Ask the Expert

lettings in Bournemouth

Futile Landlord Counting the Costs

Expert Letting Agents in Bournemouth

A local landlord is counting the costs of his futility and refusal to play by the rules.

The Landlord had originally protected a deposit given to him by a tenant through MyDeposits; however the Landlord did not renew his membership the following year and despite MyDeposits writing to him and advising of the consequences, the landlord neither renewed nor joined another scheme.

property agents in Bournemouth

Rent arrears and Eviction Notices on the rise

Quality Letting Service in Bournemouth

25,422 landlords sought possession of their rented properties in the second quarter of 2012, this was a slight increase from the first quarter, and steadily rising since 2010, according to the Governments quarterly Court statistics.

The rate of growth in the number of tenants in serious rent arrears is showing signs of slowing, but nevertheless up by 1.6 per cent in the third quarter of 2012. 99,000 tenants are in arrears of two months or more, the highest since 2008 and an increase of 15 per cent from the previous year.

renting a property out in Bournemouth

Deposit certificate for Landlords and Tenants

Property Agents in Bournemouth

Since April 2006, if a Landlord or letting agent takes a deposit from a tenant then this must be protected by law. Up until now, the penalties imposed for not doing so has been severe. Although, still severe if not protected the amended legislation has closed some loopholes, where landlords have successfully appealed against the penalties imposed on them for protecting the deposit late. Currently a deposit must be protected within 14 days from receiving the deposit late. Currently a deposit must be protected within 14 days from receiving the deposit, failure to do so means a Section 21 notice (absolutely vital if you need to evict a tenant) would not be recognised in a court of law and the tenant was entitled to three times the deposit given plus their deposit!!


Rent Arrears

Q. We have been renting out our property to the current tenants for the last 3 years. Unfortunately due to a recent job loss they are now in arrears with their rent. Thy look after the property well and have always been on time with their rent; however we are concerned that if the arrears are not paid up this will put financial burden on us as we have a mortgage to pay. Can you advise?


Property Repairs: Landlord Responsibilities

Q. Earlier this year the combination boiler in our rented house stopped working, so we had not hot water or central heating. We rang our landlord and he said it had happened before and said we needed to top up the water pressure in the boil via small tap on the boiler. We could not find this tap anywhere and called him back. He then said he was not prepared to pay a plumber to come out for such a small task and said he would come over the next day. Five days later he turned up saying he had something in his eye and had to go to hospital and could not drive. Meanwhile we had had no heating and no hot water for almost a week during one of the coldest parts of the year. Can I refuse to pay rent for those five days or reduce my rent, or even end my contract early?


Renting a Spare Room

Q. We are thinking of renting our spare room. Please can you advise of any legal implications we should be aware of, what happens if we don’t get on with the person and where do we stand with regards to declaring the income?

A. Renting out a spare room is a great way of bringing in some extra revenue and many more people are doing this now. I cannot stress enough how important it is to check the references of the lodger. This person is going to be living in you home and will have access to all your personal possessions when you are not there.


Keeping The Stress Out Of Christmas

Christmas is a time to relax and enjoy spending of time with friends and family. Instead, for many, it’s a hectic time of year, crammed full of party planning, last-minute shopping and organizing the big family dinner. All this frantic activity can lead to a stress, a lack of sleep, and ‘Christmas burnout’, which is anything but jolly.



There is an enduring myth that there is such a phrase in the English Legal System as common law marriage.

Such a term is not recognised by the English Courts. It remains the case that the law relating to the breakdown of a marriage, and the various orders one spouse may have against the other upon divorce, is very different to the law relating to cohabiting couples.


Hypnosis and High Blood Pressure

Do you or someone you know have high blood pressure?

Your blood pressure is a measure of the pressure in your arteries as your heart pumps blood around your body. It naturally changes throughout the day, depending on your emotional state and physical activity levels, but when it stays consistently too high over time it is known as high blood pressure or ‘hypertension’, which literally means ‘over pressure’.


Planning for the Future – Lasting Powers of Attorney

When a person begins to lose their ability to manage their affairs and care, it can be a very distressing and difficult time. The benefits of creating a Will to determine how your affairs will be managed after death is widely recognised, but in many cases little thought is given to making provision for the managing of those affairs during your lifetime. A Lasting Power of Attorney can provide the certainty required and give you peace of mind so that in the event that you can no longer manage your personal affairs, a trusted family member, friend or advisor can act on your behalf.

Williams Thompson

Renting a Business Premises

If you own a business then a key decision is whether to buy or rent property. Renting business premises ties up less capital than buying which means you can invest it in the business instead. It can also give you flexibility to relocate easily should you need to.

