Jose

On reading the small print of the draft licence i have been provided with, regarding children, it says "the maximum permitted persons stated is made regardless of age". So in my case: two adults not of the same household living together, if one of them were to fall pregnant and have a baby, I'd be in breach. Granted that might not be a regular housing set up, but it is still a bit strange, and no where near overcrowding. And i would have the necessity (and the grounds?) to evict them...?... Read More

It does seem a bit absurd. This suggests another supplementary question now, given i have not a tenancy active currently...

Maybe an addtional clause in the AST stating what the specific occupancy that particular property is licenced for, and that contravention of that by the tenant puts the tenant signatory in breach of contract.

Anyone able to suggest a good draft of this, and anyone legally experienced have an opinion on whether this would indeed have legal heft? Thanks guys!... Read More

Thanks for the comments, and clarification. The reason i had applied for the selective licence is that a long standing single family unit were renting the place when i put in the application 8 months ago, they happen to have handed their notice in around now, so i have the scenario of a different tenant make up. So a supplentary: given 2 people in two households, what is the status of my duties to monitor their private lives, ie if one of these two single people developed
a relationship during their tenancy, and have a partner staying over but not on the tenancy agreement, i am obliged to end their tenancy? Is there a definition of how a landlord can be held to knowing a third person is resident, and not just occasionally present? The implication is that i would potentially need to be very invasive to my tenants private affairs to avoid exposure to legal action... Read More

The bit of this complex picture that confuses me is this: with leasehold flats in conservation areas (which the majority of my rental properties are), many of the upgrade measures people are discussing here are not possible (either due to being visually intrusive or are the responsibility of the freeholder, such as windows ...).
So where does that leave such properties that are deemed below an EPC C? Unrentable, or ultimately unsellable?... Read More

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Thanks for the advice. The company had some info about their policy info on their website, the pages have now been removed. The ombudsman has advised they cannot divulge this information, and they only ever check at the membership application stage, not that it is still active insurance. I pointed out the point of Professional Indemnity Insurance is it has run off cover, but they countered that as this member has informed them the company is no longer operating, they have no power to intervene.
I have searched and there is no records that the company has been liquidated in companies house and so on, so I don't know where else to look.

So there are a number of "should have's" here, I know. One is do not trust the logo "Property Ombudsmen" to be of any use whatsoever, for either tenant or landlord ..!

Regarding the deposit, it is evident it has not been lodged in a scheme, the contract version I was given in advance differed from what was signed, which set out it was the landlord, not the agents responsibility to lodge the deposit. The simple fact is the cash never came to me.

Anyone any advice on the issues I raised around the contract?... Read More

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Glad you have had such a good experience with lettings supermarket, it would be lovely if some of your 'owners luck' would rub off on my first experience with them ... lt currently it leaves something to be desired.

I have a great property in London listed with them currently unlet, with 600 zoopla views in the first 2 days, a single 2 hour viewing slot was provided, from that not one single feasible tenant has come forward (the referencing process went ahead on a tenant who, when I was provided with details at the end, transpired their previous landlord was a kebab shop, and it turned out this tenant had not even viewed the flat!).

So they are now back to searching for a tenant again, and we are weeks later in a super busy London market, the property is still empty. This is not a difficult let, it is keenly priced and now had over 2500 views on zoopla as of this morning.

I own 7 properties which I have successfully marketed and managed myself, all but one of them. I have never had a void like this, on such an easily rentable property in such a busy market. I was all on for delegating all my property rentals, but from this experience, not so sure this model is any better than any other, I am afraid ... I am afraid my impression so far of lettings supermarket is pretty slow service with very much a one man band approach, with lots of opportunities for Mia communication between the head office and the on the ground people used.
A high street agent would be able to do many more viewings to actually get people into the place... Letting supermarkets bungling of the marketing is already costing me most of what I would be saving over a local high street agent in this area...... Read More

Sorry, yes I should have been clearer, the house has an upto date central heating system too, it isn't a hovel ...!
This burner is purely a living room self contained stove, installed due to the previous owners sense of cottageyness. And it looks great.
But it would cost hundreds to get removed and made good, and could burn the house down of course...... Read More

I would agree with joe bloggs, from my experience owning an directly managing two such flats in inner London. As you have no doubt recognised, these buildings are usually very well built, often much more stylish and definitely much more spacious accommodation than today's new London flats. In Central London they rent easily to good quality tenants (a professional from overseas doesn't recognise our snobberies of social housing, just a great flat in a good location). But, due to the mortgage lenders rules not being specific to London, ease of resale is the main issue, as has been said.... Read More

Thanks for the advice, very salutary. I am sorry if I sound a bit naive!

I guess my concern is less about avoiding doing my own due dliligence, I would never go for a property in place I didn't know and so on. It is more the attraction of avoiding the whole cut and thrust of securing properties, with the market seemingly so active (at least it seems more so since my last purchases, only in recent years). With the break neck speed, and the need to compete with other buyers in a market with little supply, the concept of sidestepping this I am willing to consider paying a premium for.

But of course you are right, I have a real sense of sharks about!!!... Read More