your deposit with the same scheme listed in the tenancy agreement. So you may lose this claim if they have protected your deposit and given you Prescribed Information. However, some of the deposit protection schemes are quite strict about some of their rules, so worth checking carefully. I use the DPS whose rules are pretty relaxed - they provide an automatically-generated PDF that the landlord has to give to the tenant. On the other hand, I know that at one time another scheme *required* certain terms to be included within the contract.
  6. If you properly fill any holes, then you cannot be sued for any losses. If you leave holes or badly repaired holes that are noticeable then the landlord may repair it and charge you the cost. You also have to accept responsibility for any inadvertent damage - e.g. to hidden wires or pipes. Also modern fire places can have vents in hollow bricks going up the wall - don't drill into them! Taps are tricky. They involve changes to the plumbing and usually involve chopping holes in walls and cupboards. If done badly they can cause leaks and long-term damage. I would not advise doing it in
  7. If you are wishing to leave in the middle of a tenancy then you have to be very careful about agreeing your continuing obligations to the landlord. That would depend on precisely what he said, and not your interpretation of what he said. Note that even if you have been wrong in leaving before the end of the tenancy, if he rents the property to someone else then that should absolve you of some of your responsibility to pay rent.
  8. Was it secured originally? If so, it will likely continue to be secured till you eventually leave. Do you have your original AST? Was it a monthly AST? It is possible to have a six-monthly AST but that seems unlikely. Have they issued you with a Section 21 notice? This is a notice to start the process of ending a tenancy. Agents will often do this even if they expect the tenancy to be renewed as it puts pressure on tenants to sign up and pay the agent's fees.
  9. The story is a bit unclear because it says the gas engineer tested the system before they moved in, and they have been using electric heaters. Yet a large bill has still been raised. The gas engineer should have condemned the boiler again based on the story. Yes this does seem unlikely. If true then either the gas is being burnt and would destroy (melt) the boiler, or it is not and there would be a tremendous smell of gas around the property. The meter readings and/or the meter probably need to be checked too. The gas certificate could be legitimate, but the sticker adde
  10. Landlords and tenants can mutually agree on a different date for leaving the property than the legal rules. So if landlord requested 1 month and you accepted 1 month and then left on 1 month, the landlord cannot come back and say "Well my notice was unlawful and I withdrew it. Therefore you were wrong to rely on it". So in short you need to provide your text message etc. evidence to show that you mutually agreed on a leaving date of 4th November, and did not accept landlord's request to change it.
  11. The normal legal position that applies to any tenancy is that you have to stay till the end of the fixed term. If you leave earlier you are at risk of being sued for the remaining rent. It is possible to negotiate an earlier exit. It is difficult to find examples of compensation provided for lack of boiler (I tried a lot of googling on this recently). I would guess any amount would depend on whether you had hot water and alternative sources of heating, whether you have vulnerable people in the house with particular needs, and how much *unreasonable* delay the landlord caused to
  12. If their AST ends on 14th December they are entitled to leave then. Alternatively, the landlord cannot throw them out if they find they need to stay over Christmas and get a place in the new year. The landlord would have to serve further notice of an intention to evict them. A sensible landlord (?) would understand the situation and allow the tenant to leave in their own time assuming it's only a few more weeks and the tenant makes it clear they are actively looking to leave.
  13. They need to try harder! The council should eventually send round an inspector however it will take time. The landlord is allowed a "reasonable" time to resolve the issue. Definitions of "reasonable" appear to vary depending on who you ask. In the meantime, write to the landlord/agent setting out details of the issue - dates of reporting issues, date of plumber visit, summary of communications. If there are damp issues showing up then take photos that can be used in case tenant is later accused of causing mould. If the agent or landlord contacts you, take notes of conversat
  14. What communication was there about you paying the extra £50? Was it with the landlord or the agent? Is there a chance that some of it may still exist? Was there ever a time when you paid only £1300? Do you have evidence of this (bank statements or receipts)? What is the deposit and does it relate to the rent? Was the deposit protected and if so where? The deposit company I use ask me to enter the amount of monthly rent, so the information may be held by them. In the future you might be better off putting £50 per month into a savings account. But I am not a fina
  15. Seriously!!! When I let out the house that used to be my home it was relatively straightforward to gain permission from the mortgage company to let the property. I doubt anything would have shown up on the land registry. You may be right that the landlord is evading tax or has not informed the mortgage company. Your risk is that your tenancy is less secure if the landlord defaults on the mortgage. If you have been overpaying then surely some communication has been done to explain why you have overpaid. Have you seriously lost it all in addition to losing your copy of the contract?
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