Carpets in a rented house?

theartfullodger

Flibsey wrote: »

wow so are you saying that legally we could get away with not paying the rent?! we have no address for the landlord. not even an email address.

(and no, I'm not planning on stopping paying the rent, just wondering lol!!)

Sigh! Penny dropped!! (Sorry, I really shouldn't be rude..)

You are sure there is not even "Mr LL c/o Agent" listed in the tenancy??



Yup, no address in E&W no rent due see..
http://www.legislation.gov.uk/ukpga/1987/31/section/48

48 Notification by landlord of address for service of notices.
(1)A landlord of premises to which this Part applies shall by notice furnish the tenant with an address in England and Wales at which notices (including notices in proceedings) may be served on him by the tenant.
(2)Where a landlord of any such premises fails to comply with subsection (1), any rent or service charge otherwise due from the tenant to the landlord shall (subject to subsection (3)) be treated for all purposes as not being due from the tenant to the landlord at any time before the landlord does comply with that subsection.
(3)Any such rent or service charge shall not be so treated in relation to any time when, by virtue of an order of any court, there is in force an appointment of a receiver or manager whose functions include the receiving of rent or (as the case may be) service charges from the tenant.

However: Timeline goes like this.

- You don't pay
- Agent notices
- Agent shouts at you
- You explain
-Agent sends letter with "Mr LL c/o Agent" (or whatever) on it and all outstanding rent becomes due...

If you want to be a nuisance & if agent hasn't included LL address in rent demand you point him at S47 and say it still ain't due....
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Entirely separate legal point...
You are also entitled to LL real name & real address (wherever it is in the world). Write to agent asking for it, he's got 21 days to supply...
LL&T Act 1985 S1..
http://www.legislation.gov.uk/ukpga/1985/70/section/1

1 Disclosure of landlord’s identity.
(1)If the tenant of premises occupied as a dwelling makes a written request for the landlord’s name and address to—(a)any person who demands, or the last person who received, rent payable under the tenancy, or(b)any other person for the time being acting as agent for the landlord, in relation to the tenancy,that person shall supply the tenant with a written statement of the landlord’s name and address within the period of 21 days beginning with the day on which he receives the request.
(2)A person who, without reasonable excuse, fails to comply with subsection (1) commits a summary offence and is liable on conviction to a fine not exceeding level 4 on the standard scale.

Point out to agent it's potentially a CRIMINAL offence not to supply..

Cheers!

Artful (Landlord since 2000)

Flibsey

Sorry, I'm kinda slow lol. I blame the post-coma-brain.

all we have is an address for the agent, and it is Mr C (LL) c/o ER (agent); but as stated the address the agent has provided for himself isn't a real address! it's a virtual office; it's a building where the owners allow business people to run business from there, have a real looking office, professional address, phone message and mail forwarding address; so essentially we have no real link to either the agent OR landlord!

and thanks for the info on how to get LL's address. we'd have a job chasing him where he is, but it'd be nice to have that link if needed to bypass the crappy agent!