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01Oct

Landlords - Important information for you.

WHY DOES IT INVOLVE YOU?

SECTION 21 NOTICE CHANGES

AS FROM THE 1ST OCTOBER 2018 - The Deregulation Act 2015 introduces a number of important changes to when a landlord may serve a Section 21 Notice in order to regain possession of their property. The Act is designed to improve the possession process for landlords and tenants.

THE CHANGES
There are new restrictions on serving Section 21 Notices early and a new template Section 21 form. The new rules also remove the need for
a landlord to specify that a tenancy must end on the last day of a rental period; unless the tenancy started on a periodic basis without any initial
fixed term where a longer notice period may be required depending on how often the tenant is required to pay rent (for example, if the tenant
pays rent quarterly, they must be given at least three months’ notice, or, if they have a periodic tenancy which is half yearly or annual, they must be
given at least six months’ notice (which is the maximum)). NB: These changes have put into legislation the change to notice periods created by the Judgment in the case of Spencer v Taylor – i.e. that landlords and agents can use Section 21(1)(b) to regain possession by providing two calendar months’ notice (unless the tenancy started at a periodic as noted above). However, in the event that a tenant has paid an amount of rent in advance and a Section 21 Notice requires them to leave during the period paid for, the tenant is entitled to a refund of the rent paid for the days they are not occupying the property.


ELIGIBILITY
The changes affect all new assured shorthold tenancies in England that start on or after 1 October 2015. All remaining assured shorthold
tenancies in England will be swept under the new rules on 1 October 2018.


WHAT DOES THIS MEAN?
Timing restrictions. Landlords cannot validly serve a Section 21 Notice in the first four months of a tenancy. However, where a tenancy has been
renewed the landlord will be able to serve a Section 21 Notice at any point during a renewed tenancy.

Expiry Section 21 Notices will only be valid for six months from the date of issue (as specified in section 2 of the new template Section 21 form).


However, where a tenancy is created on a periodic basis (i.e. no initial fixed term), then landlords will still need to regain possession using Section 21(4)(a). Therefore, the notice period needs to end at the end of a rental period and cannot be shorter than a rental period (up to a maximum of six months).

For example, where there is a quarterly periodic tenancy, the date specified on the Notice should be three months from the date of service. For tenancies which fall into this situation, the Notice is only valid for four months from the expiry date on the Notice.


Template Section 21 notices There will be a new template Section 21 form which will need to be used when giving notice on all tenancies which start on or after 1 October 2015 and which can be used to bring existing tenancies to an end after that date.


Required information

Landlords will not be able to serve a Section 21 Notice on tenancies that begin on or after 1st October 2015 unless they have provided tenants with the following information:

  1. A Gas Safety Certificate covering all fixed as well as portable gas appliances provided by the landlord for the tenants’ use.
  2. The property’s Energy Performance Certificates (EPC); except where a property is not required to have an EPC – such as where the landlord is letting a room on a single AST in a House in Multiple   Occupation (HMO).
  3. The Department for Communities and Local Government’s How to rent: This can be provided digitally or as a hard copy if the tenant requests it, or does not have computer access. Agents and landlords should not simply supply a link to where the document can be found. This should be given at the start of a new tenancy.
  4. The Prescribed Information relating to the protection of a tenants’ deposit.

THE IMPACT
Landlords will no longer be able to seek possession using Section 21:

1. During the first four months of the tenancy, or, in the case of a renewed tenancy, during the first four months of the original tenancy;
2. Where the landlord is prevented from retaliatory eviction under section 33 of the Deregulation Act 2015
3. Where the landlord has not complied with the Required Information specified above
4. Where the landlord has not complied with the tenancy deposit protection legislation; or 5. Where a property requires a licence but is unlicensed

The new rules come into force on 1 October 2015 and will apply to any Assured Shorthold Tenancies granted on or after this date.

NB: The provisions do not apply to Periodic Tenancies (when the fixed period ends) that arise on or after 1 October 2015 when the fixed term of those tenancies began prior to 1 October 2015.

However, the new rules will apply to all Assured Shorthold Tenancies in existence after the end of the period of three years (1 October 2018) regardless of whether the tenancy began prior to 1 October 2015.

