Landlords Residential Buy to Let. Property Insurance Policy

Transcription

1 Landlords Residential Buy to Let Property Insurance Policy

2 Contents Welcome to Your Let Property Insurance Policy 3 Important Telephone Numbers 4 Page Definitions 5-6 & Section 1 Buildings 7-9 Section 2 Landlords Contents Section 3 Landlords Legal Liability 13 Section 4 - Landlords Professional Fees Section 5 Rent Guarantee 21 Exclusions & Conditions applying to Section 4 - Landlords Professional Fees Section 5 Rent Guarantee Section 6 Residential Let Emergency Exclusions applying to Section 6 31 Conditions applying to Section Important Information Home Emergency Helpline 34 General Conditions applying to the whole policy General Exclusions applying to the whole policy 38 Claims Procedure & Conditions 39 Complaints Procedure Regulatory Information 42 Financial Services Compensation Scheme and Data Protection UinsureBTLUKGLIMV8APR2013 Page 2

3 Welcome to Your Uinsure Residential Buy to Let Property Insurance Policy Your Insurers This Residential Buy to Let Property Insurance Policy is arranged by Uinsure Limited, administered by Direct Group Ltd with UK General Insurance Limited on behalf of Ageas Insurance Limited, Registered in England No Registered Office: Ageas House, Tollgate, Eastleigh, Hampshire, SO53 3YA. Uinsure Limited, Direct Group Ltd, UK General Insurance Limited, and Ageas Insurance Limited are all authorised and regulated by the Financial Conduct Authority. This can be checked on the FCA s register by visiting the FCA s website at or by contacting them on If You have paid the premium as shown in the Schedule, We will agree to insure You, subject to the terms, conditions and any Endorsements attaching to this Policy, against loss or damage or legal liability You may incur for accidents or losses occurring during the Period of Insurance as shown in the Schedule. Please take time to read the contents of this Policy including how to make a claim. This Policy and its Schedule are important documents. Please keep them in a safe place in case You need to refer to them for any reason. If You do need to discuss any aspect of this Policy then please call Your agent who helped You complete this insurance. Cancellation If You decide that for any reason, this Policy does not meet Your insurance needs then please return it to Your agent within 14 days of issue. On the condition that no claims have been made or are pending, We will then refund Your premium in full. If You wish to cancel Your Policy after 14 days You will be entitled to a pro-rata return of premium provided no claims have been made or reported. The Insurer shall not be bound to accept renewal of any Insurance and may at any time cancel any insurance document by sending 14 days notice to You at Your last known address. Provided the premium has been paid in full You shall be entitled to a proportionate rebate of premium in respect of the unexpired period showing on Your Insurance Schedule. Governing Law This Policy shall be governed by and construed in accordance with the Law of England and Wales unless the Policy holder s habitual residence (in the case of an individual) or central administration and/or place of establishment is located in Scotland in which case the law of Scotland shall apply. For and on behalf of UK General Insurance Limited. Karen Beales Technical Underwriting Director UK General Insurance Limited UinsureBTLUKGLIMV8APR2013 Page 3

4 Important Telephone Numbers Property Damage Claims helpline Should You need to claim for an insured event leading to loss or damage to the Buildings or Landlords Contents, please telephone our Property Damage Helpline as soon as possible on The claims helpline is open 24 hours a day, 365 days a year. Please note Property claims are handled at the first response stage by Direct Group Property Services (Part of the Direct Group Limited) on behalf of Ageas Insurance Limited We may record or monitor calls for training purposes or to improve the quality of Our service. We will not accept responsibility if any helpline service fails for reasons We cannot control. When phoning, please have Your Policy number ready. When You phone We will: take details of the loss or damage caused instruct an approved supplier or loss adjustor to contact You if necessary where necessary arrange for someone to contact You by phone as soon as possible to discuss Your claim What You should do in an emergency Take any immediate steps to prevent further damage to the Property such as switching off gas electricity and water supply. Phone our 365 days a year 24 hour domestic helpline. By phoning Our helpline a vetted tradesperson will be appointed to undertake any emergency repairs. You will remain responsible for any call out charges parts and cost of labour. If You have upgraded to include the optional Let Home Emergency Assistance cover (Section 6 ) We will pay up to 250 per incident / 500 per insured property in any one Period of Insurance towards the costs and fees covered by this section. Call Our claims team who can discuss the claim with You and give You some practical advice. The Emergency Telephone Number will be shown on Your Schedule if You have this cover operative You must not dispose of any damaged items or conduct permanent repairs because We may need to inspect the damage. Legal & Tax Help lines These services are provided by Legal Insurance Management Ltd ( LIM) and can only be used if You have chosen to include Sections 4 and 5 within Your Policy. The advice given is free of charge. See Sections 4 and 5 for the telephone numbers to contact LIM. Please note If You engage the services of anyone prior to making contact with this Helpline and incur any costs without Our prior written approval these costs will not be covered by this insurance. UinsureBTLUKGLIMV8APR2013 Page 4

5 DEFINITIONS The following definitions have the same meaning wherever they appear in Your Policy or Schedule. Accidental Damage Sudden and unexpected damage occurring at a specific time and caused by external means. Administrators Uinsure Buy to Let Policy Administrators. Unit G3 Lacy Way Lowfields Business Park Elland Yorkshire HX5 9DB, managed for Uinsure by Direct Group Limited Buildings Used wholly or partially as private dwelling(s) and including domestic outbuildings, garages, domestic fixed fuel oil tanks, drives, patios and terraces, walls, gates and fences, swimming pools, tennis courts and including fixtures and fittings owned by You or for which You are legally responsible, all being situated at the address (es) in the United Kingdom. The Property must be built of brick, stone or concrete and roofed with slates, tiles, concrete or felt, unless shown otherwise in Your Schedule, no more than 30% of the roof area may be covered with felt. Direct Group Property Services Direct House, Lacy Way, Lowfields Business Park, Elland HX5 9DB. The first response claims administrator for all property damage claims. Domestic Employee An individual person employed by You under a contract of service to undertake work as a cleaner, gardener, caretaker, and/or doing minor maintenance, decoration or repairs, solely at the insured Property Endorsement A specific term, condition or variation to the Policy. Excess The first amount of any claim for which You are responsible. Indirect Loss Indirect loss or damage resulting from the event which caused the claim under this Policy Insurers / We / Us / Our UK General Insurance Limited on behalf of Ageas Insurance Limited Holiday Home Buildings that are not the main place of residence or address of You or the occupier and are let, loaned or used by You on a short-term basis for vacation purposes. Landlords Contents Household goods and furnishings, appliances contained within the Buildings and including aerials, satellite dishes, their fittings and masts, which are permanently fixed to the Buildings for which You are legally responsible for, but excluding: a) any Property which is more specifically insured by other insurance; b) any living creature; c) motor vehicles, electrically, mechanically, or power-assisted vehicles, caravans, trailers, watercraft, aircraft or any accessories for these items; d) Tenants own property; e) money, credit, cheque and debit cards, securities, deeds, bonds, bills of exchange, promissory notes, documents and manuscripts; f) any property used or held for business, profession or trade purposes; g) any part of the Buildings; h) pedal cycles; i) Valuables; or j) Wearing apparel Leasehold Landlords For Leasehold Landlords owning flats / apartments & maisonettes, within a purpose built block, & where the Buildings are fully insured by the Freeholder, the Contents sum insured will also cover fixtures and fittings installed & owned by You or for which You are legally responsible, all being situated at the address (es) shown on the schedule but excluding any Property which is more specifically insured by other insurance. UinsureBTLUKGLIMV8APR2013 Page 5

6 DEFINITIONS Period of Insurance Period stated in Your Schedule for which We agree to accept, provided the full premium has been paid to Us. Policy The Policy incorporates the Policy booklet, Schedule, terms, conditions and Endorsements of Your insurance contract with Us. Property / Properties The Buildings at the address stipulated in Your Schedule. Schedule The document which provides specific details of the insurance cover in force. This will show: Your name and address; the Period of Insurance; the sections of this Policy booklet that apply; the Excess; the premium You must pay; the Property or Properties insured; the maximum claim limits and Sums Insured that apply, and details of any extensions or Endorsement that apply Millennium will issue a schedule with each new contract of insurance, and when You renew the Policy or when We change the Policy cover as requested by You. Sum Insured The amount as shown in Your Schedule and being the most We will pay in the event of any claim on this Policy. Tenant A person occupying Your Property by virtue of a Tenancy Agreement. Tenancy Agreement 1. A Tenancy Agreement in writing made between You and the Tenant which is an assured Shorthold Tenancy Agreement within the meaning of the Housing Acts 1988 and 1996 or a Short Assured Tenancy or an Assured Tenancy as defined in the Housing (Scotland) Act 1988 or a Tenancy Agreement in which the Tenant is a limited company. In Northern Ireland the Agreement between You and the Tenant to let the Property must not be a Protected Tenancy or a Statutory Tenancy within the meaning of the Rent (NI) Order 1978 nor a Protected Shorthold Tenancy within the meaning of Housing (NI) Order 1983 or a Tenancy Agreement in which the Tenant is a limited company or a Tenancy Agreement or Lease of a commercial premises or 2. Any other residential tenancy. Uninsurable Risks Wear and tear; depreciation; fungus; rot; vermin or insect damage; mechanical or electrical fault; process of cleaning; repairing; restoration; renovating; any gradually operating cause or process. United Kingdom Great Britain, Isle of Man, Channel Islands and Northern Ireland. Unoccupied The Property is deemed as Unoccupied when it is not lived in by a Tenant. Valuables Articles of precious metals, jewellery, watches, stamps, medals, money, photographic equipment, furs, curios, works of art, home computer equipment, binoculars and telescopes. You/ Your/ Yours The person(s) as specified in the Schedule or in the event of their death, their legally appointed representative(s). UinsureBTLUKGLIMV8APR2013 Page 6

