NLA says ---- every landlord needs rent guarantee insurance

[AndrewDod]

I agree. Frankly (despite some of the comments on this thread) "accident - not my problem" is simply not the case in a decent world.

If you bashed into someone else's parked car "by accident" (as opposed to deliberately) would you just walk away and say -- "sorry...

[AndrewDod]

{Mod - from the Forum Rules;

18. Avoid generalisations (stereotyping) of particular groups of people relating to their gender, race, religion, sexual orientation, occupations or roles such as landlords, agents, tenants, where they were born or where they live, to name but a few. This can...

[AndrewDod]

Yes

Two points:

On the one hand I would be pretty worried about the handing out of replicate mortgages to folk with incomes of 30K and not much else to show for themselves. Crunchtime is on the horizon.

On the other hand these set criteria that take no account...

[AndrewDod]

Adverse possession would I think apply here (horrible law that basically sanctions theft -- but be that as it may).

[AndrewDod]

Simple answer to a long question ---

no sensible landlord would ever employ an agent who insists on protecting the deposit themselves

no sensible landlord let an agent hold or protect the deposit themselves...

[AndrewDod]

There are several worrying things about the policy - for example:

You are ONLY covered for rent arrears if you issue S21 or S8. --- but sometimes it is not appropriate to issue S8 where S21 cannot be issued for example if you might face a massive counterclaim.

The policy is...

[AndrewDod]

It is their own policy - so 100% commission (I don't so much mind them selling policies, as selling them on the basis of terrible advice --- when giving advice is a major part of their remit).

[AndrewDod]

I have long been dubious about the role of the National Landlords Association. My subscription is up for renewal this week. I thought they play some useful role and might deserve supporting,
though their advice line and tenancy agreement are not that great. As political lobbyists they are pretty...

[AndrewDod]

But a landlord can never know whether a tenant is residing at a property - because (in part) that is determined by whether the tenant is residing somewhere else (or has told the Council he is residing somewhere else). And that information is confidential. Which is my whole point.

Even **if**...

[AndrewDod]

Indeed, we are on the same wavelength. But this is exactly why the whole thing does not make sense.

During SPT the landlord is statutorily liable (but the tenant happens to be paying). So when the landlord contacts the Council to ask whether the thing for which he, the L, is liable (but...

[AndrewDod]

Except that they do distinguish between a fixed period (a contract) and a usual common garden variety of SPT (a different type of contract), and a contractual PT (a contract) and they ask for evidence of the contract....

[AndrewDod]

If I walk past the shard and a tile falls on my head, they don't say "well you should have had life insurance -- that's what insurance is for". The party responsible for the so called """"accident""" pays from their third party liability insurance -- that's...

[AndrewDod]

Yup. This is a tax on marriage, a tax on people who are unsettled, and a tax on people who can't sell their homes.

Someone has to pay for educating Europe's children. Why not you?

[AndrewDod]

What exactly is an overflow leak? What overflow?

I would probably sue you if I were your neighbour.

Insurers can determine insurance liability. They cannot determine liability.

[AndrewDod]

You are not required by law to have any.

The most important insurance you need is to cover third party events (tenant trips and breaks their neck, your pipes burst and destroy the contents of the flat below).

Most high quality landlord's policies -- but beware the gotcha's...

[AndrewDod]

Umm.... who said you could change the lease in the first place without agreement of all lessees. Frankly, this is a load of dung. You inappropriately changed a single lease in a manner that directly impacted on the viability of other leases, did so without PERMISSION of all lessees who then ended up...

[AndrewDod]

Yes, if by "affairs" we mean things like "whether they have paid it", "whether they have and exemption" and so on. Here DPA should apply.

What I am talking about here is the very fact of assigned liability at any point in time -- in other words "Have the...

[AndrewDod]

Yes, as we are saying, who agreed to this? You can't just rewrite leases regardless of who is "on the scene". You haven't really explained exactly how this was done and what he would have seen via land registry and every other route at the time of purchase. What is stopping any of the other...

[AndrewDod]

What EXACTLY does the lease say (the words).

What exactly do you mean by "is subletting"?

Of 16 flats only one is being rented out or is occupied by anyone other than a legal owner as stated on the land registry??

Anyway - I feel for you -- having local...

[AndrewDod]

The short answer to a long question: No one is clearly taking responsibility here. The leaseholders have been "arranging building insurance and repairs" -- under what authority or law do they do this?

Don't buy this flat.