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[jpkeates]

The tenancy agreement should define what notice is required and on what terms.

[jpkeates]

My rule of thumb would be only one occurrence per lease.
Proving damage or negligence is next to impossible and it might not be the tenant, so it's 50:50.
If it happens again, it probably is the tenant.

[jpkeates]

The tenant is responsible for what happens to the property while it's in their care.
They may dispute that, but imagine if they moved out and that's what you found when they'd gone - you'd deduct it from the deposit.
But don't (as you anticipate) expect them to agree!

They could...

[jpkeates]

Because three people in more than one household creates an HMO automatically.

In the first instance it makes a difference to council tax. But then it matters who creates and manages the HMO.

A load of regulations apply.
And the person managing the HMO is responsible for...

[jpkeates]

That does make more sense!...

[jpkeates]

If you shred it, the sender assumes the address is good and carries on using it.

[jpkeates]

You just write "return to sender not known at this address" and put it in a post box.
No stamp needed.
Goes to a special royal mail office in Belfast and is returned.

I have a few pages of stickers that I use to cover the address because sometimes the automated scanning...

[jpkeates]

You can't legally open the post and you can't, therefore, use the information contained therein.
People do it all the time, however, and bad things don't happen to them.

Writing to employers is usually a bad idea in itself.
Unless the tenant gave you that address to contact...

[jpkeates]

You wouldn't be dividing the possession with a lodger, who shares your possession.
As Mariner says, as long as you don't give the lodger exclusive use of any part of the property, you should be fine from the point of view of that clause.

You might find there's another clause that...

[jpkeates]

This is a business - it's only unique feature is that it is the only viable investment based business model where you can acquire the assets being invested in via funding as a private person.

So you need to know why you're doing it?
Why is it better than other uses for your money?...

[jpkeates]

You can do either.

You can give 24 hours written notice of your intention to visit to check the condition of the property and confirm that if they're out, you'll use your own key.
Then make the visit.

For the sake of a week, I'd wait for the bailiffs at this point.

[jpkeates]

The old style s21 notice (which can be used for this tenancy) can be signed by anyone (as long as they don't claim on the form to be the landlord).

The daughter can't attend any hearing in place of the mother, but we're not there yet.

It's going to be a perfectly valid defence...

[jpkeates]

I can't speak for loanarranger, but yes.

You have a property you live in and buy another.

If you sell the first one as you buy the second (standard chain scenario), you only have one property at the end of the day of completion, so no second property surcharge is owe.
...

[jpkeates]

Until the tenancy ends that's her problem.

Don't accept rent from the boyfriend.

The issue will come to a head in two month's when the tenancy will end, because the tenant isn't living there, and the boyfriend is still in situ.
At which point it will become your problem....

[jpkeates]

So the letting agent has access to a steady stream of customers, has a revenue stream and access to legal advice, funding sources and is the first to know that property is available.

Exactly what do they need you for?

I actually think they're possibly trying to be helpful -...

[jpkeates]

The tenant can't surrender without your agreement.
You don't have to agree if the tenant serves valid notice (how they do that depends on where they are in any fixed term etc).

[jpkeates]

The tenant has to serve notice in the normal way.
They can't simply end the tenancy by leaving.

The boyfriend has a right to be there as he was allowed to be there by the tenant.
If the tenant withdraws their permission for him to be there, he becomes a trespasser, but as the...

[jpkeates]

Only a court can decide for certain.

In my personal view, page 1 is part of the form and not supplying it makes it invalid.
The blank page is something I have no view on - but it's a prescribed form, not prescribed pages.
But a judge may not agree,

[jpkeates]

The section 21 notice should be invalid if a name is entered as Landlord is not correct and the form says they are the landlord. A court may or may not act accordingly.

If an attempt is made to repossess via a court claim, the application should fail on the same basis, and it is not possible...

[jpkeates]

It is possible, but I have never seen anyone do this without cocking it up.

Here's a simple test.
Whoever you pay to produce such a document, if it is headed "Deed of Assignment",they probably don't know what they're doing.
Tenancy agreements should be novated not...