7 SECTION 1 BUILDINGS This Section is only applicable if this cover is shown as being included on Your Schedule. This insurance covers Your Residential Let Buildings as shown in Your Schedule against loss or damage directly caused by the following insured perils: The cover provided by this Section is subject to the General Conditions, Exclusions and Claims Conditions of this Insurance What is insured What is not insured The Excess as shown in Your Schedule 1. Fire, smoke, explosion, lightning, or Loss or damage caused by smog, industrial or agricultural earthquake. output. 2. Storm or flood. a) loss of damage caused by frost, b) loss or damage to domestic fixed fuel-oil tanks in the open, drives, patios and terraces, swimming pools and tennis courts, c) loss or damage to, hedges gates and fences, d) caused by rising water table levels. 3. Escape of water or oil from any fixed water a) the Escape of Water Excess as shown in Your or heating installation, apparatus and pipes. schedule, a) loss or damage whilst the Buildings are Unoccupied for 30 days or more, b) loss or damage to the apparatus from which water or oil has escaped, c) loss or damage caused by gradual emission, d) loss or damage caused by faulty workmanship, e) if the installation is outdoors or in an outbuilding, unless the installation is connected to a domestic heating 4. Theft or attempted theft caused by violent and forcible entry or exit. boiler protected by a 'frost-stat device'. a) by any Tenant or person lawfully on the Property, b) loss or damage whilst the Buildings are Unoccupied for 30 days or more, c) loss or damage caused by deception unless deception is used solely to gain entry to Your Property. 5. Collision or impact by any animal, vehicle, aircraft or aerial devices and including items dropped from them. 6. Riot, civil commotion, labour and political disturbances. 7. Malicious damage or vandalism. a) loss or damage whilst the Buildings are Unoccupied for 30 days or more, b) by any Tenant or person lawfully on the Property. 8. Subsidence, landslip or heave of the site upon which the Buildings stand. a) loss or damage caused by erosion of the coast or riverbank, b) loss or damage to domestic fixed fuel-oil tanks, swimming pools, tennis courts, drives, patios and terraces, walls, gates and fences unless the main Building is damaged at the same time, c) loss or damage caused by structural repairs, alterations, demolitions or extensions, d) loss or damage arising from faulty or defective workmanship, designs or materials, e) normal settlement, shrinkage or expansion, f) the first 1,000 of every claim unless otherwise specified in Your Schedule, g) loss or damage that originated prior to the commencement of this insurance, h) loss or damage caused by the movement of solid floors unless the foundations beneath the floor are damaged at the same time and by the same cause, i) loss or damage to Buildings caused by the action of chemicals or by the reaction of chemicals with any material which forms part of the Buildings. UinsureBTLUKGLIMV8APR2013 Page 7

8 SECTION 1 BUILDINGS What is insured 9. Falling trees, telegraph poles, lampposts, fixed aerials, dishes and masts. 10. Accidental Damage to fixed glass, sanitary fixtures and ceramic hobs forming part of the Insured Property. 11. Accidental Damage to underground pipes, tanks, cables and services for which You are legally responsible. 12. Loss of rent and/or cost of alternative accommodation incurred by You as a result of the Insured Property becoming uninhabitable following loss or damage caused by any of the perils listed in Section 1 of this Policy. 13. Increased domestic metered water charges incurred by You resulting from escape of water and a subsequent claim under Peril 3, Section 1 of this Policy. 14. Expenses incurred by You as a result of removal of debris; compliance with Government or Local Authority requirements; architects and surveyors fees incurred in the reinstatement of the Building following loss or damage caused by any of the perils listed in Section 1 of Your Policy. 15. Expenses incurred by You in locating the source and the subsequent making good of damage to the Buildings following loss or damage caused by Peril 3 or Peril 11 under Section 1 of this Policy. 16. We will protect a contracting purchaser until completion of the sale or expiry of this Insurance whichever is the sooner for the same limits and perils as shown on Your Schedule What is not insured The Excess as shown in Your schedule a) loss or damage caused by maintenance to trees, b) loss or damage to gates and fences, c) loss or damage to aerials, dishes and masts. a) loss or damage whilst the Buildings are Unoccupied, for 30 days or more, b) loss or damage caused by chipping, denting or scratching, c) loss or damage to ceramic hobs in free standing cookers. a) loss or damage due to wear and tear or gradual deterioration, b) loss or damage caused by faulty materials, design, workmanship or as a consequence of any alterations, c) renovations or repairs. a) Any amount in excess of 20% of the Sum Insured on the Buildings damaged, and, b) for losses incurred in a period exceeding 12 months from the date of the incident. Unless stated otherwise in Your Schedule. Any amount in excess of 750 in any Period of Insurance. a) Any fees charged in the preparation of a claim, b) Any costs that relate to undamaged parts of the Buildings, except the foundations of the damaged parts of the Buildings, c) Costs involved in meeting regulations and laws if notice was served on You before the loss or damage happened, d) The cost of making the site stable. a) any amount in excess of 5,000, b) loss or damage to the apparatus from which water or oil has escaped, c) Loss or damage caused by rising water table levels. Any cover if the Buildings are otherwise insured. UinsureBTLUKGLIMV8APR2013 Page 8

9 SECTION 1 BUILDINGS ADDITIONAL COVER only applicable if this cover is shown as being included on Your Schedule. We cover Your Residential Let Buildings as shown in Your Schedule against loss or damage caused by the following insured perils: What is insured 17. Accidental Damage to the Buildings in addition to the perils listed in paragraphs 1 to 11 of this section. What is not insured The Excess as shown in Your schedule a) loss or damage caused by Uninsurable Risks, b) loss or damage caused by vermin; fungus; insects or atmospheric or climatic conditions or domestic pets, c) loss or damage whilst the Buildings are Unoccupied for 30 days or more, d) cost of normal maintenance, e) loss or damage caused by wet or dry rot; faulty workmanship or design, f) loss or damage as a result of any building alterations, renovations or repairs, g) loss or damage if previously specifically excluded from cover. The cover provided by this Section is subject to the General Conditions, Exclusions and Claims Conditions of this Insurance. CONDITIONS THAT APPLY TO SECTION 1 BUILDINGS Index-linking Clause The sums insured in Section 1 may be adjusted each month in accordance with the following indices: The House Rebuilding Costs Index, issued by the Royal Institute of Chartered Surveyors. No additional premium will be charged for each monthly increase but at each renewal the premium will be calculated on the revised sums insured and will be shown on Your renewal Schedule. Basis of Claims Settlement In the event of loss or damage to the Buildings, We will pay the full cost of reinstatement as long as the Buildings are maintained in a good state of repair and they are insured for the full cost of reinstatement. If the Buildings have not been maintained in a good state of repair, We will make a deduction for wear and tear or gradual deterioration. In respect of any claim made under this Policy, Our liability will: 1) not exceed the proportion that the sum(s) insured bears to the full cost of reconstruction of each Property as stated in the Schedule. 2) not exceed the Sum Insured for each Property as stated in the Schedule. It is Your responsibility to ensure that at all times the Buildings Sum Insured reflects the total cost of reinstatement and associated fees. We will not pay for the cost of replacing or repairing any undamaged part(s) of the Building(s) which forms part of a pair, set, suite or part of a common design. We will not reduce the Sum Insured under this Section following a claim provided that You agree to carry out Our recommendations to prevent further loss or damage. Mortgagees Interest The interest of any Mortgage Provider noted on the Schedule will not be prejudiced by any act of neglect by You or the occupier of the insured Buildings whereby the danger of loss or damage is increased without the authority of knowledge of the Mortgage Provider so long as the Mortgage Provider notifies Us and pays an additional premium if required once they are aware of any such act of neglect by You. UinsureBTLUKGLIMV8APR2013 Page 9

10 SECTION 2 LANDLORDS CONTENTS This Section is only applicable if this cover is shown as being included on Your Schedule. This section covers Landlords Contents at the Property shown on Your Schedule against loss or damage caused by the following insured perils. The cover provided by this Section is subject to the General Conditions, Exclusions and Claims Conditions of this Insurance What is insured What is not insured The Excess as shown in Your schedule 1. Fire, smoke, explosion, lightning, or earthquake. Loss or damage caused by smog, industrial or agricultural output. 2. Storm or flood. a) Landlords Contents in the open, b) loss of damage caused by frost, c) loss or damage to domestic fixed fuel oil tanks in the open, drives, patios and terraces, gates and fences, swimming pools, tennis courts, d) caused by rising water table levels. 3. Escape of water or oil from any fixed water or heating installation, apparatus and pipes. 4. Theft or attempted theft caused by violent and forcible entry or exit. b) The Escape of Water Excess as shown in Your schedule, c) loss or damage whilst the Buildings are Unoccupied for 30 days or more, d) loss or damage to the apparatus from which water or oil has escaped, e) loss or damage caused by gradual emission. f) any amount in excess of 1000, g) Loss or damage caused by faulty workmanship. a) by any Tenant, guest or person lawfully in the Property, b) loss or damage whilst the Buildings are Unoccupied for 30 days or more, c) loss or damage caused by deception unless deception is used solely to gain entry to Your Property, d) any amount in excess of 500 in respect of Landlords Contents contained within detached domestic outbuildings and /or garages, e) loss of any item whilst in the open. 5. Collision or impact by any animal, vehicle, aircraft or aerial devices including items dropped from them. 6. Riot, civil commotion, labour and political disturbances. 7. Malicious damage or vandalism. a) loss or damage whilst the Buildings are Unoccupied for 30 days or more, b) by any Tenant, guest or person lawfully in the Property, UinsureBTLUKGLIMV8APR2013 Page 10

11 SECTION 2 LANDLORDS CONTENTS What is insured 8. Subsidence, landslip or heave of the site upon which the Buildings stand. 9. Falling trees, telegraph poles, lamp-posts, fixed aerials, dishes and masts. 10. Loss of rent costs for alternative accommodation. If the Insured Property cannot be lived in as a result of loss or damage covered under Section Legal liability to the public. Limit of Indemnity - 2,000,000 All sums for which You are legally liable as the owner of the Landlords Contents at the Insured Property to pay as compensation for accidental death or injury to any person, or loss or damage to third party property including defence costs and expenses incurred with Our prior consent. What is not insured a) loss or damage caused by erosion of the coast or riverbank, b) loss or damage to domestic fixed fuel-oil tanks, swimming pools, tennis courts, drives, patios and terraces, walls, gates and fences unless the main Building is damaged at the same time, c) loss or damage caused by structural repairs, alterations, demolitions or extensions, d) loss or damage arising from faulty or defective workmanship, designs or materials, e) normal settlement, shrinkage or expansion, f) the first 1,000 of every claim unless otherwise specified in Your Schedule, g) loss or damage that originated prior to the commencement of this insurance, h) loss or damage caused by the movement of solid floors unless the foundations beneath the floor are damaged at the same time and by the same cause, i) loss or damage to Landlords contents caused by the action of chemicals or by the reaction of chemicals with any material which forms part of the Buildings, a) loss or damage caused by maintenance to trees, b) loss or damage to gates and fences, c) loss or damage to aerials, dishes and masts. Any amount in excess of 20% of the Sum Insured on the Landlords Contents of the Insured Building(s) damaged or destroyed by an insured Peril. a) bodily injury or death to any person who is engaged in Your service, or is a member of Your family or household arising directly or indirectly out of the transmission of any communicable disease, b) damage to Property under Your custody or control, c) arising out of any profession, occupation or business other than through private letting of the Property, d) arising out of the ownership, possession or operation of: i. any mechanically propelled vehicle other than a private garden vehicle operated within Your Property. ii. any power operated lift. iii. any aircraft or watercraft. iv. a caravan whilst being towed. v. any dogs designated as dangerous under the Dangerous Dogs Act e) arising out of pollution or contamination, f) if You are entitled to indemnity under any other insurance, g) any cost or expense not agreed by Us in writing. UinsureBTLUKGLIMV8APR2013 Page 11

