ludlow thompson rip off?? advice please!

[INMCD]

We're also having to redecorate our flat when our tenants found by LT move out! They have refused us access to market it to sell so we're now out of pocket on top of the 2 years of stress we've had to endure. Avoid LT at all costs! x

[LuckyOne]

I am so glad I found this thread because I am in the same position have been asked to pay ?500 for nothing. And from what I understand other people are also having to pay ?500 to go on the list. Then it is a race to see who gets checked first and they keep every ?500 whether you are the one who gets the flat or not, from what I understand. Maybe I have misunderstood, this, the agent I dealt with was not very clear. It would be good if the manager who posted earier would clarify this. Now I've read everything else on here there is no way I am going to keep dealings with Ludlow Thompson. The hunt is back on. If anyone has any recommendation for other agents I would really appreciate them. Thanks again.

[Tom Burke]

Hi

A lot of you are bringing up complaints which I?d really like to look into. Quite a lot of different issues are being raised, so it?s almost impossible for me to respond to them all here, particularly without knowing the details for a lot of these cases. If you would like to contact me directly on 020 8299 8777 or come into the office, I?d be very happy to talk through your complaints.

One of the issues that has come up most often is on the money involved for tenants making an offer on a rental property, so I?ve done my best to clarify this issue here.

We don't approach a landlord with any offer until a tenant has put down a ?500 reservation fee. This is to ensure that we're only approaching landlords with genuine offers from serious tenants. If the offer is rejected then the tenant will have the opportunity to improve the offer, but if we can't come to an agreement then the ?500 is refunded in full. If the offer is accepted then we take a second ?500 from the tenants, which officially takes the property off the market and changes it's status on our website to "under offer" and stops any further viewings.

The ?1000 then goes towards the tenant's move in monies (deposit, first month's rent and agency fee).

The only way that tenants can lose that money is if they were to pull out once the offer had been accepted.

We introduced the second ?500 is to make absolutely sure that tenants are committed to the property. Before we introduced this second payment, we had had circumstances where tenants were wiling to pull out and sacrifice ?500, which put our landlords in a difficult position. With ?1000 paid, we and our landlords can be very confident that tenants are fully committed to the property.

I hope that helps. As I say, I would be very happy to talk through this issue or any of the others raised in this blog. Please get in touch and I'd be happy to set up a meeting.

Thanks

Tom

[polla2256]

And whats your excuse for the poor contracts ? ie spark energy (aka a back hander)

[Bouncy]

Tom: I find it difficult to believe that anything like a significant number of people would change their mind having handed over ?500, especially when it's so hard to find a decent place to rent. This sounds like spin, possibly designed to hide your taking a significant lump of the ?1000 as "fees."

So: of the ?1000 you force people to pay in order just to have their offer to rent accepted by the landlord:

- how much of this goes towards first month rent?

- how much of this goes towards deposit?

- how much of this is taken as "fees"?

I am perfectly happy and would much prefer to continue this conversation via this media rather than out of the public eye in your office or by phone. In fact, I think it's extemely important that the conversation continue in the public domain, as it's a public issue which heavily affects many people in the area.

[reddulwich]

I know people who have had to pay ?500 holding deposit, plus an extra ?500 - this wouldn't be a problem if it went towards deposit, fees etc.

But then they have been asked for 1st months rent, fees and then get some of the money back after they've moved in. If you are going to use this money towards your fees, and deposit etc. Do so, otherwise you are talking ?1000 (fees, deposit, holding fee), then ?300 (say for fees), then ?1000 (deposit, and finally ?1000 (1st months rent) thats a total of over ?3000 someone has to find, upfront.

Then you pay back some of the initial ?1000 after they've signed the contract. Why? You may as well, genuinely include some of that in the first place.

As for Spark Energy, people may be interested to know its a specialist energy company dealing with people in the private rented sector owned by a group of people who formally were...... estate agents.

[Tom Burke]

Hi Bouncy, reddulwich - apologies, I've obviously not made it quite clear enough - the ?1000 isn't a fee of any sort - it's basically a deposit; a proportion of the final move in monies which must be paid in advance as a show of commitment.

For example, if you were moving into a property at ?200 per week, the move in monies due would be:

?866.66 (first month's rent)

?1200 (6 weeks rent as deposit)

?360 (agency fee)

totalling ?2426.66

You would have already paid ?1000 of this - ?500 to make the offer and then ?500 once the offer was accepted - so the balance due before your move in would be ?1426.66

I hope that makes things a little clearer.

