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Problem with Letting Agent
Comments
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We/I are not students.
Why can this Rentshield mob go straight to the guarantors? As I thought there was procedures that you have to follow and they are certainly not following them.BitterAndTwisted wrote: »Also, I believe that they cannot insist on receiving monies from your guarantors unless and until they have exhausted attempts to extract them from you first.
Nope. Guarantors guarantee the performance of the contract. LL can choose to go after any jointly liable T or one / all jointly liable guarantors. There is no need for a LL to first go after the T.0 -
Where does the OP stand when being harassed by Rentshield for contractors details to provide quotes? Surely this sort of enquiry should be directed to the lanldlord?0
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Nope. Guarantors guarantee the performance of the contract. LL can choose to go after any jointly liable T or one / all jointly liable guarantors. There is no need for a LL to first go after the T.
But they surely only contact guarantors when we dont fulfil out tenancy agreement, and as of today we have not gone against our tenancy.
Okay if we dont or will not pay then contact the guarantors but they are threatening even before they have finalised figures. Infact they contacted the guarantors just over an hour after the checkout, because I missed one call of theirs!0 -
1. After the tenancy has ended you can not access the property. You do not get "extra time". You should have returned the property at the end of the tenancy in the same condition it was at the start of the tenancy, fair wear and tear excluded.
2. Rentshield are, I suspect, acting as the LL's agents. If you wish to communicate with the LL, do so in writing at the address given on your tenancy agreement. LL may delegate the responsibility of replying.
3. LL should provide with a breakdown of the costs of any items they believe to be Ts responsibility. LL has the two inventories (were they conducted by an "independent" company?) as proof of condition at start and end of the tenancy.
4. So far as I can see, and if my understanding is correct (the posts have been very unclear) rentshield are allowing the Ts extra time and are trying to get the T to do this quickly. This is a fair offer and is not bullying. Obviously if the T wants the LL to solve the problems then fine, but this will probably cost more if the items are indeed the Ts responsibility.0 -
But they surely only contact guarantors when we dont fulfil out tenancy agreement, and as of today we have not gone against our tenancy.
Okay if we dont or will not pay then contact the guarantors but they are threatening even before they have finalised figures. Infact they contacted the guarantors just over an hour after the checkout, because I missed one call of theirs!
The damage they allege is an "alleged" breach of your tenancy. Therefore they can make a claim from your guarantors. Of course, the guarantors are well within their rights to demand that the LL proves the breaches, and hence the debt, in court.
For clarity, perhaps you could summarise what the items in dispute are and whether you feel they are reasonable (excluding the quoted costs at this time).0 -
The damage they allege is an "alleged" breach of your tenancy. Therefore they can make a claim from your guarantors. Of course, the guarantors are well within their rights to demand that the LL proves the breaches, and hence the debt, in court.
For clarity, perhaps you could summarise what the items in dispute are and whether you feel they are reasonable (excluding the quoted costs at this time).
To summarise for you, the items in dispute are, the carpets, 2 showerheads, a toilet seat and a curtain rail.0 -
To summarise for you, the items in dispute are, the carpets, 2 showerheads, a toilet seat and a curtain rail.
What about these is the dispute? Is it that they are missing, damaged, dirty, destroyed etc and do you agree with them.
Mind you, unless it is a large house, the carpets and showers were new when you moved in and fairly expensive then I doubt they will be able to show GBP2500 of damage.0 -
1. After the tenancy has ended you can not access the property. You do not get "extra time". You should have returned the property at the end of the tenancy in the same condition it was at the start of the tenancy, fair wear and tear excluded.
2. Rentshield are, I suspect, acting as the LL's agents. If you wish to communicate with the LL, do so in writing at the address given on your tenancy agreement. LL may delegate the responsibility of replying.
3. LL should provide with a breakdown of the costs of any items they believe to be Ts responsibility. LL has the two inventories (were they conducted by an "independent" company?) as proof of condition at start and end of the tenancy.
4. So far as I can see, and if my understanding is correct (the posts have been very unclear) rentshield are allowing the Ts extra time and are trying to get the T to do this quickly. This is a fair offer and is not bullying. Obviously if the T wants the LL to solve the problems then fine, but this will probably cost more if the items are indeed the Ts responsibility.
I am aware that the property should be handed back in the condition we got it in, but due to my wifes serious illness there was no way this was going to be the case which is why I asked for extra time.
Rentshiled are giving me deadlines to do certain things which are not possible.0 -
I am aware that the property should be handed back in the condition we got it in, but due to my wifes serious illness there was no way this was going to be the case which is why I asked for extra time.
Rentshiled are giving me deadlines to do certain things which are not possible.
In which case you or your guarantor will need to pay your LL's reasonable costs in rectifying the problems that you did not. If you are not willing to arrange the work yourself then you will need to pay the LL to arrange it. Of course, you need to make sure that your LL's costs are reasonable and not inflated (and that the LL is not gaining betterment) but you will need to pay them.0 -
What about these is the dispute? Is it that they are missing, damaged, dirty, destroyed etc and do you agree with them.
Mind you, unless it is a large house, the carpets and showers were new when you moved in and fairly expensive then I doubt they will be able to show GBP2500 of damage.
Sorry its just that they have me so stressed and worried I cant think straight.
Apart from the carpets which are dirty, the other things are broken and I dont think they were brand new.
We have had a quote for the carpets to be cleaned which was £180 and they do a tremendous job, but Rentshield are saying they are beyond repair.
The things that were damaged were accidentally done so how can that make the guarantors libel for damage?
The house was a block of newly built houses and they all had the same carpets put in and our neighbours carpets were just as filthy, they were just that kind of carpet if you know what I mean
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