12 SECTION 2 LANDLORDS CONTENTS: ADDITIONAL COVER Only applicable if shown as being included on the Schedule The cover provided by this Section is subject to the General Conditions, Exclusions and Claims Conditions of this Insurance What is insured 12. Accidental Damage to the Landlords Contents contained within the Property in addition to those perils as listed in paragraphs 1 to 9 of this section 2. What is not insured The Excess as shown in Your schedule a) loss or damage if previously specifically excluded from cover, b) loss or damage caused by normal wear and tear, c) loss or damage caused by vermin, insects, fungus or atmospheric or climatic conditions, d) loss or damage caused by cleaning or making repairs; or alterations, e) any loss or damage caused by pets, f) loss or damage whilst the Buildings are Unoccupied for 30 days or more, g) loss or damage as a result of mechanical or electrical breakdown. CONDITIONS THAT APPLY TO SECTION 2 LANDLORDS CONTENTS Index-linking Clause The sums insured in Section 2 may be adjusted each month in accordance with the following indices: The Consumer Durable section of the General Index of Retail Prices or its equivalent. No additional premium will be charged for each monthly increase but at each renewal the premium will be calculated on the revised sums insured which will shown on Your renewal Schedule. Basis of Claims Settlement In the event of loss or damage to Your Landlords Contents, We will replace the damaged Landlords Contents as new provided that the Sum Insured is at least equal to the cost of replacing all the Landlords Contents. At Our option, We may either pay the cost of replacing the lost or damaged item as new or pay the cost of repairing the item. In respect of any claim made under this Policy, Our liability will not: 1. exceed the proportion that the sum(s) insured bears to the full cost of replacement of Your Landlords Contents as stated in the Schedule. 2. exceed the Sum Insured for Your Landlords Contents as stated in the Schedule. It is Your responsibility to ensure that at all times the Landlords Content s Sum Insured reflects the total cost of replacement as new. We will not pay for the cost of replacing or repairing any undamaged item(s) of the Landlords Contents of Your Property which forms part of a pair, set, suite or part of a common design. We will not reduce the Sum Insured under this Section following a claim provided that You agree to carry out the Insurers recommendations to prevent further loss or damage. UinsureBTLUKGLIMV8APR2013 Page 12

13 SECTION 3 LANDLORDS LEGAL LIABILITY The cover provided by this Section is subject to the General Conditions, Exclusions and Claims Conditions of this Insurance What is insured The Limit of Indemnity is 2,000,000 unless stated otherwise on Your Schedule All sums for which You are legally liable to pay as compensation for accidental death or injury to any person or loss or damage to third party Property arising directly as a consequence of Your ownership of the Property, including defence costs and expenses incurred with Our prior consent. Legal liability which may attach to You by virtue of Section 3 of the Defective Premises Act 1972 or Article 5 of the Defective Premises (Northern Ireland) Order 1975 in connection with any Property which has been disposed of by You and which prior to such disposal, was occupied for private residential or private letting purposes by You. Accidents to Domestic Employees Your legal liability to pay compensation for accidental bodily injury to a Domestic Employee under a contract of service solely at a Property listed in the Schedule. We will pay up to 5,000,000, for any one event plus any costs and expenses We have agreed to in writing. What is not insured a) bodily injury or death to any person who is engaged in Your service, or is a member of Your family or household, b) arising directly or indirectly out of the transmission of any communicable disease, c) damage to Property under Your custody or control, d) arising out of any profession, occupation or business other than through private letting of the Property, e) arising out of the ownership, possession or operation of: any mechanically propelled vehicle other than a private garden vehicle operated within Your Property. any power-operated lift. any aircraft or watercraft. a caravan whilst being towed. any dogs designated as dangerous under the Dangerous Dogs Act f) arising out of ownership or use of any land or building not situated within the Buildings as specified in the Schedule, g) arising out of pollution or contamination, h) if You are entitled to indemnity under any other insurance, i) any cost or expense not agreed by Us in writing. a) Where You are entitled to indemnity under any other Insurance, b) For the cost of remedying any defect or alleged defect which, if not remedied, may cause an accident resulting in injury or damage as aforesaid. a) Bodily injury to any employee arising out of being carried in or on a vehicle or entering or getting on to or off a vehicle where any road traffic law says You must have insurance or security, b) Bodily injury arising from any infectious disease or condition. If You die, Your legal personal representatives will have the benefit of this section for Your liability for an event covered by this section. UinsureBTLUKGLIMV8APR2013 Page 13

14 SECTION 4: LANDLORDS LEGAL FEES IMPORTANT NOTICE REGARDING THE OPERATION OF THIS POLICY. FAILURE TO COMPLY WITH THESE TERMS COULD MEAN THAT WE DECLINE TO PAY YOUR CLAIM. All potential claims must initially be reported to Our appropriate Claims Helpline and Notification Services detailed below:- Legal Claims Notification & Advice Helpline Service Operates 24 hours a day, 365 days a year. This Helpline Service is only in respect of legal issues and cannot assist with any other insurance matter. Tax Advice Helpline Service Tax Claims Notification Helpline Service Operates between the hours of 09:00 17:00 Monday to Friday excluding Bank Holidays. This Helpline Service is only in respect of Tax claims and cannot assist with any other insurance matter. You must have obtained and be able to produce a satisfactory Tenant Reference as defined within the policy for cover to be operative. This is a policy where You must notify Us during the Period of Insurance and within 30 days of any circumstances which may give rise to any claim under this policy. If You can convince Us that there are sensible prospects of being successful in Your claim and that it is reasonable for Professional Fees to be paid We will:- - take over the claim on Your behalf - appoint a specialist of Our choice to act on Your behalf. We may limit the Professional Fees that We pay under the policy where:- 1. We consider it is unlikely a reasonable settlement of Your claim will be obtained; or 2. the potential settlement amount of Your claim is disproportionate compared with the time and expense incurred in pursuing or defending Your claim; or 3. there is insufficient prospects of obtaining recovery of any sums claimed. Where it may cost Us more to handle a claim than the amount in dispute We may at Our option pay to You the amount in dispute which will then constitute the end of the claim under this policy. If Legal Proceedings have been agreed by Us, You may at this stage decide to nominate and use Your own solicitor or indeed, You may wish to continue to use Our own specialists. If You decide to nominate Your own professional We must agree this in advance and You will be responsible for any Professional Fees in excess of those which Our own specialists would normally charge Us (Details are available upon request). At conclusion of Your claim if You are awarded any costs (not Your damages), these must be paid to Us. If Rent is overdue You must contact the Tenant within 7 days to establish the reason for the default. If the Rent is not paid within a further 7 days the Tenant must be contacted again. If the Tenant cannot be contacted, and it is lawful to do so You must serve notice of a requirement to undertake an inspection and visit the Property in accordance with Your obligations within the Tenancy Agreement. In the event that You make a claim under this policy which You subsequently discontinue due to Your own disinclination to proceed, any Professional Fees incurred to date will become Your own responsibility and will be required to be repaid to the insurer. Please note that if You engage the services of anyone prior to making contact with the Claims Helpline Service and incur any costs without our prior written approval these costs will not be covered by this insurance. If upon receipt of this policy you are unhappy with any of the requirements as stated above please advise Your insurance adviser immediately who subject to there being no claims on this policy will arrange a full refund of premium. UinsureBTLUKGLIMV8APR2013 Page 14

15 SECTION 4: IMPORTANT POLICY INFORMATION LANDLORDS LEGAL FEES All potential claims must initially be reported to the Claims Helpline Service. The Legal Claims Notification & Advice Helpline Service telephone number is Operates 24 hours a day 365 days a year. The Tax Helpline Service telephone number is The Tax Claims Notification Service Telephone number is Operates 09:00 17:00 Monday to Friday excluding Bank Holidays. Please note that the Claims Notification & Legal Helpline service is not empowered to give advice on the admissibility of any claim under this policy. If You wish to make a claim or You have a query relating to policy cover You should contact: Claims Department Legal Insurance Management Ltd 1 Hagley Court North The Waterfront Brierley Hill West Midlands DY5 1XF This is a 'Claims Made' policy. It only covers claims notified to Us during the Period of Insurance and within 30 days of any circumstance which may give rise to any claim. Failure to do so could lead Us to decline that claim. You must have obtained and be able to produce a satisfactory Tenant Reference on each Tenant prior to granting a Tenancy. Failure to do so could lead Us to decline that claim. UinsureBTLUKGLIMV8APR2013 Page 15

16 Definitions used in relation to SECTION 4: LANDLORDS PROFESSIONAL FEES The words or expressions detailed below have the following meaning wherever they appear in this policy. Agent The Agent appointed by the Coverholder to transact this insurance with You. Aspect Enquiry An enquiry where the Inspector of Taxes enquires into one or more aspects of the self-assessment tax return which may involve clarification of particular entries to detailed consideration of whether those entries have been treated correctly for tax purposes. It may involve a check on the records upon which the particular entries were based. Authorised Professional A solicitor, counsel, claims handler or mediator, accountant, firm of accountants or other appropriately qualified person appointed and approved by Us under the terms and conditions of this policy to represent Your or an Insured Person's interests. Claim Limit(s) The amount We will pay in respect of any one claim and the total amount payable within any one Period of Insurance as specified within the Schedule. Comprehensive Enquiry A Comprehensive Enquiry is an extensive examination which considers all aspects of the self-assessment tax return. It will involve a comprehensive review by the Inspector of Taxes of all books and records underlying the entries made on the return. Court A Court, tribunal or other competent authority. Deposit The sum paid by the Tenant to You or the Letting Agent under the terms of the Tenancy Agreement for the purpose of providing You with a reimbursement or partial reimbursement against losses arising from the Tenant's breach of any of the terms of the Tenancy Agreement. Event The initial event, act or omission which sets off a natural and continuous sequence of events that subsequently gives rise to a claim for Professional Fees and/or payment of a benefit under this policy. Excess The first amount of each and every claim as detailed on the Schedule or Insured Event. Guarantor The individual or organisation shown in the Tenancy Agreement that has received a written Tenant Reference and provided a financial guarantee of the Tenant's performance of their obligations under the Tenancy Agreement. In-Depth Investigations A fundamental review of the accounts and the underlying records as signalled by the issue of the relevant departmental notification or as otherwise stated in writing. Insured Person The Policyholder who rents the Property to the Tenant and is named in the Tenancy Agreement Insurer UK General Insurance Limited on behalf of the Insurer described within the Schedule. UK General Insurance Limited and the Insurer described within the Schedule are authorised and regulated by the Financial Conduct Authority (FCA). This can be checked on the FCA's register by visiting the FCA's website at UK General Insurance Limited registration number is Legal Proceedings When formal Legal Proceedings are issued against an opponent in a Court of Law. UinsureBTLUKGLIMV8APR2013 Page 16