For anything else, please feel free to contact me directly.

Thanks

Tom

[polla2256]

Bouncy Wrote:

-------------------------------------------------------

> Tom: I find it difficult to believe that anything

> like a significant number of people would change

> their mind having handed over ?500, especially

> when it's so hard to find a decent place to rent.

> This sounds like spin, possibly designed to hide

> your taking a significant lump of the ?1000 as

> "fees."

> So: of the ?1000 you force people to pay in order

> just to have their offer to rent accepted by the

> landlord:

>

> - how much of this goes towards first month rent?

> - how much of this goes towards deposit?

> - how much of this is taken as "fees"?

>

> I am perfectly happy and would much prefer to

> continue this conversation via this media rather

> than out of the public eye in your office or by

> phone. In fact, I think it's extemely important

> that the conversation continue in the public

> domain, as it's a public issue which heavily

> affects many people in the area.

Add to this the fact that Ludlow thompson operates a complaints procedure from its "HQ / head office / den of thieves" together with a customer satisfaction survey that quite obviously hasn't made a blind bit of difference to the swindling efforts of these crooks. Keep it out in the open and face the majority please Mr Burke, the people of this area have no faith, trust or respect for Ludlow Thompson and its operation - deservedly so

[polla2256]

Tom Burke Wrote:

-------------------------------------------------------

> Hi Bouncy, reddulwich - apologies, I've obviously

> not made it quite clear enough - the ?1000 isn't a

> fee of any sort - it's basically a deposit; a

> proportion of the final move in monies which must

> be paid in advance as a show of commitment.

>

> For example, if you were moving into a property at

> ?200 per week, the move in monies due would be:

>

> ?866.66 (first month's rent)

> ?1200 (6 weeks rent as deposit)

> ?360 (agency fee)

>

> totalling ?2426.66

>

> You would have already paid ?1000 of this - ?500

> to make the offer and then ?500 once the offer was

> accepted - so the balance due before your move in

> would be ?1426.66

>

> I hope that makes things a little clearer.

>

> For anything else, please feel free to contact me

> directly.

>

> Thanks

> Tom

Can I have my ?140 back than please as my agency fee was most certainly ?500 !!!!!!

Can you please also explian Ludlow Thompsons involvement with Spark enegry and how much commision is drawn from the arrangement. Also why your contracts aren't exactly inkeeping with the OFT guidance on unfair terms in teancy agreements.

Below I have added some links to references that may help you asses Ludlow's business practices and codes of conduct. Useful reading.

---> A note to the forum. Would anyone affected wish to band together in order to submit a group report or reports to any governing body or associtation listed in the document links below ???

http://www.oft.gov.uk/shared_oft/reports/unfair_contract_terms/oft356.pdf

http://www.tradingstandards.gov.uk/

http://www.arla.co.uk/media/37411/appendix_b_arla_code_of_practice.pdf

http://www.tpos.co.uk/code_of_practice_rents.htm

http://www.tpos.co.uk/downloads/Guidance%20Note%20for%20Agents%20-%20Consumer%20Protection%20from%20Unfair%20Trading%20Regs%202008.pdf

[Bouncy]

Tom: You say -

"For example, if you were moving into a property at ?200 per week, the move in monies due would be:

?866.66 (first month's rent)

?1200 (6 weeks rent as deposit)

?360 (agency fee)

totalling ?2426.66"

Please could you clarify - is this ?360 a fixed fee, or does it vary? You haven't contradicted or addressed polla2256's asertion that

(s)he paid ?500.

On what basis does the fee vary, if this is the case?

What does the fee pay for? Could you provide a breakdown of what the fee pays for (particularly if it is not fixed)?

[Alex K]

Tom, writing as a potential landlord who's been solicited by Ludlow Thompson to make an East Dulwich property available for rent through your firm, I concur in the comments by "Bouncy", above.

Nothing like sunlight to disinfect. Set out your stall of fees: Let us see what you offer, and what you charge.

You can imagine that I'd not want to rent through an agency with practices that foster ill-will.

