can someone advise me please

livvy72_2

hi
i am renting a property that has been on the market for over 2 years, we have been here for 8 months, my question is, i had a call for letting agent a few weeks ago to see if she could pop round to redo the details, to drum up some intrest ( fact that its so over priced dont seem to answer there question to why its not selling) i said ok and was told there wouldnt be any need to take new pics of upstairs, obviousley my furniture is on display, i check rightmove yesterday and all the pics are new including all my kids rooms, everything they own ie tvs ps3, xboxs ect, i am very unhappy and i dont no if they are allowed to do this? we will be hand our notice in very soon as building at mo, so is it fair when we have left our stuff will be advertising this property? ialso i reported dish washer didnt get hot 8 mts ago nothing was done, now shower as started to leak. dont think there is any point in telling them, paying way over the odds on rent each month as it is
thank you to any one that can help me.....................:mad:

livvy72_2

livvy72 wrote: »

hi
i am renting a property that has been on the market for over 2 years, we have been here for 8 months, my question is, i had a call for letting agent a few weeks ago to see if she could pop round to redo the details, to drum up some intrest ( fact that its so over priced dont seem to answer there question to why its not selling) i said ok and was told there wouldnt be any need to take new pics of upstairs, obviousley my furniture is on display, i check rightmove yesterday and all the pics are new including all my kids rooms, everything they own ie tvs ps3, xboxs ect, i am very unhappy and i dont no if they are allowed to do this? we will be hand our notice in very soon as building at mo, so is it fair when we have left our stuff will be advertising this property? ialso i reported dish washer didnt get hot 8 mts ago nothing was done, now shower as started to leak. dont think there is any point in telling them, paying way over the odds on rent each month as it is
thank you to any one that can help me.....................:mad:

sorry i also forgot to ask as the property is fully managed by an agent, is it reasonable for owner to keep popping round for mail ? unanounnced, i cant understand why they havent changed there address, i have checked with land reg that thay have permission to let it............

theartfullodger

is it reasonable for owner to keep popping round for mail ?

No: It would indicate to me owner hasn't told various people (mortgage lender, tax man, insurance guys, ex-wife, his toy-boy, whatever..) what he's doing...;

And if he has not advised lender he is renting your situation is more exposed...
and if he ain;t got the right (landlord's) insurance if the place burns down & you are 'orribly burnt then he won't get the place rebuilt as the householder's insurance will be invalid & he'll be bankrupt & it won't be worth suing him for your hurt./losses..

He has obviously given you a copy of the gas safety cert. (as required by law...)

I'd ask him for a copy of his property insurance
(I've never been asked for this but would have no objection giving tenants a copy..- what's to hide??)

& check with Landregistry (£4)
http://www.landregistry.gov.uk/www/wps/portal/!ut/p/c1/04_SB8K8xLLM9MSSzPy8xBz9CP0os3gfN1MTQwt381BD_2A3A08LT2cL49AwIwMDY6B8JB55Q2J0G-AAjgYEdIeDXIvfdpA8HvP9PPJzU_ULckMjDLJMFAF9iqN5/dl2/d1/L2dJQSEvUUt3QS9ZQnB3LzZfTEY1NDE4RzdVMU9TRjBJOElDODNVVjIwRzI!
that he does own the place & who his lender is... then ask them to confirm he has permission to rent out...

Further, you have the right to the "Quiet enjoyment" of the place & can exclude anyone (including prospective tenants/purchasers, letting agents, landlord... ) and all you need to do is write (keep copy ) to Landlord, copy agent, stating you will accept no more visits from anyone, without your prior written permission which you are not granting in that letter...

“Protection from Eviction Act 1977”
Section 1

• Unlawful eviction and harassment
• s.1(3A) (as was amended by the Housing Act 1988) which states:
  "the landlord of a residential occupier or an agent of the landlord shall be guilty of an offence if he does acts likely to interfere with the peace or comfort of the residential occupier or members of his household."
• The individual carrying out any inspection will be personally criminally liable, and could face arrest by the police on the above charge. Likewise the agency as a corporate entity may face criminal investigation.
  Also any attempt to enter the premises without your consent will treated as, as a matter of civil law:
  a. trespass; and
  b. a breach of the quiet enjoyment clause under the tenancy agreement.

Cheers!

Lodger (Landlord since 2000)

BitterAndTwisted

Please note that it is VITAL that you write to the agent by Recorded Delivery pointing out everything which needs attention right away or you could risk having deductions made from your deposit

BitterAndTwisted

No offence taken, Artful!

livvy72_2

thank you for your help, i have checked with land reg and it appears they do have permission as address is different, i have been to see letting agent this am, they told me the dishwasher never worked prior and i should of been told..............yeah right, asked if i had any other ways to washas shower acting up and i said yeah we have a bath too, oh thats ok then was the reply,
think they a def keeping it away from some people, as for collecting mail still

BitterAndTwisted

The letting agents are quite right about you having an alternative way way to bathe so the repair of the shower is not vital. I would ask them to confirm to you IN WRITING that the dishwasher was not working properly at the start of your tenancy.

Quite frankly, whoever the landlord might be hiding their details from is not your concern as long as they have consent to let and they won't have any spurious reasons to withhold your deposit.

livvy72_2

yeah i am not to worried concerning who they have or havent told, as that is none of my business, just the popping round for the mail without checking it was ok first that i found annoying,

BitterAndTwisted

I agree and you're not contractually bound to allow the landlord to "pop round" without them asking you formally in writing, giving you 24 hours notice. The next time they show up I'd ask them why they're not having their mail redirected as you can't absolutely guarantee that it will always be convenient.

I'd have changed the locks by now, just in case they try and let themselves in while you're not there

Welsh_Totster

I'd have got to the point where I'd be sending the mail back with 'not known at this address' written on the front of it. Sounds a bit dodgy to me.

livvy72_2

ooooooooooh blimey i didnt think of that one.......... they are nice people. when i tuck the lease, our intentions were to buy it from them, we sold our property and we were waiting for my mum and dad to sell theres, as mum is very ill we decided to buy a home together to help and support dad, we made an offer to them at a realistic price, i admitt not what they were asking but fair, turns out they have a mortgage of 185.000 but they bought it 9 yrs ago for 79.000 which seemed odd to us, plus they have done no work to it at all............so i get the feeling we insulted them with offer, maybe that is why they are a little bit awkward with us just popping round and so on