17 Definitions used in relation to SECTION 4: LANDLORDS PROFESSIONAL FEES (continued) Letting Agent The organisation with whom You have entered into a formal written contract to let, manage and administer the Property on Your behalf. National Insurance Contribution (NIC) Dispute A challenge in writing by HM Revenue & Customs of the accuracy or completeness of returns submitted in accordance with Social Security regulations. Pay As You Earn (PAYE) Dispute A challenge in writing by HM Revenue & Customs of the accuracy or completeness of returns submitted in accordance with PAYE regulations. Period of Insurance The Period of Insurance shown in the Schedule. Policyholder, You, Your The person or company who has paid the premium and is named in the Schedule as the Policyholder. Professional Fees Legal and accountancy fees and costs including disbursements reasonably and properly incurred by the Authorised Professional, with Our prior written authority including costs incurred by another party for which You are made liable by Court Order, or may pay with Our consent in pursuit of a civil claim in the Territorial Limits arising from an Insured Event. Professional Fees will include VAT where it cannot be recovered. Property The Property or Properties' details of which are lodged with the Coverholder and which are occupied for residential purposes only. Rent The monthly amount payable by the Tenant to the Insured Person as set out in the Tenancy Agreement and shown in the Schedule. Rent Arrears Money owed to You by an accepted Tenant under a Tenancy Agreement (less the Deposit or the balance of the Deposit following sight of accounted receipts relating to dilapidations caused to the property by the Tenant(s)). Schedule The document which shows details of You and this insurance and is attached to and forms part of this policy. Standard Professional Fees The level of Professional Fees that would normally be incurred by Us in using a nominated Authorised Professional of Our choice. Tenancy Agreement 1. A Tenancy Agreement in writing made between You and the Tenant which is an assured Shorthold Tenancy Agreement within the meaning of the Housing Acts 1988 and 1996 or a Short Assured Tenancy or an Assured Tenancy as defined in the Housing (Scotland) Act 1988 or a Tenancy Agreement in which the Tenant is a limited company. In Northern Ireland the Agreement between You and the Tenant to let the Property must not be a Protected Tenancy or a Statutory Tenancy within the meaning of the Rent (NI) Order 1978 nor a Protected Shorthold Tenancy within the meaning of Housing (NI) Order 1983 or a Tenancy Agreement in which the Tenant is a limited company or a Tenancy Agreement or Lease of a commercial premises or 2. Any other residential tenancy. Tenant(s) The individual('s) or company entitled to the tenancy of the Property. UinsureBTLUKGLIMV8APR2013 Page 17

18 Definitions used in relation to SECTION 4: LANDLORDS PROFESSIONAL FEES (continued) Tenant Reference 1. A credit check against the Tenant and any Guarantor obtained from a licenced credit referencing company showing: a) no County Court Judgments in the past three years; b) no outstanding County Court Judgments in the past three years; c) the Tenant's or Guarantor's financial ability to meet the Rent commitment d) that it is reasonable in the circumstances following receipt of the outcome of the credit check to grant a Tenancy Agreement to the Tenant. 2. Copies of two forms of identification, one of which must contain a photograph where the Tenant is an individual. Territorial Limits The United Kingdom (meaning England, Scotland, Northern Ireland, Wales), Channel Islands and Isle of Man. Time of Occurrence Civil Cases - when the Event occurred or commenced whichever is the earlier. Criminal Cases - when You or an Insured Person commenced or is alleged to have commenced to violate the criminal law in question. Value Added Tax (VAT) Dispute A challenge in writing by HM Revenue & Customs of the accuracy or completeness of returns submitted. We, Us, Our The Insurer and/or Legal Insurance Management Limited, Millennium Insurance. Legal Insurance Management Limited is authorised and regulated by the Financial Conduct Authority (FCA) under registration number This can be checked on the FCA's register by visiting the FCA's website at UinsureBTLUKGLIMV8APR2013 Page 18

19 SECTION 4: LANDLORDS PROFESSIONAL FEES This Section is only applicable if this cover is shown as being included on Your Schedule. What is insured We will reimburse You, and where requested by You, any other Insured Person up to the Claims Limit(s) subject to the terms, conditions and exclusions of this Policy, against Professional Fees arising from an Insured Event within the Territorial Limits where You notify Us What is not insured The Excess as shown in Your schedule Any amount in dispute lower than the security Deposit or 250, whichever is the greater. Any private residence that is not under a Tenancy Agreement during the Period of Insurance and within 30 days of the Time of Occurrence of the Event. Section 4A - Breach of Tenancy Agreement Insured Events What is insured A breach by the Tenant of any of his obligations under the Tenancy Agreement. What is not insured Excluding any claim where the tenant has behaved anti-socially. Section 4B - Pursuit of Rent Arrears What is insured? The pursuit of Rent Arrears which commenced during the Period of Insurance. What is not insured Professional Fees incurred in connection with:- a) interest on Rent or service charges payable by the Tenant, b) any Rent payable after You have recovered full and vacant possession. Section 4C - Eviction What is Insured? The eviction of anyone in the Property without Your permission. What is not insured Section 4D - Legal Defence What is Covered? The defence of civil or criminal proceedings in respect of any act or omission or alleged act or omission by You arising out of Your ownership or management of the Property. What is Excluded? UinsureBTLUKGLIMV8APR2013 Page 19

20 SECTION 4: LANDLORDS PROFESSIONAL FEES Section 4E Tax, VAT, PAYE and NIC Investigations What is Insured? The cover is limited to Professional Fees incurred by You in respect of :- 1. a Comprehensive Enquiry. 2. an In-Depth Investigation arising out of Your tax affairs. 3. a VAT Dispute. 4. a PAYE Dispute. 5. a NIC Dispute. As a result of an enquiry from HM Revenue & Customs following the issue of a notice under Section 9A or Section 12C of the Taxes Management Act 1970 or Schedule 18, paragraph 24 of the Finance Act 1998, as amended by the relevant section of the Finance Act What is not insured Excluding any claims in respect of or arising out of:- 1. Aspect Enquiries less than 100, 2. Professional Fees in any claim involving criminal proceedings, alleged fraudulent evasion of tax, misstatement with the intent to deceive, tax avoidance schemes and any case dealt with by a Special Compliance Office, Boards Investigations Office or any other special office of HM Revenue & Customs, 3. claims which originate from any enquiry, investigation or dispute which existed before the Period of Insurance including any dispute or enquiry where the accounts submitted are being investigated solely because earlier books, records or returns have been investigated or are already under query, 4. disputes where sensible prospects of success do not exist, 5. the costs of making good any deficiencies in books, records, accounts or returns including the costs of repairing a return, 6. costs of appeals which We have not approved. 7. any claim which occurs during the first 60 days of the first Period of Insurance, 8. fees and Disbursements payable to an accountant, firm of accountants or person not approved by Us, 9. technical or routine treatment of matters not connected with or arising out of an expression of dissatisfaction of Your affairs, 10. pre notification costs, 11. any dispute or enquiry where dishonesty, fraud or fraudulent intent is alleged, 12. normal reconciliation of the annual accounts and VAT returns, 13. any enquiry undertaken under the relevant section of the Finance Act relating to VAT evasion. UinsureBTLUKGLIMV8APR2013 Page 20

21 SECTION 5: RENT GUARANTEE This Section is only applicable if this cover is shown as being included on Your Schedule. What is insured? The Insured Person is covered for Rent Arrears owed by the Tenant under the Tenancy Agreement during the Period of Insurance and up to the Claims Limits, where an Insured Event under Section 4 Professional Fees occurs and the Insured Person is, where appropriate, pursuing Legal Proceedings under this Policy. What is not insured Cover is subject to:- 1. a full month s Rent being in arrears after deduction of the Excess. 2. the Rent Arrears guarantee only being payable during the period of the Tenancy Agreement or until vacant possession has been gained, whichever occurs sooner 3. the claim being made during the Period of Insurance. 4. Rent Arrears guarantee being paid at the rate of 1/30 th of the Rent for each continuous day in arrears. UinsureBTLUKGLIMV8APR2013 Page 21