[Lizannetulip]

I had a very serious complaint to make about Ludlow Thompson and by chance I came across this thread. I read most of the comments and then saw that Tom Burke (the manager) had responded. I decided to actually phone him on the number given and see how helpful he really is. He responded to my complaint right away and the whole issue was dealt with within 24 hours.I come from a country which prides itself on excellent customer service and complaints are taken very seriously. Even I was surprised how well this was dealt with. I strongly suggest you contact him directly.

[LuckyOne]

I as well as others (I suppose) are still waiting to hear your reply to these comments Tom...

[LuckyOne]

Tom....???

[polla2256]

Where are you Tom ? Seeking legal advice ?

[MissKing]

AVOID them like the plague! Ridiculous fees - ?300 to add a name to a contract?! Seriously?

Oh and when it came to the end of our 12 month contract they whacked the rent up and evicted us. We wanted to negotiate with the landlady on the proposed rise but they served us notice - and the notice was not even correct!!! Supposed to give 2 months notice to terminate the contract and they posted us a backdated notice letter (after i phoned them up to find out the progress of rent negotitations) that gave us just over 4 weeks. Luckily I know how to read a contract and fought with them. I now look forward to the pleasure of paying them ?80 to end the contract? Even though I didn't want to move out. And the cleaning fees they quote at ?300 for a two bed place. Delightful.

I can't beleive there is no regulation on letting agents and their cowboy fees. An entire generation can no longer afford to buy their own homes, and we are just at the mercy of stuff like this.

[Tom Burke]

Hello All,

Apologies for the delay - in addition to us being incredibly busy at work, I'm getting married very soon and there seems to be a million things left to do which have crept up on us, so spare time is at a premium!

In response to the admin fee query - the tenant's agency fee is 1.5 week's rent+vat per property.

I really do want to address any problems that you have with the company so we can learn from them and continue to improve. I'm afraid I just don't have time to respond to each individual question via the forum, (not to mention the subsequent questions that my responses provoke...) but I am more than happy to deal with anyone directly - just give me a call and I'll do my best to explain/resolve any questions or concerns - you'll notice from Lizanne's post above that if you do get in touch then issues will be dealt with promptly.

This will be my last post for a while, I hope my responses have been helpful. I'll be in the office for another 10 days before the wedding then I'm on honeymoon for a couple of weeks - please do pop in for a chat or give me a call any time if you have concerns, questions or just want any advice on the market.

Have a nice Easter and I look forward to hearing from you.

Thanks,

Tom

02082998777

07966648352

[email protected]

[polla2256]

Tom Burke Wrote:

-------------------------------------------------------

> Hello All,

>

> Apologies for the delay - in addition to us being

> incredibly busy at work, I'm getting married very

> soon and there seems to be a million things left

> to do which have crept up on us, so spare time is

> at a premium!

>

> In response to the admin fee query - the tenant's

> agency fee is 1.5 week's rent+vat per property.

>

> I really do want to address any problems that you

> have with the company so we can learn from them

> and continue to improve. I'm afraid I just don't

> have time to respond to each individual question

> via the forum, (not to mention the subsequent

> questions that my responses provoke...) but I am

> more than happy to deal with anyone directly -

> just give me a call and I'll do my best to

> explain/resolve any questions or concerns - you'll

> notice from Lizanne's post above that if you do

> get in touch then issues will be dealt with

> promptly.

>

> This will be my last post for a while, I hope my

> responses have been helpful. I'll be in the office

> for another 10 days before the wedding then I'm on

> honeymoon for a couple of weeks - please do pop in

> for a chat or give me a call any time if you have

> concerns, questions or just want any advice on the

> market.

>

> Have a nice Easter and I look forward to hearing

> from you.

>

> Thanks,

> Tom

>

> 02082998777

> 07966648352

> [email protected]

LOL What a load of Bollocks - We want you to explain yourself here not behind closed doors. Okay Forum here we go. Shall we arrange a littel get together in the Ludlow office, perhaps invite the press to for a little PR ???

[tllm2]

Give Tom, the Ludlow guy a chance, he's offering to try and resolve anyone's genuine complaints, not everyone would want to have their complaints aired in public and responding point by point to every issue here would be a full-time job in itself.

Ludlow are getting plenty of adverse publicity here, anyone looking for the kind of services they offer are spoilt for choice on Lordship Lane with plenty of other options, they can vote with their feet.