NB: The requirement for landlords to provide the Required Information (specified above) about the tenancy will continue to apply to tenancies entered into on or after 1 October 2015.





31Aug

New flats developed in Hornchurch


The centre of Hornchurch is a busy place and full of activity from restaurants and bars to banks and shops along with Queens theatre and Hornchurch train station. Over the past 2 years an exciting project has been developing which will create available apartments for people to rent in the heart of Hornchurch.


The £4,000,000 development began almost 2 years ago when they were initially bought and will be fully complete by the start of September this year with the end result being 23 fully furnished, 1 bedroom flats starting at 377 sq ft to 603 sq ft hosting a bathroom, living room, bedroom and kitchen. The flats also include car parking and CCTV and are located on the Hornchurch High street. Developed in a prime location you have easy access to shops, banks and the train station which is along the district line meaning an easy commute into London.


Once put onto the market many of the flats were reserved extremely quick, leaving just 6 remaining flats up for rent. If you are interested in enquiring about these flats please drop an email to our Development & Finance Director - gtaylor@gbpdevelopments.co.uk



15Aug

Welcome to "The Key Magazine"


In this issue you will find some great tips to prepare for your moving day including decluttering, packing and notifying everyone of your new address and much more. Click our link for more interesting articles Magazine


We are members of ARLA Propertymark


For more details of our lettings services. Please call Julie James on 01708 504455









29Jun

Job title:              Property Consultant Required

 

The role:

Answer calls, registering new buyers & sellers directly onto our database and maintain regular contact. Maintaining systems, general office duties.

Source and access properties either already on the market through online portals or via direct canvassing, making contact with the owners to build relationships in order to generate valuation appointments for the Sales Manager.

Development of the role to deal with the day to day estate agency sales business and assist the Sales Manager in reaching personal and office targets

Support:

You will be directly responsible to the Sales Manager, who will offer training, advice, support and necessary marketing materials to assist your role.

Targets:                To be confirmed.

Salary:                  £16,000 - £23,000 per annum plus commission

Hours:                   8.30 – 6.00 pm

                               Monday – Saturday (one day off to be taken during the week (Either Tuesday or Thursday)

In addition:

You will need to be a car driver with a full licence and of smart appearance along with a confident assured telephone manner.

Must be I.T. literate with a good working knowledge of Word, Excel, etc.



For more information contact: gtaylor@gbpestates.co.uk


03May

So…do you want to talk to us.

I mean who wants to talk to an estate agent? Are they not people who are only interested in your money and have no interest in you?

Is your perception that we sit around all day, occasionally picking up the ‘phone, arrange a viewing, agree a sale and then get paid a lot of money for not doing an awful lot of work?

Are people really bothered as long as they sell their home for the right price – or is there a big mis-understanding of what we really do, how we achieve the owner’s goals and that we actually do care about the community and our clients?

The reason I’ve posted this question is that our office has been discussing today the values of inter-acting with people to let them know more about us and more about who we are on social media e.g. facebook.

We know we are good at what we do, as clients who have used us – have told us. We also know that we have some very nice, caring people that work here – again the chocolates, bottle of wine, thank you cards and the repeat business confirms this. So how do we let others know this?

Well, everyone says you must be on facebook and twitter and communicating with the local community.

Well we are. But are people really interested in what we did down at the pub, or that we had a nice lasagne at some expensive gastro-pub? We could video our office dog, Liesel answering the phone. Would that be more interesting?

Do you want to know the latest governments stance on Brexit. Or how about the fact your property has gone up in value 0.2% in the last 2 years compared to Scunthorpe (with apologies to Scunthorpe).

So back to the beginning. Do you want to talk to us – or do you want us to talk to you?

What is it that you want to hear if you do?

If you really are interested in Auntie’s knee operation – I’ll let you know!

So, come on everyone out there in facebook land. Take some time to let me know what excites you (careful!) and what facts, information, stories you want to see.

We promise to ditch the boring, long-winded blah blah blah and brighten up our world and yours and have a little bit of fun on the way (careful again!)

We await your honest, considered answers.

Kevan Wimborne      01/05/18

Value My Property