22 Exclusions applying to SECTION 4: LANDLORDS LEGAL PROFESSIONAL FEES and SECTION 5: RENT GUARANTEE This insurance does not cover:- 1. Professional Fees incurred:- a) in respect of any Event where the Time of Occurrence commenced prior to the commencement of the insurance. b) where the Insured Person should reasonably have realised when purchasing this insurance that a claim under this insurance might occur. c) before Our written acceptance of a claim. d) before Our approval or beyond those for which We have given Our approval. e) where You fail to give proper instructions in due time to Us or to the Authorised Professional. f) where You are responsible for anything which in Our reasonable opinion prejudices Your case. g) if You withdraw instructions from the Authorised Professional, fail to respond to the Authorised Professional, withdraw from the Legal Proceedings or the Authorised Professional refuses to continue to act for You. h) where You decide that You no longer wish to pursue Your claim as a result of disinclination. All costs incurred up until this stage will become Your Responsibility. i) in respect of the amount in excess of Our Standard Professional Fees where You have elected to use an Authorised Professional of Your own choice. 2. The pursuit continued pursuit or defence of any claim if We consider it is unlikely a reasonable settlement will be obtained or where the likely settlement amount is disproportionate compared with the time and expense incurred. 3. Claims which are conducted by You in a manner different from the advice or proper instructions of Us or the Authorised Professional. 4. Appeals unless You notify Us in writing of Your wish to appeal at least six working days before the deadline for giving notice of appeal expires and We consider the appeal to have reasonable chance of success. 5. Damages, fines or other penalties You are ordered to pay by a Court, tribunal or arbitrator. 6. Claims arising from an Event arising from Your deliberate act, omission or misrepresentation. 7. Claims arising from:- a) Ionising, radiations or contamination by radioactivity from irradiated nuclear fuel or from any nuclear waste from the combustion of nuclear fuel. b) Any radioactive, toxic, explosive or other hazardous properties of any nuclear assembly or component thereof. c) War, terrorism or any like or any associated risk. d) Seepage, pollution or contamination of any kind. e) Pressure waves caused by aircraft or other aerial devices. 8. Any dispute relating to written or verbal remarks which damage Your reputation. 9. Any Professional Fees relating to Your alleged dishonesty or deliberate and wilful criminal acts or omissions. 10. Professional Fees arising directly or indirectly from computer software except operating systems and packaged software that have not been tailored by the supplier to Your own requirements. 11. Legal Proceedings outside the Territorial Limits and proceedings in constitutional international or supranational courts or tribunals including the European Court of Justice and the Commission and Court of Human Rights. 12. A dispute which relates to any compensation or amount payable under a contract of insurance. 13. A dispute with Us not dealt with under the Arbitration Condition. 14. An application for judicial review. 15. Any Professional Fees incurred in defending or pursuing new areas of law or test cases. 16. Any matter in respect of which an Insured Person is entitled to Legal Aid where Our liability shall be limited to the sum equal to any assessed income based contribution payable by the Insured Person towards Professional Fees incurred under the Crown Court Means Testing scheme where this applies. 17. Any Professional Fees, expenses or Rent Arrears that could have been recovered under any other insurance except beyond the amount which would be payable under such insurance had this policy not been effected. UinsureBTLUKGLIMV8APR2013 Page 22

23 18. An Event which You notify to Us more than 30 days after it occurred or ought to reasonably have come to Your knowledge. 19. Dilapidation claims which fall to be determined by way of the Small Claims Procedure in the County Court with respect to property situated in England, Wales, or Northern Ireland or in Scotland the Small Claims Procedure in the Sheriff Court or damage or loss of fixtures, furniture or equipment not referred to in an existing inventory signed by the Tenant prior to or at the commencement of the Tenancy Agreement. 20. Where the amount in dispute is less than 250 including VAT. 21. An Event arising out of a Tenancy Agreement which does not fall within the definition of Tenancy Agreement in this policy. 22. The Tenants compensation payable by You following an Order of the Court or the terms of any settlement approved in writing by Us. 23. The Tenancy Agreement having been granted without first obtaining the requisite consent or licence. 24. Payment or non-payment of service charges. 25. Subsidence, mining, actual or proposed works by public or local authority. 26. An Event which occurs within the first 90 days of the Period of Insurance where the Tenancy Agreement commenced before the Tenant Reference unless the Insured Person had continuous legal expenses and rent guarantee insurance with another insurer in respect of the same Tenancy Agreement and the same Tenant and there had been no claims reported under that insurance. 27. Claims where the Tenancy Agreement commenced more than 31 days after the date of the Tenant Reference. 28. Claims which You fail to provide evidence relating to a Tenant Reference. 29. Disputes between the Insured Person and their mortgage lender. 30. Disputes where the Tenant is not aged 18 years or over. 31. Claims if the Insured Person or their Letting Agent has allowed the Tenant into possession of the Insured Property prior to:- a) The Tenancy Agreement having been signed by all parties. b) A Tenant Reference having been obtained. c) All necessary statutory pre-grant notices to the Tenant having been issued. d) The first month s Rent and the Deposit having been received in cash or cleared funds. e) The dilapidations Inventory having been signed by the Tenant. 32. Any claim where the Insured Person or their Letting Agent gave any false or misleading information when they applied for the Tenant Reference or for this insurance cover or where the Tenant received a Tenant Reference subject to a Guarantor and the Guarantor was not correctly assigned to the Tenancy Agreement. 33. Any Professional Fees incurred arising out of rent registration or reviews, purchasing the freehold of the Property, Rent tribunals, land tribunals or rate tribunals unless defending action brought against You by the Tenant. 34. Rent Arrears Guarantee claims unless the Insured Person and their Letting Agent act promptly to gain vacant possession of the Insured Property and recover Rent Arrears. 35. Rent Arrears Guarantee claims where the Property is not occupied for residential only purposes. UinsureBTLUKGLIMV8APR2013 Page 23

24 Conditions applying to SECTION 4: LANDLORDS PROFESSIONAL FEES and SECTION 5: RENT GUARANTEE Alteration of Risk You must notify Your Agent as soon as possible if there are changes that my affect insurance, for example:- The Property is no longer let to a Tenant for residential purposes only. You change the address of the Property. You sell a Property covered by this policy. You purchase an additional Property that You wish to be covered by this policy. The Guarantor who has provided a financial guarantee within the Tenancy Agreement has changed. We will then reassess Your cover and premium. If You do not notify Us about any of these changes We may:- 1. have charged You the incorrect premium and or applied an incorrect cover; 2. decline Your claim; or 3. declare this policy void. Observance Our liability to make any payment under this policy will be conditional on You complying with the terms and conditions of this insurance. Claims You must tell Us in writing within 30 days about any matter, which could result in a claim being made under this policy, and must obtain in writing Our consent to incur Professional Fees. We will give such consent if You can satisfy Us that there are sufficient prospects of success in pursuing or defending Your claim and that it is reasonable for Professional Fees to be paid and You have paid the Excess. We may require (at Our discretion) You at Your expense to obtain the opinion of an expert or counsel on the merits of a claim or continued merits of a claim or Legal Proceedings. If We subsequently agree to accept or continue with the claim, the costs of such opinion will be covered. If after receiving a claim or during the course of a claim We decide that:- 1. Your prospects of success are insufficient; 2. It would be better for You to take a different course of action; 3. We cannot agree to the claim. We will write to You giving Our reasons and We will not then be bound to pay any further Professional Fees for this claim. We may limit any Professional Fees that We will pay under the policy in the pursuit continued pursuit or defence of any claim:- 1. If We consider it is unlikely a reasonable settlement will be obtained or 2. where the likely settlement amount is disproportionate to the time and expense necessary to achieve a settlement; or 3. where there are insufficient prospects of obtaining recovery of any sums claimed. Alternatively where it may cost Us more to handle a claim than the amount in dispute We may at Our option pay to You the amount in dispute which shall be deemed to represent full and final settlement under this policy. In the event that You make a claim under this policy which You subsequently discontinue due to Your own disinclination to proceed, any legal costs incurred to date will become Your own responsibility and will be required to be repaid to the Insurer. UK General Insurance Ltd is an Insurers agent and in the matters of a claim act on behalf of the Insurer. Representation We will take over and conduct in Your name the prosecution, pursuit, defence or settlement of any claim. The Authorised Professional nominated and appointed by Us will act on Your behalf and You must accept Our nomination. UinsureBTLUKGLIMV8APR2013 Page 24

25 If Legal Proceedings have been agreed by Us, You may nominate Your own Authorised Professional whose name and address You must submit to Us. In selecting Your Authorised Professional You shall have regard to the common law duty to minimise the cost for Your claim. Any dispute arising from this shall be referred to Arbitration in accordance with the Policy Conditions. Where You have elected to use Your own nominated Authorised Professional You will be responsible for any Professional Fees in excess of Our Standard Professional Fees. Conduct of Claim 1. You shall at all times co-operate with Us and give to Us and the Authorised Professional evidence, documents and information of all material developments and shall attend upon the Authorised Professional when so requested at Your own expense. 2. We shall have direct access at all times to and shall be entitled to obtain from the Authorised Professional any information, form, report, copy of documents, advice computation, account or correspondence relating to the matter whether or not privileged, and You shall give any instructions to the Authorised Professional which may be required for this purpose. You or Your Authorised Professional shall notify Us immediately in writing of any offer or payment into Court made with a view to settlement and You must secure Our written agreement before accepting or declining any such offer. 3. We will not be bound by any promise or undertaking given by You to the Authorised Professional or by either of You to any court, witness, expert or agent or other person without Our agreement. References You must obtain a satisfactory Tenant Reference in writing in respect of the Tenant(s) and/or Guarantor from a licensed credit referencing company prior to granting a Tenancy. Rent Arrears 1. If the Tenant is claiming Housing Benefit, We will not pay Rent until the outcome of the Housing Benefit claim is known. If the Tenant s Housing Benefit claim is rejected, We will pay Rent backdated to the date that You could first claim. There is no cover for any shortfall between the amount paid to the Tenant as Housing Benefit and the Rent. 2. If the Deposit is more than the Excess, We will pay Rent Arrears after deduction of the balance of the Deposit. If the balance of the Deposit is subsequently required to meet the cost of dilapidations this will be paid to You. 3. If Rent is overdue You must contact the Tenant within 7 days to establish the reason for the default. 4. If the Rent is not paid within a further 7 days the Tenant must be contacted again. If the Tenant cannot be contacted, and it is lawful to do so, You must serve notice of a requirement to undertake an inspection and visit the Property in accordance with Your obligations within the Tenancy Agreement. You should contact the Claims Helpline Service if You are unsure that such an inspection is lawful. Arbitration Any dispute between You and Us, which is not solved by the policy, will be governed by the laws of England and Wales and shall be referred to a single arbitrator who shall either be a solicitor or barrister on whom we both agree. If we cannot agree, one will be nominated by the Law Society. Where appropriate the dispute will be resolved on the basis of written submissions. The costs of resolving the dispute will be met in full by the party against whom the decision is made. If the decision is not clearly made against either party, the arbitrator shall have the power to apportion costs. Fraud We have the right to refuse to pay a claim or to void this insurance in its entirety if You make a claim which is in any respect false or fraudulent or You gave false or misleading information when applying for either this insurance of the Tenant Reference. Data Protection Act 1998 The data supplied by You will only be used for the purposes of processing Your policy of insurance, including underwriting, administration and handling any claim which may arise. The data supplied will not be passed to any other parties other than those which We have mentioned herein. UinsureBTLUKGLIMV8APR2013 Page 25

