Paul Lucke

Registered with Property118.com
Saturday 26th April 2014


Latest Comments

Total Number of Property118 Comments: 11

Paul Lucke

1:16 AM, 24th February 2016
About 5 years ago

Insurance Explained - What is Landlord Insurance?

Re: "Block Landlord Insurance and what it means for you"

"If you own a leasehold flat then you will have a landlord in charge of the block who will supply the buildings insurance. You cannot double insure the property, that is pointless and will cost you money for no benefit. Ultimately you will be found out in a claim and could face action for fraud. Ignorance is not an excuse."

My landlord has an excess of £250 on any building insurance claim. This means that a problem like a water leak from the flat above which costs perhaps £450 to repair and redecorate the fabric of my flat will cost me £250. Why can't I buy insurance cover with a £50 excess to cover the inadequate excess provided by my landlord? In what sense is that double insurance or fraudulent?... Read More

Paul Lucke

23:37 PM, 8th April 2015
About 6 years ago

Budget 2015 - Government intend to make it easier to sublet!

I wrote to my (Conservative) MP, Sam Gyimah, about 3 weeks ago expressing my concerns about the impracticality of the subletting proposal in the budget for the kinds of reasons discussed so far. This was his reply received today:-
"Dear Mr Lucke,

Thank you for contacting me about the announcement made in the Budget about sub-letting.

I appreciate your concerns on this matter. The private rented sector plays a vital role in the housing market, providing a flexible option for millions of people and I fully recognise the investment and hard work that many landlords put into their properties and the service they provide for their tenants.

As you are aware, the package of measures set out in the Budget are designed to strengthen tenants' ability to requests permission from their landlord to sub-let or share space and make it clear that landlords' must respond to these request reasonably. Rest assured, however, landlords will retain the right to deny permission should there be reasonable grounds for doing so - this is part and parcel of being a responsible landlord. There is no question of there being an automatic right for tenants to sub-let.

Tenants should be able to ask for permission to sub-let their home without expecting a blanket refusal in every case, but landlords should also have the right to know who is living in their property. These proposals would mean a tenant could ask for this permission under the model tenancy agreement, with landlords having the right of refusal offering reasons for that decision and within a reasonable timeframe.

It will be important that landlords have an opportunity to formally give their views on how the measures will be implemented. The Government will consult fully on all measures in this package that require legislative changes. This means that all interested parties will have the opportunity to express their views and have these taken into account before changes are brought in".

Reassuring, but of course,the political complexion of the next government will have more to do with what actually happens in due course. Perhaps in the end the common sense of the civil service will protect us from the worst excesses contemplated so far!... Read More

Paul Lucke

12:22 PM, 23rd March 2015
About 6 years ago

Budget 2015 - Government intend to make it easier to sublet!

Reply to the comment left by "Joe Bloggs" at "23/03/2015 - 11:04":

https://www.gov.uk/rent-room-in-your-home already makes interesting reading for those with an interest in fag-packet legislation. It describes the process and the tax implications of the rent-a room scheme but does not consider the implications of offering a rental agreement to a lodger if you are a tenant except to say that you need to check that your lease may forbid it. The lodger's rights are determined by the agreement which may range from a week's verbal notice of eviction for a verbal weekly-paid agreement to whatever the tenant and the lodger agree in writing. It makes no comment on the validity of a room-rental agreement that infringes the terms of the owner's lease, mortgage terms or insurance cover.... Read More

Paul Lucke

11:00 AM, 23rd March 2015
About 6 years ago

Budget 2015 - Government intend to make it easier to sublet!

Reply to the comment left by "Ian Ringrose" at "23/03/2015 - 10:39":

"Make it easier for individuals to ****sub-let**** a room through its intention to legislate to prevent the use of clauses in private fixed-term residential tenancy agreements that expressly rule out *****sub-letting**** or otherwise sharing space on a short-term basis, and consider extending this prohibition to statutory periodic tenancies.”

That definitely says sub-letting, Ian.... Read More

Paul Lucke

16:52 PM, 21st March 2015
About 6 years ago

Budget 2015 - Government intend to make it easier to sublet!

My present AST incorporates my head lease which says that my tenant is responsible for the financial cost of any action that results in the landlord paying a higher insurance premium. So if an additional policy to cover a sub tenant becomes available it would be at the expense of the primary tenant. The parallel is with adding an extra driver to your car insurance policy.

A more easily managed alternative to sub-letting which would achieve the Chancellor's sharing objective would be to have the additional resident added to the original AST by means of a Memorandum to the Agreement signed by the original tenant(s) and the additional tenant, making the additional tenant subject to all the terms and conditions of the original AST and covering any additional costs for extra insurance costs, residence permission vetting, etc and any rent alterations to cover extra wer and tear. The deposit could only be returned to the original tenant. If the original tenant wants to leave and the add-on wants to stay and can produce replacement co-tenants acceptable to the landlord, a new AST can be generated. My son used to work it that way with student and nurse tenants and it worked pretty well.... Read More