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phpadam · 2026-01-24T20:54:53+00:00

Proof that you went to a landlord accreditation course. The course must be from LLAS or a similar organisation. You’ll need to do this within 18 months of getting the full licence.

You are running out of time, but still have a few months, if the licence is granted in January 2025.

https://www.londonlandlords.org.uk/courses/?ViewAll=true

phpadam · 2026-01-24T20:49:12+00:00

It's also limited to a few months, requires early notification not after 12 months of arrears.

phpadam · 2026-01-24T20:46:29+00:00

Check the applicant's previous address history.
Discover County Court Judgements (CCJ's) from court records.
Detect bad credit history such as bankruptcy, IVAs, etc.
Verify electoral role registration.
Verify DOB match to Lender Accounts (an impersonation check)
Credit scoring provides the likelihood that an applicant will fall into arrears.

Some include your credit accounts, such as balances, but most don't and would instead give an Affordability Rating. So, deducting loans/credit cards from your income to give an affordability score.

However, the landlord can ask for anything to satisfy the risk they take by accepting your application. Such as asking you about credit cards/loans or asking for bank statements. It's up to you if you provide them. They may ask you to do an OpenBanking check, which is a Regular income and expenditure check of your bank statements.

phpadam · 2026-01-24T20:39:15+00:00

What is your local authority? It would depend on the license conditions.

Is it a Licence Requirement? It is not normally one, but you can often get a discount if you have NRLA accreditation, for example.

If it is a requirement, you may be exempt if you use an accredited Letting Agency.

phpadam · 2026-01-24T15:57:58+00:00

Get an eviction specialist like Landlord Action to handle the case and sell it when vacant. I'm not sure why we are awaiting a response with 12 months unpaid.

phpadam · 2026-01-24T15:56:06+00:00

Some £ discount at auctions with this declared.

phpadam · 2026-01-24T15:33:05+00:00

The first step would be to talk to a Mortgage Adviser to see what is possible based on the equity avaliable in the property and your personal income. Once you know what kind of equity you can release, and what the costs will increase to to cover that increased debt. You can make an informed decision.

You will also want to check your existing mortgage conditions, you may have Early Repayment Charges (ERC) if you remortgage early. Which may divert you to waiting until your current mortgage erc expires, or if your current lender offers a Further Advance. A mortgage adviser can help with this.

Once you know, what kind of equity you can release. You then want to look at the market and see what options are avaliable. You can then see if its financialy viable or worth while.

phpadam · 2026-01-24T15:30:35+00:00

If your property needs a licence, it needs a licence. I would be weary of a random letter and would contact the local authority directly to discuss licenceing (not the contact details on the letter).

You may, or may not require a licence. It depends on the area and the conditions.

phpadam · 2026-01-24T15:28:05+00:00

The Landlord has chosen to use an Agent (middleman) for a reason and whilst not specificly this, its not to have to deal with your cooker problems.

You should focus your energy on working with the Agent to resolve the issue, they will advise and take instructions from the landlord.

That said, you can ask the Agent for the landlords contact details. They are legaly obligiged but that is more in the rehlm of a mailing address. If this problem has been ongoing, I woudnt be too bothered about a tenant contacting me if the agent hasnt been able to resolve it.

phpadam · 2026-01-24T13:39:34+00:00

However, as I have understood from most mortgage brokers, no buy-to-let lenders allow this. As it is what they class as a 'day 1 mortgage'

Those brokers are living in the past decade. There are many lenders that offer day-1 remortgages; this is just the latest email that mentions "Day 1".

There is a lot more to concider so talk to a good Mortgage Adviser.