26 It is important that the data You have supplied is kept up to date. You should therefore notify Us promptly of any changes. You are entitled upon the payment of an administration fee to inspect the personal data which We are holding about You. If You wish to make such an inspection, You should contact Legal Insurance Management Ltd, 1 Hagley Court North, The Waterfront, Brierley Hill, West Midlands DY5 1XF. We may respond to enquiries by the Police concerning Your policy in the normal course of their investigations. Where it is necessary to administer Your policy effectively or to protect Your interests or for fraud prevention and detection purposes, We may disclose data You have supplied to other third parties such as solicitors, other insurers, law enforcement agencies, etc. Contracts (Rights of Third Parties) Act 1999 Unless expressly stated nothing in this insurance contract will create rights pursuant to the Contracts (Rights of Third Parties) Act 1999 in favour of anyone other than the parties to the insurance contract. Recovery of Costs You should take all reasonable steps to recover costs charges, fees or expenses. If another person is ordered, or agrees, to pay You all or any costs charges, fees, expenses or compensation You will do everything possible (subject to Our directions) to recover the money and hold it on Our behalf. If payment is made by instalments these will be paid to Us until We have recovered the total amount that the other person was ordered, or agreed to pay by way of costs, charges or fees. Notices Any letter or notice concerning this insurance will be properly issued if it is sent to the last known address of the person intended to receive it. Reasonable Care You must not breach any of the conditions of the Tenancy Agreement(s) or Legal Charge affecting the Property. You must take all reasonable steps to prevent incidents that may give rise to a claim and to minimise the amount payable by Us. This includes ensuring that following receipt of the Tenant Reference, it is reasonable to grant a Tenancy Agreement to the Tenant. You must act promptly to gain vacant possession of the Property and recover Rent Arrears. Cancellation We hope You are happy with the cover this policy provides. However, if after reading this policy, this insurance does not meet with Your requirements, please return it to Your Agent within fourteen (14) days of issue and We will refund Your premium provided you have not submitted a claim. The Insurer shall not be bound to accept renewal of any insurance and may at any time cancel any insurance document by sending fourteen (14) days notice to the Policyholder at their last known address. Provided the premium has been paid in full the Policyholder shall be entitled to a proportionate rebate of premium in respect of the unexpired period showing on the insurance. A charge may be imposed based upon the usage of any Helpline Service during this period. Acts of Parliament Any reference to Act of Parliament within this policy shall include an amending or replacing Act and shall also include where applicable equivalent legislation in Scotland, Northern Ireland, the Channel Islands, the Isle of Man and under European Law where applied in the United Kingdom. Deposit You will inform Us in writing of the allocation of the Deposit and no deductions may be made from the Deposit without Our prior approval. The balance of the Deposit after such approved deductions will be applied to reduce Rent Arrears which You may be entitled to claim from Us under the terms of this policy. Such monies may not be utilised to discharge Your liabilities in respect of the Excess under this policy. Claims & Helpline Service The Legal Helpline Service provides advice on any legal problem affecting the Policyholder. All potential claims must be reported initially to the Claims Helpline for advice and support. Legal Claims Notification & Advice Helpline Number: Tax Helpline Service: Tax Claims Notification Service: UinsureBTLUKGLIMV8APR2013 Page 26

27 We will not accept responsibility if the Helpline services fail for reasons beyond Our control. Law This policy shall be governed by and construed in accordance with the Law of England and Wales unless the Policyholder s habitual residence (in the case of an individual) or central administration and/or place of establishment is located in Scotland in which case the law of Scotland shall apply. In the event of the place of establishment being situated in the Channel Islands the relevant law governing the Channel Islands shall apply. Complaints Procedure In the event of a complaint arising under this insurance, You should in the first instance write to: - The Managing Director Legal Insurance Management Ltd 1 Hagley Court North The Waterfront Brierley Hill West Midlands DY5 1XF. Please ensure Your policy number is quoted in all correspondence to assist a quick and efficient response. If it is not possible to reach an agreement, You have the right to make an appeal to the Financial Ombudsman Service. This also applies if You are insured in a business capacity and have an annual turnover of less than 2 million and fewer than ten staff. You may contact the Financial Ombudsman Service at:- Financial Ombudsman Service South Quay Plaza 183 Marsh Wall London E14 9SR Tel: The above complaints procedure is in addition to Your statutory rights as a consumer. For further information about Your statutory rights contact Your local Authority Trading Standards Service or Citizens Advice Bureau. Compensation Scheme The Insurer detailed within the Schedule is covered by the Financial Services Compensation Scheme (FSCS). You may be entitled to compensation from the scheme, if it cannot meet its obligations. This depends on the type of business and the circumstances of the claim. Most insurance contracts are covered for 90% of the claim with no upper limit. You can get more information about compensation scheme arrangements from the FSCS or visit UinsureBTLUKGLIMV8APR2013 Page 27

28 SECTION 6: LET HOME EMERGENCY (Optional cover) This Section is only applicable if this cover is shown as being included on Your Schedule and the appropriate additional premium has been paid. Definitions used in this Section 6. The words or expressions detailed below have the following meaning wherever they appear in this policy. Agent The Agent appointed by the Coverholder to transact this insurance with You. Claim Limits The amount We will pay in respect of any one claim and during any one Period of Insurance as specified within the Schedule. For Emergency Work the cost shall be limited to the call-out charges, the number of hour s labour (if applicable) as shown in the Schedule and parts and materials, subject to the maximum amount payable as shown in the Schedule. Contractor A qualified person approved and instructed by the Helpline to undertake Emergency Work. (This may include a Local Authority in the case of Pest Infestation) Emergency A sudden and unforeseen situation which if not dealt with quickly would:- i) render the Property unsafe or insecure; or ii) damage or cause further damage to the Property; or iii) cause unreasonable discomfort, risk or difficulties for or to You. Emergency Work Efforts made by the Contractor to resolve an Emergency by completing a Temporary Repair (or a Permanent Repair where this can be done at a similar cost) in respect of the occurrences covered by this insurance subject to the policy Claim Limits. In relation to Pests, this shall mean the removal or control thereof. Helpline The Helpline operated by UK Assistance 247 Ltd. Insured Person, You, Your The person or company who has paid the premium and is named in the Schedule as the Insured Person. Insurers UK General Insurance Limited on behalf of the Insurer described within the Schedule. UK General Insurance Limited and the Insurer described within the Schedule are authorised and regulated by the Financial Conduct Authority (FCA). This can be checked on the FCA's register by visiting the FCA's website at UK General Insurance Limited registration number is Period of Insurance The Period of Insurance shown in the Schedule. Permanent Repair Repairs or work required to permanently resolve the reason for the Emergency occurring. UinsureBTLUKGLIMV8APR2013 Page 28

29 Primary Heating System The principal central heating and hot water systems including but not limited to boiler or warm air unit, programmer, room thermostat, pumps, hot water cylinder and radiators but excluding any form of solar heating system and non-domestic central heating boiler or source. Property The private residence having no more than 10 rooms, owned by You but let to tenants. Schedule The document which shows details of You and this insurance and is attached to and forms part of this policy. Service All attempts made by Us and the Contractor to rectify, repair, limit or prevent damage in respect of the items covered by this policy following an Emergency. Temporary Repair A repair which will resolve an Emergency but will need to be replaced by a Permanent Repair. Territorial Limits The United Kingdom (meaning England, Scotland, Northern Ireland, Wales), Channel Islands and Isle of Man. We, Us, Our The Insurer and/or Legal Insurance Management Limited, the Coverholder or the Authorised Professional. Legal Insurance Management Limited is authorised and regulated by the Financial Conduct Authority (FCA) under registration number This can be checked on the FCA's register by visiting the FCA's website at UinsureBTLUKGLIMV8APR2013 Page 29

30 SECTION 6: LET HOME EMERGENCY All potential claims must initially be reported to Our Claims Helpline Service, which operates 24 hours a day, 365 days a year. The Emergency Helpline Telephone Number is shown on Your Policy Schedule Cover You have paid the premium and supplied us a proposal and dedication or other information which shall be the basis of this contract and be incorporated in this policy. We will pay Your claim up to the Claim Limits subject to the terms, conditions and exclusions of this policy against an Insured Event within the Territorial Limits where You notify Us during the Period of Insurance Insured Events Emergency Work where one or more of the following has occurred in the Property:- (Part 1) Plumbing and Drainage WHAT IS INSURED? 1) Damage to or failure of the plumbing and drainage system where internal flooding or water damage is a likely consequence. 2) Blocked toilet. 3) Blocked external drains within the boundaries of the Property where this can be resolved by jetting. WHAT IS NOT INSURED? 1) The replacement of water tanks, cylinders, and central heating radiators; external WC s; external pipes, taps and overflows not causing internal water damage, 2) Blocked toilets where this has been caused as a consequence of wilful misuse, 3) All public sewers, drains and pipe work which are maintained by local utilities or service undertakings, 4) Descaling and any work arising from hard water scale deposits, 5) Dripping taps or systems where water is safely escaping down a drain or the failure of waste disposal units, 6) External overflows unless internal damage is a likely consequence or the leakage of water from swimming pools, 7) The repair of domestic appliances that are leaking water, other than from external fixed pipe work, 8) Leaking waste pipes. (Part 2) Internal Electricity, Gas, and Water Supplies WHAT IS INSURED? 1) Electricity failure of at least one complete circuit. 2) Gas leak. 3) Water supply system failure. WHAT IS NOT INSURED? 1) Repair work to or the cost of replacing lead pipework, 2) The interruption or disconnection of public services to the Property however caused, or the failure, breakdown or interruption of the mains electricity or water or gas supply system, 3) External lighting including security, garages and outbuildings and the replacement or adjustment of any light bulbs, 4) Electricity supply to burglar/fire alarm systems, CCTV surveillance, or to swimming pools and the plumbing and filtration system for swimming pools, 5) Descaling and any work arising from hard water scale deposits. (Part 3) Security WHAT IS INSURED? 1) External lock failure or damage. 2) External door failure or damage. 3) External window failure or damage. WHAT IS NOT INSURED? 1) Internal locks, doors, glass, external garages or outbuildings, 2) Any damage caused by the Contractor in gaining access to the Property. 3) Window locks, 4) Doors subject to swelling. UinsureBTLUKGLIMV8APR2013 Page 30

