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[theartfullodger]

You have used those expenses to allow you to market it, surely. If you'd not, say, paid mortgage you might be being repossesed.

MIGHT be allowable as selling costs for CGT. Get professional advice from accountant specialising in this area or buy a book on property tax.

There...

[theartfullodger]

Sadly many posts hereabouts & on other landlord-related sites show agents frequently don't know the law or do & ignore it: And it is the landlord who is responsible for sorting out the mess. Get educated! RLA or NLA courses are a good start. As is following this forum.

But there...

[theartfullodger]

Shelter guidance ...
https://england.shelter.org.uk/housi...nsation_claims
- follow it!

[theartfullodger]

You do not suggest it is not dirty. If it is dirty , replace it, get rid of old one yourself.

And serve s21 when you can

[theartfullodger]

And serve s21 today. Check it against nearly legal s21 checker.

If you are not prepared to do this all is lost

[theartfullodger]

Last time I read schedule 2 of HA 1988 subletting was not a mandatory ground.

[theartfullodger]

Serve s8 all relevant grounds TODAY.

Explain, verbally only, to tenant that as a patriotic citizen you always feel obliged to inform HMRC & DWP when you think there's a chance of someone "forgetting" to declare income: But if he returns property, vacant, you might not. Worth...

[theartfullodger]

Earning £90k simply provide copies of last couple of years HMRC tax returns & 3 months bank statements

[theartfullodger]

S21 does not end tenancy nor compel tenant to leave.

See Shelter website which says timescale to eviction typically 7 to 8 months. Assuming ALL paperwork correct .

Check your s21 against nearly legal checker.

[theartfullodger]

? Heavy night ?...

[theartfullodger]

Your mortgage almost certainly excludes doing this.

Too many sad stories of ripped off landlords & legal pitfalls

[theartfullodger]

Yes, it has helped cut down on the rogue landlords and given tenants some extra protection against fraudsters etc etc

But, NIH I guess

[theartfullodger]

With free proof of postage. And photocopy cheque, letter & envelope.

Or you could shove cash through letter-box with covering letter, witness, photos.

[theartfullodger]

Tories have massively reduced funding to councils....

[theartfullodger]

Which tells you those letting agents don't understand the law: What a surprise...

The RLA do one (I'm not making any recommendations..)
https://www.rla.org.uk/landlord/docu...greement.shtml

[theartfullodger]

Fraud indeed, a criminal offence. And ground 17 I think under section 8. New landlord should at least serve that.

[theartfullodger]

Scotland's landlord registration (mandatory for all landlords since 2004 Anti-Social behaviour Act) fees have just gone up.


So that's £65 per council plus £15 per property for 3 years. Come on England, catch up!...

[theartfullodger]

Well, they can serve s21 but it will be invalid: Unless they offer a new AST that you agree to & sign (you don't have to).

[theartfullodger]

Rent to boring professionals who pass credit & landlord checks. Get some experience of being a landlord. Do RLA or NLA intro courses. Go to meetings of landlords, surf forums like this.

Then, after a year, ask yourself your question again: Think I "No" what your answer...

[theartfullodger]

You do not appear to have any break clause:

I'd probably negotiate an early surrender with tenant then re-let with sensible (eg RLA, NLA or the free gov.uk..) AST. And fire whoever agreed to use the AST you have....