Select a question from the list below:

?	We have assured shorthold tenants who gave two month's notice to move out on 1 September. The property has been re-let from the day following their departure and the landlord wants to know if we have to refund the rent to first group of tenants?

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We have a property currently let to tenants who are due to vacate in three days after 14 months tenancy. The landlord is selling to another investment buyer who wants us to carry on as his agent. The current tenants would like to extend for another month, but the landlord and purchaser want to exchange this week. The new landlord is quite happy for them to stay for another month, but I know the property cannot legally be exchanged without vacant possession. Can we produce a contract which allows the tenant to stay for another month, but with the new landlord on exchange - then we can suit all parties?

?	Can you advise me if smoke alarms are a legal requirement in a rented property?

?	With regard to section 48 of the Landlord and Tenant Act 1987, my client's agent has made reference to a section 47 Notice. I understand that this also needs to be served as our client is living overseas. Is this correct and, if so, what format should it take?

?	We have let a residential property on an unfurnished assured shorthold tenancy. The tenant wishes to fit a new bathroom suite, central heating and a wood/coal burning fire. Would we have to pay him compensation for the improvements at the end of the tenancy?

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Can you advise me on one or two points regarding the issue of section 21 notices being issued at the start of a tenancy. 1. Apparently various mortgage lenders insist on seeing a copy of the section 21 along with the agreement at the start of a tenancy. 2. We only ask our tenants for one month's notice before the expiry date. Should we ask for two months, meaning that when they give us notice we can immediately issue the section 21 notice which will then coincide with the expiry date. Thereby, the landlord would be covered should they not leave when they say they are going to, in case we have already found a replacement tenant or the landlord has found a buyer. 3. Do other agents normally ask for two month's notice?

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We are in the process of preparing a 'Let Only' agreement and, under section 48 of the Landlord and Tenant Act 1987, I understand that a landlord is required to furnish an address in England or Wales. Unfortunately this poses some problems as our client is overseas. We have a contact address for him in the USA, but his employers in the UK are prepared for their address to be used. Is this satisfactory?

?	FAQ Question

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