Unclebulgaria, I have an appointment with solicitor tomorrow - Will pass this matter over to them to deal with.

Hi Fletch70, There is so much I could say in response to your reply, but am sorry I literally don't have the time or energy anymore.... Plus my posts are being reviewed and monitored and have to wait considerable time for them to be approved and displayed, which doesn't help.... I literally give up and although some replies have been most helpful and supportive, I can't help but feel this site is more of a hinderance to me than any help.... I will go to a solicitor for help instead... Thanks

Hi Unclebulgaria, Yes. Great. That's what I want to do, to raise hell.... Can you help with a letter?

Hi BazzaS, I am not sure who I should be suing... The landlord? Letting agent?.... Or what legal arguments are applicable.... That is why I have come on here for help... Bazza, I feel as though you are questioning me in a manner that isn't helpful for me.... It takes a great deal of courage for anyone to post a problem on this site and isn't easy... I have explained the best I can and without repeating myself, hope somebody can help...

Hi BazzaS, Apologies if this isn't what you wanted to hear, but I really don't have the time or energy to try and seek any kind of professional psychiatric evaluation, and in any event consider myself to be of fairly sound mind and quite normal.... If the judicial system requires this, then maybe they are the ones who might need psychiatric evaluation?... I don't think my situation requires any kind of "psychiatric evaluation" and believe there must be laws in place to protect me in this kind of situation...Surely? BazzaS, Then maybe it should be "harassment" I am claiming for?.... I am looking for help from this site and don't have the time, or mental capacity to study the laws myself.... Hence seeking guidance on legal argument.... Please don't confuse me further as I do not have the mental capacity to research or learn this myself.... Just some clear guidance would help, rather than confuse me further

Hi Unclebulgaria, In answer to your questions - The monthly rent amount is £850 and the security deposit was additional one month rent of £850. There were no agents fees charged, although I obviously had to pay removals costs & various other moving expenses... I was assured this was a long-term let..... The other proof I have of reasons requiring compensation including some recorded telephone conversations and emails, various expenses I have had to pay as a result of tenancy/property issues and loss of earnings/other damages.... My GP has written a letter stating how this stress has affected me.... I was hoping somebody could help guide me in regards to legal basis/legal argument/case law/ to help draft an effective formal complaint letter.

Hi Bazza, Sorry but I find it extremely difficult to believe or accept this... If that is the case then the UK judicial system needs a massive overhaul and the law needs to be changed... In any event, I can prove other losses, expenses and damages, but even still, I do not believe that a UK court of law cannot award damages for distress, harassment and other similar issues..

Please confirm exactly what you have paid to the landlords agent, other than the rent for the period of letting. Just under £6000 including security deposit. Plus removals and other expenses. You will only get the deposit back, if there are no other provable issues. The other issues are provable There are rules about fees that lettings agents can change. Is this an issue ? No Of course the situation has made it very difficult for you move on, when you have to leave the property. There will be lots of people in exactly the same situation up and down the country. People letting their properties without consent of the mortgage companies is very common. Mortgage companies don't start proceedings to gain possession, as long as the mortgage is being repaid. The landlord is of course expected to ensure the tenancy is brought to an end as quickly as possible, which is what is happening. The property does not need to be repossessed in order for me to be evicted. The mortgage can evict me with bailiffs (without notice) without any repossession action. This has also been stated in writing. Accept that in August you will have move out of the property and look at what you can do in the meantime. If there are any maintenance issues with the property, make sure that you raise these with the Solicitors and letting agent. Look into what help you can obtain, to ensure that you are in the best place you can be to move on. For example, contact any benefit advisory services to find out what you are entitled to. Contact your local County Authority to ask about Housing options. I have looked into every avenue possible, including any benefits. No organisation or benefits can help me. I need my money back in order to secure another roof over my head. I would need to raise 6 months rent upfront, security deposit and also removal costs & other expenses... Refund of my money paid is the very least they could do towards this and as I said, does not even come close to damages caused to me. https://www.entitledto.co.uk/ https://www.turn2us.org.uk/ Start making the preparations to move on in August. As you probably realise, it would be a mistake to plan based on a very slim chance of the landlord offering any payment or you winning a Court claim, for the issues you have raised. They need to refund my money so that I can secure another property. They have placed me at high risk of eviction & homelessness.... Need help with a formal complaint letter.