31 Section 6: LET HOME EMERGENCY (Part 4) Lost Key What is Covered? Loss of the only available key to the Property which cannot be replaced and normal access cannot be obtained. What is Excluded? 1) The loss of keys to internal doors, garages and outbuildings, 2) Any damage caused by the Contractor in gaining access to the Property. (Part 5) Primary Heating System What is Covered? The Primary Heating System has failed or broken down completely. What is Excluded? 1) Boilers that are over 15 years old or over 238,000 btu net input (70 Kilowatt), 2) Lighting of boilers or the correct operation or routine adjustment of time or temperature controls, 3) Any form of solar heating systems, 4) Power flushing or descaling, 5) The replacement of water tanks, cylinders, and central heating radiators. Exclusions to Section 6 We shall not be liable for costs arising from or in connection with:- 1. circumstances known to You prior to the commencement date of this insurance. 2. any system, equipment including boilers or facility which has not been properly installed, maintained, serviced or repaired in the last 12 months or, where longer, in accordance with the manufacturer s instructions, or it has been incorrectly used or modified, or which is faulty or inadequate as a result of any inherent or recurring manufacture or design defect. 3. replacement or adjustment to any decorative or cosmetic part of any equipment. 4. garages, out-buildings, cesspits, septic tanks or fuel tanks. 5. wilful act or omission or lack of maintenance or regular servicing or neglect by You. 6. claims relating to Properties left unoccupied for 30 consecutive days or more. 7. materials or labour charges covered by manufacturers, suppliers or installers guarantee or warranty. 8. any other costs or damage that are indirectly caused by the event that led to Your claim, unless specifically stated in this policy. 9. claims arising within the 14 day cooling off period from the date of inception. 10. any consequences of riot, strike, lock-out, civil commotion, labour disturbances, war, terrorism, invasion, act of foreign enemy, hostilities (whether war be declared or not), civil war, rebellion, revolution, insurrection or military or usurped power. 11. (a) loss or damage to any property, or any resulting loss or expense or any consequential loss. (b) any legal liability directly or indirectly caused by, or contributed to, by, or arising from:- i) ionising radiations or contamination by radioactivity from any nuclear fuel or from any nuclear waste from the combustion of nuclear fuel. ii) the radioactive, toxic, explosive or other hazardous properties of any nuclear assembly or nuclear component of such assembly. 12. claims directly or indirectly occasioned by, happening through or in consequence of pollution or contamination of any kind whatsoever. 13. any Permanent Repair costs which exceed those that would be incurred in carrying out a Temporary Repair. 14. any letting room where the water supply to that room is not capable of being separately isolated from the remainder of the Property. UinsureBTLUKGLIMV8APR2013 Page 31

32 SECTION 6: HOME EMERGENCY Conditions to Section 6 Alteration of Risk You must notify Your Agent as soon as possible if there are changes that my affect insurance, for example:- The Property is no longer let to a Tenant for residential purposes only. You change the address of the Property. You sell a Property covered by this policy. You purchase an additional Property that You wish to be covered by this policy. We will then reassess Your cover and premium. If You do not notify Us about any of these changes We may:- 1. have charged You the incorrect premium and or applied an incorrect cover; 2. decline Your claim; or 3. declare this policy void. Observance Our liability to make any payment under this policy will be conditional on You complying with the terms and conditions of this insurance. Recovery of Costs We may take proceedings at Our own expense in Your name to recover any sums paid under this insurance. Fraud We have the right to refuse to pay a claim or to void this insurance in its entirety if You make a claim which is in any respect false or fraudulent. Data Protection Act 1998 The data supplied by You will only be used for the purposes of processing Your policy of insurance, including underwriting, administration and handling any claim which may arise. The data supplied will not be passed to any other parties other than those which We have mentioned herein. It is important that the data You have supplied is kept up to date. You should therefore notify Us promptly of any changes. You are entitled upon the payment of an administration fee to inspect the personal data which We are holding about You. If You wish to make such an inspection, You should contact Legal Insurance Management Ltd, 1 Hagley Court North, The Waterfront, Brierley Hill, West Midlands DY5 1XF. We may respond to enquiries by the Police concerning Your policy in the normal course of their investigations. Where it is necessary to administer Your policy effectively, to protect Your interests, or for fraud prevention and detection purposes, We may disclose data You have supplied to other third parties such as solicitors, other insurers, law enforcement agencies, etc. Contracts (Rights of Third Parties) Act 1999 Unless expressly stated nothing in this insurance contract will create rights pursuant to the Contracts (Rights of Third Parties) Act 1999 in favour of anyone other than the parties to the insurance contract. Notices Any letter or notice concerning this insurance will be properly issued if it is sent to the last known address of the person intended to receive it. Reasonable Care You must take reasonable care and maintain the Property and its equipment in good order and take all reasonable precautions to prevent loss or damage. Where a Temporary Repair has been carried out, the onus will be upon you to carry out repairs or work to permanently resolve the reason for the Emergency occurring. Should you fail to carry out the Permanent Repair a Contractor will not be appointed to undertake any further Emergency Work. UinsureBTLUKGLIMV8APR2013 Page 32

33 Cancellation We hope You are happy with the cover this policy provides. However, if after reading this policy, this insurance does not meet with Your requirements, please return it to Your Agent within fourteen (14) days of issue and We will refund Your premium provided You have not submitted a claim. The Insurer shall not be bound to accept renewal of any insurance and may at any time cancel any insurance document by sending 14 days notice to the Policyholder at their last known address. In such circumstances We will return the unexpired portion of the premium for the period of cover. You may cancel the cover at any time but will not be entitled to the return of any of the premium other than within the first 14 days following issue of the policy. We reserve the right to cancel Your policy based on evidence of Service abuse. Claims & Helpline Service All potential claims must be reported initially to the Claims Helpline for advice and support. Emergency Claims Notification & Advice Helpline Number: We will not accept responsibility if the Helpline services fail for reasons beyond Our control. Law This policy shall be governed by and construed in accordance with the Law of England and Wales unless the Insured Person s habitual residence (in the case of an individual) or central administration and/or place of establishment is located in Scotland in which case the law of Scotland shall apply. Complaints Procedure In the event of a complaint arising under this insurance, You should in the first instance write to: - The Managing Director Legal Insurance Management Ltd 1 Hagley Court North The Waterfront Brierley Hill West Midlands DY5 1XF Please ensure Your policy number is quoted in all correspondence to assist a quick and efficient response. If it is not possible to reach an agreement, You have the right to make an appeal to the Financial Ombudsman Service. This also applies if You are insured in a business capacity and have an annual turnover of less than 2 million and fewer than ten staff. You may contact the Financial Ombudsman Service at:- Financial Ombudsman Service South Quay Plaza 183 Marsh Wall London E14 9SR Tel: The above complaints procedure is in addition to Your statutory rights as a consumer. For further information about Your statutory rights contact Your local Authority Trading Standards Service or Citizens Advice Bureau. Compensation Scheme The Insurer detailed within the Schedule is covered by the Financial Services Compensation Scheme (FSCS). You may be entitled to compensation from the scheme, if it cannot meet its obligations. This depends on the type of business and the circumstances of the claim. Most insurance contracts are covered for 90% of the claim with no upper limit. You can get more information about compensation scheme arrangements from the FSCS or visit UinsureBTLUKGLIMV8APR2013 Page 33

34 Important Policy Information The Claims Notification Service telephone number is Operates 24 hours a day 365 days a year. If You have a query relating To policy cover You should contact Your insurance advisor or: Claims Department Legal Insurance Management Ltd 1 Hagley Court North The Waterfront Brierley Hill West Midlands DY5 1XF IMPORTANT NOTICE REGARDING THE OPERATION OF THIS POLICY All potential claims must be reported to Our Claims Helpline Claims Notification Helpline This Claims Helpline is only in respect of Property Emergency Assistance and cannot assist with any other insurance matter. It does not take the place of Your Material Damage Insurance. If the situation is not an Emergency likely to cause insecurity, unreasonable discomfort, risk or difficulties, You should telephone Your Buildings Insurer direct for claims assistance and advice. HOW TO ARRANGE ASSISTANCE AND MAKE AN EMERGENCY CLAIM 1. Before requesting assistance and making a claim that the circumstances are covered by this insurance. 2. Telephone the Helpline quoting with whom the insurance was arranged and provide details of the problem. 3. To ensure an accurate record Your telephone conversation may be tape recorded. 4. All requests for assistance must be made to the Helpline and not to the Contractors direct otherwise the Work will not be covered. 5. The Helpline will obtain a suitable Contractor provided that the Emergency Work is not precluded by adverse weather conditions, industrial disputes (official or otherwise), failure of the public transport system, including the road and railway network and repairs thereto, and any other circumstances preventing access to the Property or otherwise making the provision of the Emergency Work impossible. 6. The Helpline and the Contractor will have reasonable discretion as to when and how the Emergency Work is undertaken. 7. Major emergencies which could result in serious damage or damage to life or limb should be immediately advised to the supply company and/or the public emergency services. Gas leaks must be immediately notified to the local gas company. 8. The Contractor will charge the cost of all Emergency Work covered by the insurance directly to Us. 9. You will be asked to pay the cost of:- a) call-out charges if there is no one at the Property when the Contractor arrives or where no cover is operative under this policy. b) all charges in excess of the Claim Limits. c) any additional costs incurred at Your request in fitting replacement parts or components of a superior specification to the original. 10. There may be times when replacement parts are unavailable, delayed or are no longer available because of circumstances beyond Our control. In the event of this occurring We will ensure that Your Property is safe and if required the Contractor will provide You with a quotation for a suitable repair. 11. Where it is not possible to validate your claim at the time of initial notification, you may be required to leave either credit or debit card details which may be debited in the event that the cost of the call-out and any subsequent repairs are not covered by this insurance. UinsureBTLUKGLIMV8APR2013 Page 34

35 Please note that if you should engage the services of a contractor prior to making contact with this Helpline any costs that you incur are not covered by this insurance. Where it is not possible to validate your claim at the time of initial notification, you may be required to leave either credit or debit card details which may be debited in the event that the cost of the call-out and any subsequent repairs are not covered by this insurance. If within 14 days of receipt of this policy You are unhappy with any of the requirements as stated above, please advise Your insurance adviser immediately who subject to there being no claims on this policy will arrange a full refund of premium less any costs incurred. UinsureBTLUKGLIMV8APR2013 Page 35

36 GENERAL CONDITIONS APPLICABLE TO ALL SECTIONS OF THIS INSURANCE Duty to provide accurate information You are required by the provisions of the Consumer Insurance (Disclosure and Representations) Act to take care to supply accurate and complete answers to all the questions in the proposal and / or declaration and to make sure that all information You supplied is true and correct. You must tell Us of any changes to the answers You have given as soon as possible. Failure to advise Us of a change to Your Answers may mean that Your policy is invalid and that it does not operate in the event of a claim. Duty of Care You must take actions to prevent loss or damage to Your Property and ensure that Your Property is maintained in a good state of repair. All protections installed for the protection of the Building must be regularly maintained and be in use when the Building is left unattended or when any occupants have retired for the night. Changes in Circumstances You must notify Millennium Insurance of any change in Your circumstances and in particular the use of Your Property; the type of Tenant occupying the Building; the cost of rebuilding Your Property or replacing Your Landlords Contents. You must tell Us about the following: a) before You convert or extend the Buildings. b) if You buy new furniture as the sum insured may need to be increased. Please read how We settle claims under Section 2 ( Landlords Contents). c) if You change Your correspondence address or how We can contact You d) If the type or number of tenants occupying the private residence changes. The Insurers have the right to change any terms and conditions of this insurance when You tell Us about a change. Advice on Unoccupancy You must notify Us if the Buildings as specified in the Schedule become regularly left unattended for more than 30 days in any single period. Multi-Property Policy It is understood and agreed that each let Property, as listed in Your Schedule, is deemed to be covered as though separately insured. Notice of Building Works You must notify Us prior to the start of any conversions and extensions to any Buildings specified in the Schedule. Contracts (Rights of Third Parties Act) No person or company who is not party to this Policy shall have any rights to enforce any terms or conditions of this Policy. This shall not affect the right or remedy of the third party that exists or is available apart from this act. Other Insurance If You have any other insurance which covers the same loss, damage or liability, We will only pay Our share of any claim. UinsureBTLUKGLIMV8APR2013 Page 36