[buttercupSE11]

As I started this thread I would just like to respond to the latest post by tllm2- Tom, the Ludlow guy is crawling on his hands and knees here on this forum-he just wants to keep the customer loyalty of the East Dulwich people- after all, isn't that what keeps a business IN business?

To sum it up Ludlow Thompson are data entry, penpushing crooks!

[polla2256]

tllm2 Wrote:

-------------------------------------------------------

> Give Tom, the Ludlow guy a chance, he's offering

> to try and resolve anyone's genuine complaints,

> not everyone would want to have their complaints

> aired in public and responding point by point to

> every issue here would be a full-time job in

> itself.

>

> Ludlow are getting plenty of adverse publicity

> here, anyone looking for the kind of services they

> offer are spoilt for choice on Lordship Lane with

> plenty of other options, they can vote with their

> feet.

Could not agree more buttercup. I gave ludlow their chance, submitted complaints and the rest, the result - cock all. Lidlow are scamming arseholes, i know most lettings agents are but these guys are by far the worst ive ever seen to the point that I will never ever ever use a letting agent again, its private only from here on in. Fu*k you Ludlow.

[Bouncy]

Yes, I also attempted to complain to LT when we had all our horrendous issues - to absolutely no avail.

As I said earlier, I see no way that Tom or any other local manager can affect or intervene in dealings with the Ludlow Thompson central office - and Tom has offered no indication that this might be the case, or, indeed, acknowledged the issue. This despite an number of posters clearly stating property management by the central office as an explicit problem which potentially will affect all tenants and landlords.

So I continue to recommend strongly that renters and landlords avoid Ludlow Thompson.

In addition, I give no validity to Tom's attempts to stem this discussion or hide it behind closed doors. Many of the issues raised are pertinent to all (potential) renters and landlords, and are therefore ideally suited to public discussion. They are not ideosyncratic issues that need to be responded to point by point. This red herring is an incredibly transparent fish, Tom.

For example, I will repeat my simple question: what does the 1.5 weeks' rent plus VAT (i.e. PLUS 20%, i.e. 1.8 weeks' rent, i.e. ?1245 for the most expensive property currently advertised by LT in East Dulwich - and NB - there are NO properties currently advertised at ?200 pw as in the misleading example offered) ACTUALLY pay for?

[polla2256]

Bouncy Wrote:

-------------------------------------------------------

> Yes, I also attempted to complain to LT when we

> had all our horrendous issues - to absolutely no

> avail.

>

> As I said earlier, I see no way that Tom or any

> other local manager can affect or intervene in

> dealings with the Ludlow Thompson central office -

> and Tom has offered no indication that this might

> be the case, or, indeed, acknowledged the issue.

> This despite an number of posters clearly stating

> property management by the central office as an

> explicit problem which potentially will affect all

> tenants and landlords.

>

> So I continue to recommend strongly that renters

> and landlords avoid Ludlow Thompson.

>

> In addition, I give no validity to Tom's attempts

> to stem this discussion or hide it behind closed

> doors. Many of the issues raised are pertinent to

> all (potential) renters and landlords, and are

> therefore ideally suited to public discussion.

> They are not ideosyncratic issues that need to be

> responded to point by point. This red herring is

> an incredibly transparent fish, Tom.

>

> For example, I will repeat my simple question:

> what does the 1.5 weeks' rent plus VAT (i.e. PLUS

> 20%, i.e. 1.8 weeks' rent, i.e. ?1245 for the most

> expensive property currently advertised by LT in

> East Dulwich - and NB - there are NO properties

> currently advertised at ?200 pw as in the

> misleading example offered) ACTUALLY pay for?

Well said bouncy - my sentments exactly. I usually cloud with rage at these guys to the point of not being able to articulate a point effectivly.

[lorraineliyanage]

Do other local estate agents charge a fee to the tenants? This seems a bit mean, surely just the landlord should be charged a finder's fee?

[polla2256]

Yes, all of them. But their rates vary. Usually you have 1 admin fee that breaks down however the estate agents see fit. The key thing is many estate agents fix them ie ?180 per tenant for instance this includes everything, Ludlow Thompson seem to make it up as they go anlong.

All you need is a holding deposit (why not pay the landlord through escrow?) a credit check (?15-?30 each) and a contract (you can download these and have them checked for pennies).

Private lettings agents simply wish to line their pockets as they are greedy, imoral, lying theives. It's not just tenants that suffer but landlords also.