Landlord/Letting Agency Problems - what are our rights?

j1992

Don't worry I'll take my queries elsewhere. I come here for advice, not to be made out like I'm stupid.

SerialRenter

j1992 wrote: »

Don't worry I'll take my queries elsewhere. I come here for advice, not to be made out like I'm stupid.

You got advice, which you promptly ignored then came back with problems that would have been resolved had you followed the advice.

If you'd like to solve the problem, i suggest you follow G_M's advice, and if you'd like a why, along with the how we'd be happy to provide.

No ones here to judge, or be mean, but it can be frustrating to be ignored.

DRP

j1992 wrote: »

Don't worry I'll take my queries elsewhere. I come here for advice, not to be made out like I'm stupid.

That's a shame.

The law surrounding tenant/landlord is quite technical and it is important you (and the LL) do things the right way.

Lots of good information has been given, and you don't seem to have acted on much of it or responded to requests for clarification (6 weeks+ since the original post!).

j1992

I understand that people gave advice, I only asked about how e-mail was different to writing, because e-mail is more convenient for us as it gets quicker replies. Writing would take longer, and we ideally need this solved as quickly as possible. And, surely e-mail is also contractually binding as it is technically still in writing and therefore proof of what they have said.

I haven't ignored anybody, I don't have the landlords address, only the letting agency. I have requested landlords address as asked and I am waiting for that. If I had ignored people, it would be better if people were a bit nicer with their wording, and perhaps less sarcasm.

I have already read the Shelter page various times, again as people suggested, but it doesn't answer about dealing with the letting agency themselves. I did other research which suggested complaining to who they were registered with (which in my case is no one)

Maybe I didn't make my queries clear and I apologise if that's the case. When I meant who do I go to, I meant who can I go to to complain about how the letting agency have acted towards us, in regards to first lying about the property, ignoring our calls, e-mails etc.

I'm clearly clueless at all of this. The first property we lived in we had no issues and was very straightforward so I've never had to deal with this.

j1992

I don't have much in writing (regarding tenancy agreements etc.) , we clearly were mugged off the day we moved in and I feel stupid for that. I probably have little rights, hence why I gave up on the shower.

Pixie5740

You need to keep in mind that you have no contract with the letting agency. Your contract is with the landlord. The landlord has a contract with the letting agency. Therefore the letting agency work for the landlord, not you.

Email is convenient but I'm willing to bet that your tenancy agreement gives a postal address for the serving of notices and not an email address. Email is fine and well when you have a good relationship with the LL/LA, I use it myself, but when you're not getting anywhere you need to get formal and start sending letters.

SerialRenter

j1992 wrote: »

how e-mail was different to writing, because e-mail is more convenient for us as it gets quicker replies. Writing would take longer, and we ideally need this solved as quickly as possible. And, surely e-mail is also contractually binding as it is technically still in writing and therefore proof of what they have said.

The problem with email, is unless they directly reply it can be hard to establish proof of delivery. Whereas with a letter, you need only get a free proof of postage from the post office and the letter will have been deemed served after 2 business days.

This is important because if for example, you're following the shelter procedure for repairs, you must be able to show that you contacted and notified the landlord.
Or if you're requesting the landlords name and address from the letting agent. If they don't comply, you can easily show the councils tenancy relations office that they are non-compliant.

j1992

Thank you for clarifying.

laidbackgjr

E-mails are fine for communication if you get the response you require, as you are not getting the responses you require then it's time to use formal written letters.

The reason why is that if you do things properly and formally then should the need to ever go to court over a dispute arise, proper written letters will count as evidence. e.g. if you follow Shelter's guideline for withholding rent to pay for repairs etc. then if you hadn't done this via written letters then the landlord could chase you through the courts for rent arrears - including getting a CCJ against you.

You will also be amazed at how differently organisations respond to a written letter, e-mails are often dealt with haphazzardly, written letters indicate that you are taking things seriously and they will realise if they don't respond professionally then you are in a position to escalate and cost them even more money.

fairy_lights

SerialRenter wrote: »

The problem with email, is unless they directly reply it can be hard to establish proof of delivery. Whereas with a letter, you need only get a free proof of postage from the post office and the letter will have been deemed served after 2 business days.

If you sent an email and used the option of receiving a 'read receipt' once it's opened, could that also be used as proof that the letter/email has been delivered?