Congratulations G and i am sure we all hope that remains the case. G:whoo:

Also if your parents are in receipt of any government benefits they would lose them as it is not permitted to rent from a relative and receive any housing benefit or any other means tested benefit. G

Tread carefully re the legal aid as it is my understanding if you have equity in your home it will not be available. Best of luck G

I would suggest you write to them with a copy of the following and tell them that you now expect them to behave in an honest and businesslike manner So would they please respond or you will report them to the OFT G http://www.oft.gov.uk/news-and-updates/press/2011/73-11

So in affect even in their witness statement they cannot confirm that they have a properly executed credit agreement, well there's a surprise. G

Well done guys n gals looks like the hens are coming home to roost. G

My pleasure SG G

Brilliant advice SG and confirms once more the totally irony behind your name Love IT!!! G

To all those who have made arrangements to pay by direct debit. Please be warned the lowlifes latest trick is to phone to tell you your direct debit has been refused by your bank when it has not. They then ask for your debit card details to collect the payment, they then use it to clean out your account. G

Report the facts to the SRA G

Ok I will pm you with them G

BD as with too may cooks spoiling the broth too many words spoil the thread so i think it better to stick with the La las. G

Ok folks altogether now on the count of 3 LA LA LA LA G

BD I consider that a very measured, pertinent and well thought through reply. Lets not kill threads with over analysis and also hand the enemy bullets to load. G

Congratulations BO and well done G

The link to your thread is an incorrect one G

Try putting that in your pipe and smoke screening it MBNA:lol: G

Have a read of this thread jan it may provide some insight for you. G http://www.consumeractiongroup.co.uk/forum/showthread.php?291468-Fighting-back-with-CPUTR-2008....&p=3398542#post3398542

Hi Ed, thanks for the heads up on that. G

The tenant was on benefits and the security was via a council bond which pays a maximum of £750. They disputed our claim with the council and lost. The council then paid the bond to us (so you imagine the extent of the damage) the council also told us we would be entitled to sue the tenant for the balance of the repair work which amounts to another £700 plus the loss of rents. G

Yes we would have to jointly sue but we have already established the tenant owes all the utility companies ans well as council tax and many other creditors so there would be no chance of getting any payment from them. G

Thanks for your observations Steve The guarantee is in the form of a deed and witnessed so we can meet that criteria. We thought , like you, he may be attempting a negotiation but in view of the offer he has made is only covering the costs of repair we are inclined to pay the £70 cost to bring it to court under small claims and let the Judge decide on the issue of lost rents. G

I am after some advice with regard to a flat I rent out. I had a tenant in the property who was unable to pass the necessary credit checks, therefore a guarantor agreement was also set up with a friend of her family. This was all handled through my letting agent. The tenant lived at the property for 18 months before giving the statutory one months notice. When she moved out she left the property in such a state the cost of putting it back to it's original condition was over £1000. The tenant refuses to pay for any of it and after much toing and froing I had no choice but to make contact with the guarantor. The letting agent told me at the time I should charge for lost rents whist waiting for the money because the flat was in such a state they are unable to market it because it was so bad. I wrote to the guarantor claiming for the costs of repair and also the lost rent since she had vacated. He has written back to say he has taken legal advice and he is not liable for the loss of rent. In the meantime my letting agent has gone out of business!!! I am trying to understand the wording of the tenancy agreement and also the guarantee and these are the relevant paragraphs I think.... Tenancy "you must keep the inside of the property in at least as good a condition as it was when the tenancy started (fair wear and tear excepted)." and "at the end of the tenancy, leave the property and our fixtures and fittings in as good a condition as at the start of the tenancy (fair wear and tear excepted) and free from rubbish." Guarantee "INDEMNITY FOR DEFAULT If the tenant defaults in the performance or observance of any of the covenants or other obligations on his part contained in the Tenancy Agreement the Guarantor will indemnify the landlord forthwith upon receipt of the Landlord's written demand in respect of all losses damages expenses and costs incurred by the Landlord as a result of such default" As I say, I think these are the relevant parts of both agreements but I wondered if anyone with further knowledge could comment. G

Very pertinent Elsa the term "Hitting the nail on the head" comes to mind. G

Even more to the point what a great rebuff for all the judges that state the opinion that big financial institutions always get their systems and paperwok correct. G