The type of premises you rent and the location will be partly dictated by the type of business you are running. The amount you can afford - taking into account extra costs such as business and utility rates, and building insurance - will also be a deciding factor.

You can rent business premises by leasing them. If you require premises for a short term then consider a licence rather than a lease.

Countdown Clock

Why do I need to extend my lease?

The need for a lease extension arises because as your lease gets shorter the value of your flat will go down compared to a similar flat which has a long lease of, say, 100 years or more. This reduction in value is a particular issue when the length of your lease gets to less than 80 years.


Being More Confident

What is confidence? What does being confident mean?

It means being able to remain relaxed in situations that, for you, are potentially stressful. By remaining calm and in control in these situations, we can fully engage with others and feel and be confident.

In my Bournemouth Hypnotherapy practice, probably the common situation I help clients with is building their confidence and self esteem.


Overcoming Exam Nerves

It's the time of year when students of all ages are starting to prepare for their exams.For many people, the nerves that build up in the anticipation of a test or an exam, can be just as bad as the test or exam itself.

Thoughts of what might happen, or what might go wrong, or what questions they might get asked, can add to the anxiety and stress.

This stress can build, and as the exam draws ever closer, the anxiety builds to such an extent, that the student feels that all their newly-learned skills and knowledge will just vanish right at the moment they'll need them the most.

They might 'know' that they are competent in their subject, but feel, and sometimes actually find, that their skills desert them just as soon as the test or exam begins.

The stresses and strains that a test or exam can bring, can be especially frustrating to a student who usually performs well in class or with coursework.

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Property Abandonment

Q . We think our tenants have left without saying anything. They are still in a Tenancy Agreement, are two months in arrears and we have not been able to make contact with them. Unfortunately we do not live locally, but the neighbours who are friends of ours say they have not seen them around and having peeped through a window it looks as if most of the furniture has gone. Where do we stand legally?

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Shared Accommodation Rate for Under 35s


We currently rent out a one-bedroom flat to a single person. We have always received the rent on time and the gentleman looks after the property well. Unfortunately, he was made redundant recently and will have to claim Housing Benefit whist looking for another job. My concern is that he is 31 years of age and I have been told there have been changes to the legislation on single people under the age of 35. Can you tell me what those changes are and how they will affect my tenant and us? Many thanks.


I’m a Hypnotherapist

'I'm a Hypnotherapist' - I reply, when I am asked what I do. And then I wait for the reaction!

There are a few standard ones!

'I'm not looking into your eyes then!'

'You won't be able to hypnotise me'

'Can you make me cluck like a chicken?'

'Please make me stop liking chocolate'

'I want my husband to stop smoking, can I book him an appointment now?'

There are a lot more, but let's deal with these for now…

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Taxman to Target Buy-to-let Landlords

HMRC have launched 12 task forces aimed at targeting landlords with 3 or more properties in 2011/12 and more in 2012/13.

The buy-to-let taskforce will specifically target tax evasion among buy-to-let landlords who own or rent out more than three properties. HMRC taskforces form part of the government's aim to raise an additional £7bn a year by 2014/15 through tackling tax evasion, avoidance and fraud.

Mike Wells director of risk and intelligence at HM Revenue and Customs (HMRC), is quite clear: "If you deliberately seek to evade tax we can and will track you down and you'll face not only a heavy fine, but possibly a criminal prosecution as well."

The Task forces will gain information from:

Banks Mortgage applications
Land registry Electoral rolls
Council tax records Letting agents


New Year Resolutions

Are you making any New Year resolutions this year? If you are, Fantastic! I wish you well in achieving your goals. What are your goals by the way? Do they happen to be the same or very similar to the ones you made last year?

Hmm, I thought so! New Year Resolutions can be a fantastic way of helping us to reduce weight, stop smoking, learn a new skill, exercise more, etc… but be honest, how long does that resolve last? Often it's not very long, is it?

So how can you help yourself keep those resolutions in 2012? Well, I am going to suggest two ways: one you may think quite strange, the other is a very practical solution.

Move On Rentals

Deposit Schemes

I am going through a dispute with tenants who recently moved out of a rented property I own. They have caused quite a bit of damage and I have retained their deposit. Although I have provided an in depth detail of the damage along with photographic evidence of before they moved in and after, they have sought advice from the CAB. The CAB has advised them to seek confirmation of how the Deposit was protected. Unfortunately, I was not aware I had to protect the Deposit and am concerned at what this may mean. Obviously going forward I will ensure the deposit from the new tenants is protected but can you advise me on my rights with this particular case as I genuinely didn't know?


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