Bazza, This is not the case at all and if you do not understand then I cannot help you. I am a human being and not simply a cash machine for landlord to use as they wish without taking responsibility for themselves. It costs a lot of money to move home and they have taken all of mine, on the agreement of a habitable, enjoyable home. As previously stated, I have been a landlady and would never dream of putting my tenants in this position. Yes I have made previously raised these issues, although many not in writing. As previously stated, I have my calls recorded. Some of the issues, ie the hot water, I did previously only have running hot water on the bath and nowhere else in the property. The hot water on the bath is now no longer working either and I have not as yet approached the managing agent with this problem. I do not agree with you that somebody would need a professional psychiatric evaluation in order to prove any type of issue under these circumstances. I am sorry, but feel you lack insight and would probably feel very differently if you were in my shoes. As already stated, I do not have thousands of pounds sat around in order to move home at any given time and should NOT be put in this position. Landlords have legal responsibilities and in return of rent monies they have failed in every respect to meet their responsibilities and these problems should NOT be put onto my shoulders to deal with. If you don't understand the reality, then I cannot help you. If nobody can assist me then I will have to continue without any assistance or moral support.

Hi Honeybee, In answer to your questions, I was planning to pay the rent after 6 months from my income, although my income has been significantly affected by the various problems with the tenancy, as detailed in previous posts, and also the Covid19 outbreak on top of that.... Sorry if there is something you don't understand about the situation, but have done all I can to explain. No, I do not want the rent back so that I can sue the landlord. I want the rent back so that I can move out. If they don't refund my money, then they will be sued. Why should I pay rent for an uninhabitable property and suffer the consequences and costs of their problems?

Hi, Thank you for the replies and apologies if I don't reply fully to each one, or if anything is confusing but trying my best to respond. Hi Solarstan, Totally agree, some landlords are greedy and think they are just entitled to free money. Hi Stu007, The S21 just says they are seeking possession under section 21 of the Housing Act 1988 as amended. It was delivered to me in the post. Under name & address of landlord it includes the landlords and estate agents. It gives a date in August to vacate, which is 3 months in accordance with government guidelines due to Covid19. It states I should contact the solicitor with any questions relating to the S21. I understand the S21 and my issues are related to other matters. Yes my deposit is held with DPS and I understand this cannot be dealt with until after vacating the property. I also paid 6 months rent upfront and it is not just the security deposit I am seeking return of. I want to sue them. Hi Unclebulgaria, I am not seeking a refund of rent purely on a technicality, but for the damages this has caused me and to enable me to have the required funds to move out. They have placed me at risk of being evicted without notice by bailiffs on behalf their mortgage company. Just the threat of that alone is bad enough. It is very difficult & stressful to move at the best of times and extra difficult at the moment. Plus I am supposed to be shielding due to being high risk for Covid19. The mortgage lender CAN evict me with bailiffs at any time and I am not willing to stick around to find out if that happens in the meantime of the S21 notice that has been given. This is preventing me from working and having a profound effect on my health. I paid them over £5000 to move into this property, plus other expenses. They are preventing me from moving by failing to refund my money. I feel as though I have been scammed for a lot of money, have had no peaceful enjoyment of the property and the damages caused to me far outweigh the £5000+ advance rent I paid them. Amongst other things, I have been harassed by aggressive debt collectors chasing the landlords unpaid electricity. I have felt terrorised and this has also created a debt for me as the landlords & agent have failed to rectify the problem with smart meter. Also no running hot water in the property, no use of the bathroom facilities or cooking facilities that I paid to use in good faith, heating and ventilation problems, security issues and various other things. This has affected and is affecting my health and I do not consider the property to be habitable. It is not acceptable to be expected to continue paying them rent and they also expect me to accommodate their viewings whilst they try to sell the property, all the while being under the continued risk that I COULD be evicted by bailiffs at any time. I want to sue them and need my money back at the very least in order to secure somewhere else to live. I do not consider it reasonable to have no hot water or adequate ventilation, let alone the other problems and damages this has caused me and have every right to be able to enjoy a property that I have paid a lot of money to live in. They need to refund my money asap so that I can move out and that wouldn't even come close to the amount of damages they have caused me. At this moment in time I was just looking for some help drafting a formal complaint letter and demand for refund, as I feel the biggest priority for me at the moment is to move out. The problem is I cannot afford to do that without a refund of the advance monies I paid them. Thank you

What information about the S.21 do you need? It seems to me the notice has been served in retaliation as I have discovered they have no consent to let and being threatened with bailiff eviction from their mortgage lender. The letting agent will have to communicate with me in order to vacate the property. There are also many maintenance issues and as the managing agent of the property she is responsible for these dealing with these matters, which are nothing whatsoever to do with the S.21 being sent? Her website also seems to have disappeared. She is clearly trying to intimidate me and avoid paying me any of my £5000 + money back. I entered the tenancy on the basis of it being managed by her agency. I don't see why I should have to communicate with a third party solicitor?

