How JustAnswer Works:

  • Ask an Expert
    Experts are full of valuable knowledge and are ready to help with any question. Credentials confirmed by a Fortune 500 verification firm.
  • Get a Professional Answer
    Via email, text message, or notification as you wait on our site.
    Ask follow up questions if you need to.
  • 100% Satisfaction Guarantee
    Rate the answer you receive.

Ask Thomas Judge Your Own Question

Thomas Judge
Thomas Judge, Lawyer
Category: Property Law
Satisfied Customers: 32956
Experience:  Over 20 years experience
27487359
Type Your Property Law Question Here...
Thomas Judge is online now

I own an apartment in central London which is rented out in

Resolved Question:

I own an apartment in central London which is rented out in a 6 months contract. It is located in a big block with lots of flats. I am living in Malta. I am not very often in UK.
At beginning of August a damaged waste pipe in the shower of my flat 82 caused serious water damage to flat 78 (below my flat 82). There was no negligence on the part of my tenant.
As soon as the damage was reported, the damaged pipe was immediately repaired and the water flow stopped.
The water inflow must have happened over a long time (The owner of 78 was most probably for several weeks not in his apartment). beside the heavy damages to ceiling and walls also part of the contents was damaged (bed and matrices moulded, carpets moulded, etc).
I was told that the building insurance (included in the maintenance of the block) will cover the repair work of fixture and fittings (ceiling etc). it will not cover the contents.
The owner of 78 has no home insurance (for contents). I have no separate insurance.
I received a threatening email by the owner of 78 claiming damages of GBP 30,000 and threatening litigation.
My questions:
Am I liable for the damages? Is my tenant liable for the damages (even if there was no gross negligence on his part)?
What should I do at this stage?
Is there any kind of surveyor/professional I should send in to assess the damage?
Submitted: 1 year ago.
Category: Property Law
Expert:  Thomas Judge replied 1 year ago.
Have they justified the sum
Customer: replied 1 year ago.
no. they did not.
I just called owner and asked for invoices.Can you please tell me: can I claim gross negligence on their part since they did not visit their apartment for 6 weeks and that is why the water caused so much damage?Also: do I have to pay a new replacement of the damaged furniture or only the time-value of the damaged furniture?
Expert:  Thomas Judge replied 1 year ago.
You need them to justify their claim and you can claim that they have incurred greater losses as a result of their failure ti maintain the property (i.e. be away for 6 weeks). They would have to prove the claim as they would an insurance claim - justify each and every item - you are not renewing you are simply putting them back as they would have been save for the leak. Happy to discus. Please rate positively. Thanks
Customer: replied 1 year ago.
Thank you ! I will rate positively. One last question.I am very sure this will end in court.Could you recommend a litigation solicitor who is reasonable priced?
Expert:  Thomas Judge replied 1 year ago.
It is difficult to recommend any specific solicitors - but in some ways you would want one who has an experience ideally in both litigation and insurance work. I attach a link to the law society website where you can also find one locally to you - http://solicitors.lawsociety.org.ukPlease remember to rate positively - thanks
Thomas Judge, Lawyer
Category: Property Law
Satisfied Customers: 32956
Experience: Over 20 years experience
Thomas Judge and other Property Law Specialists are ready to help you

What Customers are Saying:

 
 
 
  • Thank you so much for your help. Your answers were really useful and came back so quickly. Great! Maggie
< Previous | Next >
  • Thank you so much for your help. Your answers were really useful and came back so quickly. Great! Maggie
  • A quick response, a succinct and helpful answer in simple English. I believe I can now confront the counter party with confidence -- worth the 30 bucks! Rick
  • Wonderful service, prompt, efficient, and accurate. Couldn't have asked for more. I cannot thank you enough for your help. Mary C.
  • This expert is wonderful. They truly know what they are talking about, and they actually care about you. They really helped put my nerves at ease. Thank you so much!!!! Alex
  • Thank you for all your help. It is nice to know that this service is here for people like myself, who need answers fast and are not sure who to consult. GP
  • I couldn't be more satisfied! This is the site I will always come to when I need a second opinion. Justin
  • Just let me say that this encounter has been entirely professional and most helpful. I liked that I could ask additional questions and get answered in a very short turn around. Esther
 
 
 

Meet The Experts:

 
 
 
  • Remus2004

    Remus2004

    Barrister

    Satisfied Customers:

    2446
    Over 5 years in practice.
< Previous | Next >
  • http://ww2.justanswer.com/uploads/EM/emus/2015-7-7_192327_bigstockportraitofconfidentfemale.64x64.jpg Remus2004's Avatar

    Remus2004

    Barrister

    Satisfied Customers:

    2446
    Over 5 years in practice.
  • http://ww2.justanswer.com/uploads/TG/TGraham12/2012-7-17_81212_bigstockBusinessHandshake508163.64x64.jpg Thomas's Avatar

    Thomas

    Solicitor

    Satisfied Customers:

    453
    UK solicitor holding an England and Wales practising Certificate.
  • http://ww2.justanswer.com/uploads/KA/Kasare/kasare.64x64.jpg Kasare's Avatar

    Kasare

    Solicitor

    Satisfied Customers:

    42
    Solicitor, 10 yrs plus experience in civil litigation, employment and family law.
  • http://ww2.justanswer.com/uploads/OS/osh/2015-7-7_19268_gettyimagesb.64x64.jpg Joshua's Avatar

    Joshua

    Lawyer

    Satisfied Customers:

    4708
    LL.B (Hons), Higher Prof. Dip. Law & Practice
  • http://ww2.justanswer.com/uploads/AS/Aston Lawyer/2013-10-8_19517_JAPROFILEPICTURE.64x64.jpg Aston Lawyer's Avatar

    Aston Lawyer

    Solicitor

    Satisfied Customers:

    1907
    LLB(HONS) 23 years of experience in dealing with Conveyancing and Property Law
  • http://ww2.justanswer.com/uploads/CH/chathamchamber/2011-4-24_191833_1.64x64.jpg chatham-chamber's Avatar

    chatham-chamber

    Solicitor

    Satisfied Customers:

    846
    LL.B, Pg.Dip, LL.M, M.B.A (Pending), Solicitor-Advocate. UK Practising Certificate issued by SRA., DIFC Courts Registered (Dubai)
  • http://ww2.justanswer.com/uploads/CL/clairep80/2013-8-25_191218_dreamstimexs267279822nd.64x64.jpg Clare's Avatar

    Clare

    Solicitor

    Satisfied Customers:

    308
    I have been a solicitor in High Street Practise since 1985 with a wide general experience.
 
 
 

Related Property Law Questions