i dont know what to do, renting and nothing being fixed etc

rach!_3

G-M i dont have LL address
priceofpounds thanks for that
yes i agree we need to learn our rights.

G_M

rach! wrote: »

Fire Fox i dont have my LLs address only a mobile number and a number for the P.A.

The LL is breaking the law. You do not have to pay rent untill you have an address for him!

See Shelter here.

Do you have a tenancy agreement? Is it an AST (Assured Shorthold Tenancy)? It MUST provide an address for the LL (this can be any UK address - could be his PA or letting Agent, or a Post Box or his home) do you can send him formal letters etc. If he fails to give you an address you do not have to pay rent! Ring him, ask for an address, and if he refuses, tell him you've been advised not to pay rent till he does.

is this deposit protection scheme by law as such or arent LL's obliged to do it?

It's law. If the LL does not use a deposit protection scheme, you can go to court and he will be forced to pay YOU 3 times the amount of the deposit. See here.

ps - since this Landlord appears to be either ignorant of his obligations, or deliberately ignoring them, you might consider protecting yourself by changing the front door lock to stop him entering without your permission.

He has no right to come in without your permission (though if you want repairs done obviously you'll need to agree. But you have a right to say when, and to be there).

If you DO change the lock, KEEP the original lock and REPLACE it when you leave at the end of the tenancy, otherwise he can deduct the cost from your deposit.

princeofpounds

G-M i dont have LL address

If you don't have an address for the landlord in england and wales then you do not have to pay rent (although it becomes liable once he gives you the address, so keep it saving up in a separate account).

How do you contact the landlord? you may have to tell him verbally the stuff I pointed you to above, and then also point out that rent is not payable without an address for service of notices in england and wales. Once you have that address (in writing!) then you can go about the Lee-Parker procedure and/or call in environmental health.

Go to landlordzone forums and also post there, so that you have independent corroboration of what I have just told you.

G_M

rach! wrote: »

G-M i dont have LL address
priceofpounds thanks for that
yes i agree we need to learn our rights.

Section 148, LTA87. It is important that a tenant is given an address in England and Wales, because if this is not done, then section 48 of the Landlord and Tenant Act 1987 kicks in. This says that landlords must give an address in England and Wales for the service of documents, and that rent is not payable until this is done.

Or see here:
Section 48 of the Landlord and Tenant Act 1987 requires that a tenant is provided with an address where notices may be served on the landlord. This address must be in England and Wales and can be the name and address of a managing agent.
Where no such notice has been served, rent and / or service charge payments are not legally due until such time as the notice has been served. Nor can action for possession due to rent arrears be made, unless the tenant's arrears accrued after the service of the notice.

---

Do you in fact have a written Tenancy Agreement? Does it give the LL's name? Address? Did the LL sign it? What date was it? Was it a fixed term (eg 6 months)? Has the fixed term ended and what happened when it ended?

rach!_3

G-M i have a printed form with bits crossed out here and there,
P.A. signed it, no address
it was a 6mth agreement which yes has ended, but even though i rang for a renewed one it never appeared. think it ended in june. i will dig it out and have a proper look.

dizziblonde

Finding LLs that'll let you have pets is an utter nightmare sometimes. I sympathize - I've got a cat and I'm not going to go down the lie and pray the LL doesn't find out road so I declare it from the outset and request permission.

Best one I had was the LA that wanted an extra £300 deposit to let me keep the furball - my mother actually had the guts to turn around and request a 25% reduction based on the fact she only has three legs so has 25% less claws to cause damage - they knocked it right down to something like £100 while giggling at the absurdity of it all! (before any of the LLs go on a pet owners are evil thing - she does naff all apart from sleep all day and has never ever ever damaged any property I've rented - I understand the reasons for the extra deposit and have never quibbled over it - just thought my mother's negotiating tactics were hilarious at the time).

My current LA seems to be much more of a cat fan - our regular inspections consist of about 1 minute of "yes the house is still in good nick" and 1 minute of "hello puss".

olly300

rach! wrote: »

G-M i have a printed form with bits crossed out here and there,
P.A. signed it, no address
it was a 6mth agreement which yes has ended, but even though i rang for a renewed one it never appeared. think it ended in june. i will dig it out and have a proper look.

If you have an AST and your term has finished then you still legally have a tenancy agreement if and only if you have the landlords address. The tenancy is now called periodic tenancy agreement.

Everything you need to know about renting is on shelters website which has been pointed out to you.

I strongly suggest you have a good read of it.

BitterAndTwisted

It's my understanding that in law, if you don't have a UK address for your landlord you can't be compelled to pay the rent. I wouldn't recommend anyone tries this without knowing whether the landlord has hefty friends to call upon or not but not paying the rent would certainly flush the blighter out.

Back to pets: it's not impossible to find pet-friendly landlords. You might have more luck renting directly from a private landlord rather than going through an agent, especially if you have good references from previous landlord/s to confirm no damage, no flea infestations etcetera

G_M

rach! wrote: »

G-M i have a printed form with bits crossed out here and there,
P.A. signed it, no address
it was a 6mth agreement which yes has ended, but even though i rang for a renewed one it never appeared. think it ended in june. i will dig it out and have a proper look.

So it has the LL's name as LL, but signed by the PA? Hmmmm. And you accepted this... er.. bit of paper? Did you sign a similar .... er .. bit of paper that the LL (oops sorry.. PA) kept?

Anyway, no address, no rent need be paid. See my post above.

BitterAndTwisted

You can find out who the landlord is and their address by going on the Land Registry website and paying about four quid