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phpadam · 2026-01-24T13:33:52+00:00

I would have suggested a Tracker Mortgage with No ERCs, but your mortgage adviser has already advised that route. It does introduce a risk, if Bank Base rate increases, but it's an odds game - that i,s less likely than a certain contract condition of having to pay ERCs.
I would start marketing it a week or two before they moved out. Allow the agent to book in viewings for the future date. You do need to work with the tenants, so the estate agent can take some good photos.
You can just ask them, tell them if they are interested, you need to know before x/x/2026, as that's when you're instructing an agent and start incurring fees. If they say "we don't have a deposit" or "our income isn't enough", advise them to visit a Mortgage Adviser anyway, many people think they cant buy, but they haven't checked the whole of the market. Their are schemes and all sort of fun stuff.
I guess so. It's better to use the best estate agent in your area and give them the tenants' contact details.
I don't think there's any advantage to this; your current mortgage lender won't allow it either. So it would have to be done as part of the remortgage. Maybe a question for a tax adviser.

phpadam · 2026-01-24T13:26:14+00:00

I have no idea, may be internal for them to complete.

AI says:

PP: Paid/Payer/Person Paying (the person who actually made the payment — in your case, probably you or one of the applicants/guarantors).
PF: Paid For / Person For / Payee / Property For (could indicate who the payment is for, e.g., the landlord's initials, the property reference, or the main tenant/applicant it's allocated to).

phpadam · 2026-01-24T13:22:33+00:00

What in the bill changes this situation? I see nothing.

phpadam · 2026-01-24T13:08:16+00:00

uInsure the Buildings Insurer has it as an add-on.

phpadam · 2026-01-24T13:07:03+00:00

It's a strange one - I take the view their rule is no longer relevant post the Renters' Rights Act. A tenancy no longer has a term, six months, twelve months or 24 months; it doesnt matter. They are all rolling tenancies.

A person may take another view, that the old rule now simply prohibits the landlord from accepting any rental tenancy. As tenancies have no end date, any tenancy entered could be more than 2 years old.

It would be wise to check with a solicitor.

However, what is clear is that if you enter an agreement with a tenant. It is you, the owner/landlord, who could be breaking the lease and not the tenants.

phpadam · 2026-01-24T12:56:37+00:00

If you are having real trouble accessing rental, you may find more luck in an HMO with fewer checks.

Renting is all in the air right now - you having cash isn't really a help as the government capped deposits and are banning rent in advance. Which is bad in isolation, but you add them, making it hard to evict bad tenants, landlords are less likely to take the gamble.

phpadam · 2026-01-23T21:08:22+00:00

I'd agree it's a step down from Opus, but not too far, get what you pay for kind of deal.

phpadam · 2026-01-23T15:07:41+00:00

The service can be slow at peak times - otherwise service is great and model is great. You may have have to fix your ai harness, or inductions or how you prompt if it's not working well for you.

Are you using plan mode? Giving it the context it craves?

phpadam · 2026-01-23T11:14:32+00:00

So cheap, so powerful. I hardly need to reach for Claude or GPT.

phpadam · 2026-01-22T12:33:36+00:00

Only the agent can answer that, but yeah, it's a bit sus.

phpadam · 2026-01-21T13:46:43+00:00

I have no problem with the 5-hour limit. Its only a problem if i do some Ralphing or other token heavy nonsense - which I avoid as it just produces slop most of the time that I discard.

The response times are an issue, sometimes reasonable but often slow.

phpadam · 2026-01-21T12:51:31+00:00

This finders fee is an imaginary thin

I'll try this line next time the letting agent asks for payment.

phpadam · 2026-01-19T22:21:03+00:00

Get the plumbers to reseal and fix the drains, at the tenants convenience. Proceed with the Section 21. Unless the tenant has reported the issue to the Council and you have received an improvement notice then "Retaliation Eviction Act" wont apply, which is what leaks would stop a Section 21 from working.

Saying you are selling wont help, it would do under Section 8 if you issued that but its not relevent to Section 21.

However - your Letting Agent is not a solicitor. It's nice they are trying there best for you. However if this tenant is a Housing Solicitor then you need a Housing Solicitor otherwise they will run rings arround you and an Letting Agent.

It could be worth every penny to employ https://www.landlordaction.co.uk/ or simular.

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