New Landlord - advice please

redlady_1

I realise now that the letting agreement and management agreement need to be watertight as does the insurance. Funnily enough until this happened I was going to take the LA ins. Thank God I didnt!!!

Given this is the first I have seen of any paperwork I really cant wait to have it out with them tomorrow. I have been asking for this for weeks.

G_M

Your choice ofletting agent is as critical as the choice of tenant.

Your relationship with them is critical.

Your understanding of their job is also vital - they work for YOU, so yes, you are entitled to copies of everything, but also you have to make it clear, in written form, what your instructions to them are.

New Landlords (information for new or prospective landlords)

redlady_1

Thanks G_M. I read that earlier and have ordered the book. I have also been reading Landlord Zone forum. I really trusted the agents way too much and I havent even got to the eviction part yet

jamie11

http://www.landlordzone.co.uk/forums/showthread.php?2739-estate-agent-fees-rental-and-sale&highlight=commission+sale+letting+agency

Read that!

outofmoney

It is for reasons similar to this that many tenants prefer to go Private. They can explain the situation direct to Ll and both know exactly what to expect. The genuine, honest, all up front agents are very hard to find these days.

topbargainhunter

From my experience LA's are absolutely hopeless at doing anything they're supposed to do, except charging you and the tenant lots of money for very little work.

Thankfully I no longer have to deal with them.

redlady_1

Just a quick update I called an emergency meeting with the LAs yesterday. As a result of information supplied by you and that provided by LLZ, I have negotiated having a number of clauses removed and /or amended. I also am happy that I am more aware of my responsibilities as a Landlord.

The LAs know why I am unhappy and it appears the dogs are two terriers. The tenants wish to move back to the village to be near parents after moving to a rather scabby village 6 miles away.

Jamie11 - Thank you. After they tried to say to me that all agreements were checked by their solicitor and Trading Standards, I suggested they may wish to employ new solicitors as certain clauses were unenforceable. The look on their faces (I met with 2 directors and manager of lettings) when I quoted OFT v Foxtons was worth the sleepless nights. I think they now realise that everything they produce had better be by the book and they did admit to not doing their job correctly.

I have agreed terms which whilst not ideal are acceptable and am going to take a chance on the tenants.

Mozzanov

redlady_1 wrote: »

Just a quick update I called an emergency meeting with the LAs yesterday. As a result of information supplied by you and that provided by LLZ, I have negotiated having a number of clauses removed and /or amended. I also am happy that I am more aware of my responsibilities as a Landlord.

The LAs know why I am unhappy and it appears the dogs are two terriers. The tenants wish to move back to the village to be near parents after moving to a rather scabby village 6 miles away.

Jamie11 - Thank you. After they tried to say to me that all agreements were checked by their solicitor and Trading Standards, I suggested they may wish to employ new solicitors as certain clauses were unenforceable. The look on their faces (I met with 2 directors and manager of lettings) when I quoted OFT v Foxtons was worth the sleepless nights. I think they now realise that everything they produce had better be by the book and they did admit to not doing their job correctly.

I have agreed terms which whilst not ideal are acceptable and am going to take a chance on the tenants.

All the best with it! LAs can be very sneaky, but hopefully you have them under control now. I totally get you regarding pets - having helped my dad clean up one of his properties after his last tenant left, I saw and smelt how messy it can get (it was a very big dog - keep in mind this is an old Victorian terraced house with high ceilings, the dog managed to slobber very far up the wall ).

However, my dad's girlfriend had two Yorkshire terriers for many years and her house was always spotless and the dogs were well trained in where and when to do their business.

redlady_1

Oh dear...here we go again. I had new carpets fitted in the bedrooms 2 months ago when I moved out. The only people to have used them are the LA to show people around and me to vacuum the place of the bits after they have been laid.

The LA are saying that the fact the carpets have been stood on means that they are not new!

Werdnal

redlady_1 wrote: »

The LA are saying that the fact the carpets have been stood on means that they are not new!

I take it you mean they are not "new" for inventory purposes? They are - you no doubt have proof of receipt for purchase/fitting, so for all intents and purposes the carpets are new at start of tenancy and should be returned that way, less fair wear and tear, whenever the tenants move out. It is true that should you claim later for damage/repair etc, you cannot claim full replacement value for carpets after for instance a 2 year tenancy, as a carpet has a lifespan and 2 years later, the "value" has proportionately reduced due to them being 2 years old, with 2 years of use and wear. However, if agents a splitting hairs over a few viewing visits on 2 month old carpets, they are total numpties. I am all for agents being proactive, but they should concentrate on getting their responsibilities as agents 100% right, not arguing about whether your carpet is new or not!

To quantify it on the inventory, it could be stated as "Carpet, newly fitted on xx date and as new condition at start of tenancy".

Remember YOU employ the agent not the other way around - YOU tell them what YOU want them to do. Or you tell them to stick their commission where the sun don't shine and find another agent who will listen to you and run YOUR tenancy, YOUR way.