Would really appreciate any advice or help with a letter. So confused and cant think straight. Thank you

Thank you for unlocking the thread. I received S21 notice this week from a solicitor. Could somebody please tell me if these are usually served by a solicitor firm or from the managing agent? The letting agents won't return my calls and has ignored my request for a refund of monies to enable me to move out. So far I have requested this over the phone and in an email. The letting agent sent me an email yesterday stating that I would have to contact the solicitor and not her. I also received an email from the solicitor berating me for contacting the managing agent and insisting I contact them directly. I am going to send more formal letter today to the managing agent via email and will also post a copy to her office. I have a good idea what I want to say, but any ideas or wording to include in the letter would be appreciated.... I intend to send it this afternoon. Could somebody please also tell me if my attempts to contact the managing agent, sending a formal letter and request for refund etc would go against me, or in my favour if these matters went to court in the future?... I am shocked by the letting agents complete disregard for my well-being or the damages this is causing me and I seem to be getting blamed/punished for the situation? Also, should I contact the solicitor at all? Thanks in advance.

Please could you reopen thread and please stop closing it. Thank you

Honeybee, I don't see why its relevant if or when I receive an eviction notice? My thread isn't about asking what to do if I receive an S21? You are preventing me and other people from contributing to the thread or from anyone answering my questions?

dx100uk, Why have you closed my thread again and why do you keep editing my posts? Could somebody please reopen my thread again .

Thank you for the replies. I don't believe the landlords are in mortgage arrears as they have just been granted a 3 month mortgage holiday. They only applied for this because I asked if a rent payment reduction/holiday would be possible due to Covid-19. I then found out that they have no consent to let and was promptly informed that they are placing the property on the market for sale and that I will be receiving notice to leave. I have had some pretty bad rental experiences before, but think this one takes the biscuit. I am also quite shocked at the attitude of the letting agent and one thing that stands in my mind is she stated "You cannot just have free rent and live somewhere for nothing". I was quite dumbfounded when she said that and believe these landlords seem to think they can just have free money! I felt I had a good relationship with the letting agent, but feel there is something not quite right about her and this situation. Her attitude stinks and I just hope she changes it between now and me moving out. She really isn't doing anyone any favours by being threatening & rude to me and trying to blame me. She (letting agent) hasn't replied to my email sent to her on Monday. I have tried calling her a few times but no answer. Should I tell her that if they don't refund my money I will seek to have a charge secured on the property for damages? Sorry for all the questions, but are there any CCTV experts who could tell me if there is any possibility I could be being covertly recorded on the cameras by the landlords? There is also a double plug socket upstairs with one of those USB slots which has had a blue flashing light ever since I moved in, even though there was no phone line/broadband connected?

Just had a couple of questions: 1. If tenant pay advance rent money (ie. 6 months) and the property is managed, is the letting agent required to hold that money and pay the landlord the rent monthly, or are they allowed to pass all of that money to the landlord at the beginning of tenancy? 2. If I was to take legal action for this in the future, is it generally the landlord that is liable for this, or the letting agent? Or both? Thanks in advance. Please could you also move this thread back to the residential lettings section. Anyone? This is urgent for me and would appreciate your help...

Hello, Please could you reopen my thread as I would like to add to it. Thank you

Hello dx, So should I put the other issues in writing to agent?

Hello?

Could anyone possibly answer my question from post no.39, whether I should put any of this about the various other issues to the letting agent now, or wait until after have moved out? Apologies if silly question but struggling to think straight as haven't slept properly for a while. Would appreciate, thank you.

Hightail, I'm not the one lashing out and clearly you've jumped on the bandwagon so to speak. I did not "admit" not giving all of the facts. You have misunderstood. I have provided plenty enough info and facts and some of the advice has been helpful. Sadly not others. Bye

Bazza, Your comments are very much a personal attack and I suspect for reasons only known to yourself, you are trying to discredit my thread. Maybe you woke up on the wrong side on the bed this morning. I respectfully suggest some professional counselling might help you. I am right and you are wrong. If somebody gives poor, incorrect advice then I will respond to that and if you don't like your own medicine, then that is your problem. If you don't have anything constructive to add, or do not agree with a thread, then there is no point in commenting on it. If anything, you are the one discouraging contributors from the thread. My post could be helpful to other people and you are also discouraging me from continuing to contribute and potentially "driving away" support of this site. As for moving on, yes I suggest you do.