Surgery Guidance Directory


Findanagent


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If thelease requires consent to sub-let, youhavea problem


References required?


QUESTIONOuragencyhasbeen instructedto letaproperty inablock of 15andondoingthe finalchecks yesterdaywewereaccostedbya member of the residentsassociation whosaidtheywantedtoseethe referencesof the tenantsandthey wouldcheck thosereferencesout andinterviewthe tenantsbeforethey movedin.Ihavenevercomeacross anythinglikethisbeforeandIdon’t thinkit’sright.Hesaid that itwas writtenin the leaseandthat ifwe movedthesepeopleinwithout their approval that theywould evictthem. Theyhaddoneitbeforeapparently.I askedtoseethe leasebuttheysaidit wastoobigforustosee.OurLandlord isabroadsoIhaveemailedherand awaither response.Onwhat grounds would theybeable to evictour tenants?


ANSWER This problemof sub-tenants in leasehold flats canlead to extreme problemsif the sub-tenants behave in a mannerwhich constitutesanuisanceor the landlord/management company is unreasonable or aggressive.Animmediate threat of “comply orwewill litigate”isamost unfortunateaspectofmodernpracticein flatlivingandmanagement,onewhich the Courts regularly speak out against and whichIfrequentlyadviseagainst. Both partiesmust(mandatoryword)read


to continue living together in thesamebuilding, theproblemusuallygetsresolvedbysomeformof agreement. Whenwater damage comesfrom arentedflat


ownedbysomebodywho does notliveinthe building,thensomeunpleasantdisputescan occur. As to your question: regularly check your washingmachine andall your waterfittings to make sure that they are wellmaintained and will notgiverisetowater damage in thefuture. With regard to thepresent claim,myadviceis


that yougotosee your neighbourand seewhat agreementcan be reached.Most peoplewould take theviewthatitwas your washingmachine at fault, thereforeyou pay. Do youhaveacontents insurancepolicywhich wouldcover thematter? You will eithermake an agreed payment or become an unpopular person in the block.


Flat Living Summer 2012


theleaseandknowthe proper procedures. Foryounottohaveacopyofthe leaseand knowtherelevantparts is asunfortunate as theresidents associationdecliningto help youbyprovidingacopytoyouand explainingtheir established procedures,in accordancewith thetermsof thelease. Aresidents associationisunlikely to


have any legal position in thismatter but maywellhaveinfluencewiththe landlord ormanagement companyabout howand when they enforcethe termsofthe lease. Only theleaseholderofthe flatcan evict thesub-tenant, thelandlord (andpossibly themanagement company) canonly seek to enforcethe leasetermsagainstthe lessee. If the lease requires consent to sub- letyou haveaproblem:ifnot, then youdo nothaveaproblem.


Beforeweleavethe law, letusremember


that theearly stages of litigation arerarely aboutthe law, andare morefrequently aboutlitigation tacticsandmoney. Fewresidents associations have any


money to litigate,mostmanagement companies have to use service charge money to litigate,andmost landlords have already foundthatlitigation,evenif they “win”leavesaverynasty tasteinthe mouthand abig hole in thepocket. Nowlet us turn to theUncle Arthur


advice.Readthe leaseand be sure of both your sub-letting rights and responsibilities as well as the landlord’s/ management company’srightsand responsibilities.Atall timesconduct your communications with therelevant person froma position of being well informed andcourteous.Beready to providecopydocuments if asked. For yourownbenefit, aswell as theirs,


take reasonable stepstoensurethatyour proposed tenant is suitable for this flat and leaseterms.Ifyou need consent, comply with theirreasonabletermsforconsidering your application. If they areunreasonable, make sure youhaveall your paperworkin order forthe forthcomingbust-up. Be well informed on therules about


landlordswaiving breachesoflease forthe reason thatmany illinformed landlords/management companiesare very quicktoclaim abreach, threaten forfeiture butcontinuetodemandand collectgroundrentorservice charges, thereby, often, waiving the breach. Occasionally,once they realise the


difficultpositionthey’ve started, they stop demandingandcollectingservicecharges to avoidtherisk of compromisingtheir claimof a breach. If the lawtakes a long timeto turn itswheels(as it oftendoes) the landlord/managementcompanymight findthatithas beenmorethan18months sinceitlastnotified youofservice charge costsandliabilities,thereby givingitahuge recovery problembecauseofs.20Bof the LandlordandTenantAct 1985.LikeIsay:it’s allabout tacticsandmoney! Trytoresolve your issues by discussion. Fee earning professional advisers love peoplewho naivelybelieve that lawis about justice.●


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Ifyouhaveaquery, email it to


info@flat-living.co.uk


Allnamesand addressesare withheld


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