“Neighbours…everybody needs good neighbours…..”

That’s true, not just in an Australian soap opera, but all over the world, so the worst thing we can do is fall out with our neighbours because, as we all know “good neighbours become good friends“… or at least they don’t start a war which ends up in Court as happened in this case – “BOUNDARIES, BORDERS AND COSTS” reported in Civil Litigation Brief  by Gordon Exall

Solicitors are often contacted by one aggrieved party who feels that they’ve been slighted because their neighbour’s tree overhangs their garden or they think a new fence has been put in 3 centimetres too far over. Those are common gripes but on the other hand, it can often be that they may really have their property rights at stake, for example, where an extension is being built up against a party wall without following the procedure laid down in the Party Wall Act 1996 which provides a framework for preventing and resolving disputes in relation to party walls, boundary walls and excavations near neighbouring buildings.

Other common problems can be boundary disputes, the blocking of shared drives and the fallout from buying a house where the sellers have failed to disclose material issues about their neighbours, such as complaints they’ve made for years about rave parties.  If these are not disclosed during the sales process, it is possible for the new owner to bring a claim against the seller for that non-disclosure and the amount to which the problems have diminished the value of the property. Many household insurance policies contain Legal Expense Insurance which usually covers advice on neighbour/boundary disputes, so it’s always worth checking your policy documents. These are complex matters of law which need the advice of an experienced lawyer who specialises in property dispute resolution.

If you need any further help with this topic, call Adrian Boulter on 0208 363 4444

adrian.boulter@curwens.co.uk

www.curwens.co.uk

 

 

 

 

 

Tenancy Deposit Scheme

With so many more people becoming landlords nowadays, it’s all too easy to fall foul of the very strict rules and regulations in this area.  It’s a very good idea to take proper legal advice from a Landlord & Tenant specialist, like Adrian Boulter at Curwens.

This briefing explains what a tenancy deposit scheme (TDS) is and what a landlord’s obligations are under a TDS.

What is a tenancy deposit scheme?

A landlord under an assured shorthold tenancy (AST) must protect a tenant’s deposit by using an authorised tenancy deposit scheme (TDS) operated by an approved scheme administrator.

A TDS has two main objectives:

  1. To ensure that, when a tenant pays a deposit, it will be protected and returned to the tenant at the end of the AST, except when the landlord has a legitimate claim on it.
  2. To resolve disputes between landlords and tenants using dispute resolution rather than via the courts.

There are two types of TDS:

  • A custodial TDS requires a landlord to pay its tenant’s deposit to a scheme administrator, who holds the deposit until the tenancy ends.
  • An insurance TDS where the landlord retains possession of the deposit, but secures it by paying a fee and insurance premiums to the scheme administrator.

What are a landlord’s obligations under a TDS?

Within 30 days of receipt of the deposit a landlord must:

  • Comply with the “initial requirements” of the TDS.
  • Give the tenant certain prescribed information. This information should be provided directly to the tenant. It is not sufficient to merely identify the TDS and let the tenant make their own investigations.

What sanctions are available if a landlord fails to fulfil their obligations under a TDS?

  • If a landlord fails to comply with the TDS, a tenant can apply to court even if the tenancy has ended.
  • The penalty for failing to comply with the TDS will be between one and three times the deposit.

If you are an inexperienced Landlord, you can see that dealing with this can be quite tricky and is a massive trap for the unwary.  If you need any help with Landlord & Tenant issues, contact Curwens’ expert, Adrian Boulter, on 0208 363 4444 or email him  Adrian.boulter@Curwens.co.uk