Continuing its momentum from last year, Leaders Romans Group (LRG) has competed the acquisition of EuroLet in Bishops Stortford, Hertfordshire.
The branch is set to transition to the Leaders brand by the end of February, with all existing members of staff being welcomed into the group.
EuroLet is a single office lettings business that has been a major residential letting and management agent in the local market for over 20 years, and its acquisition marks LRG’s first purchase of the year.
This purchase forms part of an ambitious growth plan for LRG, following a successful year of acquisitions throughout 2020.
Despite 2020 being a challenging year for the property sector, LRG made a record number of branch acquisitions last year, seeing them add 20 new branches under its brand, and welcome almost 200 staff members to the business.
There are already too many LA for BS.
As a self managing LL in the town I have snapped up many disenchanted tenants who have been victims of BS LA.
There are about 6 LA all close to each other.
Completely unnecessary.
The town could get by with just two LA.
Far better to have fewer LA managing more properties between them.
There are simply far too many LA in the UK.
I have nicked business from these local LA due to their fraudulent business arrangements.
The tenants appreciate my information the LA aren’t happy.
Perhaps they might start complying with the law!?
Trading Standards should really stop these BS LA behaving this way.
But in the meantime I am content to take business away from them.
They could stop me by behaving properly.
Arrogant LA need to be brought down a peg or two.
Of course when I eventually escape from the PRS those BS LA might recover that business from me.
But by then I won’t care.
Trading Standards definitely need to stop these LA trading fraudulently.
It seems many LA are unaware that there is NO requirement to give any notice when wishing to terminate a Fixed Term Tenancy Agreement.
Statute Law takes precedence over any TA.
LA would do well to adjust their illegal TA to requesting rather than REQUIRING a tenant to give notice if wishing to terminate a FTTA.
This is why all LA should be properly regulated.
I’ve had to assist many LA tenants over the years with knowledge to beat the illegal actions of some LA.
There are about 3 good LA in BS..
Whether Eurolet is one of them I couldn’t possibly say!!
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statute law is silent on fixed term notice …show me where it says you do not have to give notice to end the fixed term?
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And that just sums up the inadequacies of LA not being qualified. They then produce illegal TA. There is NO legal requirement to give any form of notice to terminate a FTTA. There IS however when it goes periodic. To terminate a FTTA all a tenant has to do is hand in the keys on the last day of the FTTA and sign a Tenancy Surrender document.
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I agree with you completely – even if the LA has written a clause in the TA requiring 1 months notice at the end of a FTTA then failure to give the notice is not a breach of TA and is unenforceable.
This is well worth a read
Credit to Tessa Shepperson – The Landlord Law Blog
“When a tenant signs a tenancy agreement for a fixed term, that is all that they have agreed to. The landlord cannot artificially extend it by requiring them to give notice or make them pay ‘rent in lieu of notice’ if they leave without telling the landlord.
A tenancy agreement will always end at the end of the fixed term (by what the lawyers call ‘effluxion of time’). The landlord can’t change this. If the tenant leaves by that date – that’s it. He can’t be held liable for future rent or be penalised for leaving. Because the fixed term is all he signed up for.
Things are different if the tenant stays on. Under s5 of the Housing Act 1988, a new ‘periodic tenancy‘ will be created. But this is ONLY if the tenant is still in the property after midnight on the last day of the fixed term.
From the landlords’ point of view
Landlords and agents get very upset about this saying that they need to know when tenants are leaving so they can make proper arrangements and re-advertise the property so as to avoid a void.
I have a clause in my tenancy agreement which requires tenants to tell the landlord if they are going to stay or leave – but it is not a notice clause and landlords often misunderstand this.
Conclusion
You are right Craig, your landlord cannot require you to give two months notice and cannot penalise you if you don’t.
However, as a common courtesy, I would suggest that tenants do let their landlords know. Even though, strictly speaking, they don’t have to.”
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I totally agree that it is good manners to let a LA know when a tenant desires to vacate at the expiry of the FTTA.
Just because the law allows it doesn’t mean that it should be adopted as a standard practice by LL.
I consider such actions by tenants as being extremely rude.
It is not fair on the LA irrespective of the law allowing it.
So simply from a good manners perspective tenants should endeavour to give the earliest notice to a LA they can as soon as they know
But LA must understand they can’t legally force tenants to give any notice to end a FTTA.
Manners though are though surely something that LA and tenants should strive to achieve.
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A lot of LA do enforce it though and tenants worry about losing their deposit so go with it.
A few years ago the local Belvoir lettings office had a 2 month notice clause in their contract which made it almost impossible for tenants to move. They either had to give notice and hope to find something in the meantime or find somewhere and hope the new landlord could wait over 2 months for the tenancy to start once they had passed referencing and then given notice. I advised the tenants this wasn’t enforceable however they didn’t want to risk losing their deposit which is understandable.
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Yep I have the same situation. The LA tried it on with ignorant tenants……not their fault. LA tried to mug off my new occupants. Soon stopped that with the deposit being disputed which I waived until resolved. So basically my knowledge saved me a month void before my new occupants took up residence. It wasn’t a planned situation by the tenants but they had decided the LA behaviour was unacceptable. That was why a 2 month notice wasn’t given. Though had they gone into periodic they would have to pay the month rent and give at least 1 month notice. Swerved that bullet by about 1 week. Ultimately the LA lost their tenant clients to me as the tenants became aware of my offer and reputation. It was nothing personal just business.
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“statute law is silent on fixed term notice …show me where it says you do not have to give notice to end the fixed term?”
Show me where it says you do have to give notice ?
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Paul Barrett: Some landlords are just not suited to using letting agents and vice versa. In my opinion, given the way you write your diatribes, if you were in my neck of the woods, I would not be prepared to work with you. Lettings/management is brutal enough without having to deal with a client who so vehemently believes they are right all of the time.
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Indeed I am correct which is why I nick business off incompetent LA.
I know I am correct in my knowledge because I check I am correct with the vast plethora of great information that is out there to assist LL.
Where I’m not sure I am careful before taking decisions.
As an example I am unsure about all aspects of the current eviction ban etc so would definitely not pronounce on any aspects of it apart from stating I’m confused.
Perhaps a knowledgeable LA would be useful!?
Though quite frankly in any eviction process I would use LL Action.
I’ve carried out on my own 5 evictions very successfully but God it was boring!.
Never again!
I’ll pay LL Action just to avoid the boredom!
I choose not to use LA as they are not compatible to my management style. Of course for many LL they prefer using LA. Nothing wrong in that. There is certainly a place for LA. Every LL has a choice of how they manage their business. I prefer not to use LA. LL have freedom of choice which is a good thing. There is no doubt that many LL should definitely use LA services. Fortunately I don’t need or want to and haven’t for over 10 years and yes when I started and didn’t know better I was badly burnt by a LA resulting in a repossession the effects of which still haven’t been resolved and will eventually cost me. Wish I hadn’t trusted the LA. But hey we all make mistakes. For me definitely an error of judgement for me to use this LA.
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If you take out rent guarantee insurance, It might save you from having to deal with evictions as it looks like you’ve had a fair few.
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Ahh!
Don’t get me started on RGI.
Never been able to achieve RGI on any tenants bar one tenant.
That tenant cost the RGI company £10000!!!!!
It is due to inability to source tenants or guarantors that are able to qualify for RGI that is another reason I am choosing to leave the PRS when able.
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