37 Security If You live in certain post code areas, We may insist that You have high-security locks and, in some cases, an alarm system fitted. We will print an endorsement on Your Schedule showing the security measures You have told Us are fitted, when You must use them and the cover that is excluded if You do not use them. If We have insisted that You have this security, but it is not fitted or You do not keep it in good working order, the cover under the Policy will not be valid for theft, attempted theft or malicious damage. Fraudulent / False Claims If You make any claim knowing the claim to be false or fraudulent this insurance shall become void and all claims shall be forfeited. We have the right to notify the Police of any such instances or circumstances. Maintenance of Flat Roofs Where Flat roofs are present, the flat roof of the Insured Building(s) specified in the Schedule must have been inspected, repaired, renovated or replaced no more than two years prior to inception of this Insurance and records of this inspection and repair must be made available to Us on request. Future inspection, repair, renovation and replacement where necessary will take place at least once every five years and records of inspection and repair retained for Our inspection on request. If You fail to have all of the above works carried out, We may decide not to pay the claim. Unoccupancy Warranty If the Buildings specified in the Schedule are left Unoccupied for 14 days or more:- a) The Buildings must be inspected at least once every 14 days by You or Your representative and a detailed record retained for Our inspection on request, showing dates visited, who attended and observations made. b) The gas and water supplies must be turned off and the water system drained. c) The electricity supply must be turned off unless required to maintain a security system. d) All letter boxes and other openings must be sealed securely if the Unoccupancy is for a period of 30 days or more. e) A 5 lever mortice deadlock complying with BS3621 must be used at all times. UK Holiday Home For UK Holiday Homes the maximum period the Buildings may be Unoccupied for restricted perils to be applied under Sections 1 and 2 is increased from 30 days to 90 days at any one time. If the Buildings specified in the Schedule are left Unoccupied for 30 days or more, then:- a) The Buildings must be inspected at least once every 30 days by You or Your representative and a detailed written record retained for our inspection on request, showing dates visited, who attended and observations made. b) The gas and water supplies must be turned off and the water system drained OR the central heating must be set for a continual minimum temperature of 13ºC during the period 1st November to 1 st April. c) The electricity supply must be turned off unless required for the central heating as in b) above, or to maintain a security system. d) Accidental Damage cover under Section 1 will be deleted and not operative. Properties occupied as Bedsits It is warranted that cooking outside any designated kitchen area is limited to the use of microwave ovens, infrared grilles, and other such appliances not producing a naked flame or radiant heat panel. It is further warranted that no portable heaters be used in rooms. Minimum Security Where the insurer requires a minimum standard of security to be operative, this insurance excludes claims for theft under Sections 1 and 2 unless the following are fitted and are used for the protection of the Buildings specified in the Schedule when the Property is left unattended or when occupants retire for the night:- UinsureBTLUKGLIMV8APR2013 Page 37

38 a) External doors: 5 Lever Mortise Deadlocks (conforming to British Standard 3621). b) Patio Doors: in addition to central locking devices, key operating bolts to top and bottom opening sections. c) Windows: Key operated security locks to all ground floor and other accessible windows. Landlords Responsibilities You have told Us, and We have agreed, that You have let the private residence to Tenants, and You have given Us information about that tenancy. If there are any changes to that information for example, a change of Tenants You must tell Millennium Insurance immediately. If You fail to give us up-to-date information, and a claim arises, We may decide not to pay the claim. The following conditions will apply on top of those shown in Your policy document. a) You must meet all local and national authority regulations governing rented accommodation. b) The bedrooms of the private residence must not be used for cooking, other than tea and coffee making. c) Portable heaters, other than electric-powered fan or convector types, must not be used in any bedroom of the private residence. d) You or an authorised person must inspect the inside of the private residence every month if empty / unfurnished e) All rubbish stored in Your Buildings must be removed each week. If all of the conditions shown above are not met, and a claim arises, We may decide not to pay the claim. UinsureBTLUKGLIMV8APR2013 Page 38

39 GENERAL EXCLUSIONS APPLICABLE TO ALL SECTIONS OF THIS POLICY This Policy does not cover the following: Radioactive Contamination Loss or damage to any Property resulting or arising from any Indirect Loss; any legal liability, directly or indirectly caused by or contributed to by or arising from: i. ionising radiations or contamination by radioactivity from any nuclear fuel or from any nuclear waste from the combustion of nuclear fuel. ii. the radioactive, toxic, explosive or other hazardous properties of any explosive nuclear assembly or nuclear components. War Loss or damage occasioned by the consequence of war, invasion, acts of foreign enemies, hostilities (whether war be declared or not), civil war, rebellion, revolution, insurrection, military or usurped power, or confiscation, nationalisation, requisition, destruction or seizure to Property under the order of any government or public or local authority. Terrorism Loss or damage directly or indirectly caused by or in connection with any act of terrorism regardless of any other cause or event. For the purpose of this exclusion terrorism means the use of biological chemical and/or nuclear chemical and/or nuclear force or contamination and/or threat thereof by any person or group of persons whether acting alone or on behalf of or in connection with any organisation(s) or government(s) committed for political religious ideological or similar purposes including the intention to influence any government and/or to put the public in fear. However losses caused by or resulting from riot attending a strike civil commotion and malicious damage are not excluded hereunder. Deliberate Act Loss or damage caused intentionally by You or anyone working on Your behalf. Existing Damage Loss or damage occurring prior to the commencement of Your insurance cover. Sonic Pressure Loss or damage from pressure waves caused by aircraft or other flying devices travelling at sonic or supersonic speeds. Indirect or Subsequent loss as a result of any claim under this Policy. Wear and tear Loss or damage as a result of wear and tear, rusting or corrosion; wet or dry rot or fungus or any gradually operating cause. Computer Date Recognition and Viruses Loss or damage to computer equipment caused by computer date changes and or computer viruses. Viruses includes any programs or software which affects computer programs and/or functionality. Motor Vehicles Loss or damage caused to any Motor vehicles (other than domestic garden implements), caravans, trailers or watercraft and accessories. Domestic Pets Loss or damage caused by domestic pets, insects or vermin. UinsureBTLUKGLIMV8APR2013 Page 39

40 HOW DO I MAKE A CLAIM UNDER MY INSURANCE POLICY? If You wish to make a claim for Loss or Damage to Let Buildings or Your Landlords Contents please contact Our claims helpline on in the first instance to report the incident to : Direct Group Property Services Ltd Direct Group Property Services Direct House, Lacy Way, Lowfields Business Park, Elland HX5 9DB, who are the first response claims administrator for all insured Property Damage claims. For Legal Professional Fees, Rent Arrears Guarantee Claims or Let Property Emergency Claims You should Telephone Legal Insurance Management Ltd, The Managing Director, Legal Insurance Management Ltd, 1 Hagley Court North, The Waterfront, Brierley Hill, West Midlands, DY5 1XF, on the number shown on Your Schedule of Cover (if You have included this cover extension to Your Policy ) UK General Insurance Ltd is an Insurers Agent and in the matters of a claim act on behalf of the Insurer. CLAIMS PROCEDURE AND CONDITIONS APPLICABLE TO ALL SECTIONS OF THIS INSURANCE If You do need to make a claim under this Policy, You must do the following: a) Provide Us with full details of Your claim as soon as possible after the event and always within 30 days. b) Immediately notify the Police following loss or damage by theft, attempted theft, malicious damage, violent disorder, riots or civil commotion and obtain the Crime Reference Number. c) Take all steps necessary to reduce further loss, damage or injury. d) Provide Us with all information and evidence, including written estimates and proof of ownership and value that We may request. e) Do not under any circumstances effect full repairs without Our prior consent. f) Under no circumstances admit, negotiate or settle any claim without Our permission in writing. On receipt of a notification of a claim, We may do the following: a) Enter any Building following loss or damage. b) Negotiate, defend or settle any claim made against You. c) Prosecute in Your name for Our benefit, any other person in respect of any claim We may have to pay. d) Appoint a loss adjuster or other specialist to handle the claim on Our behalf. e) Arrange to repair the damage to the Building and / or Landlords Contents and handle any salvage appropriately. UinsureBTLUKGLIMV8APR2013 Page 40

41 OUR COMPLAINTS PROCEDURE It is the intention to give You the best possible service but if You do have any questions or concerns about this insurance Policy or the handling of a claim, You should follow the Complaints Procedure set out below: Complaints regarding the Sale or Administration of your Policy We and Us and Our in this Policy means; the insurance intermediary, or distributor /affinity or retail brand from whom You purchased this insurance as specified on Your Policy documents, Millennium Insurance Brokers Ltd, the Insurer(s) as named in Your current Schedule, Insurance Policy or Statement of Insurance, and any holding companies, subsidiaries or linked companies. Initiating Your Complaint: If Your complaint is about the sale of Your Policy please contact the Agent who arranged the Insurance on Your behalf, or If Your complaint is about the administration of Your Policy write to the Administrators of this Policy on behalf of the Insurers at : Uinsure Landlords Buy to Let Policy Administration Team Unit G3, Lacy Way, Lowfields Business Park, Elland HX5 9DB. If Your complaint is about the handling of a Property Damage Claim, call Our claim helpline first. See Your Policy Schedule where You will find the claim handler s name and phone number on any letters they have sent You. We will try to resolve Your complaint by the end of the next business day. If we re unable to do this, We will write to You within five working days to either; 1. Tell You what we ve done to resolve the problem; or 2. Acknowledge Your complaint and let You know when You can expect a full response. We will also let You know who is dealing with the matter. Please contact Direct Group Property Services at: Managing Director Direct Group Property Services Unisure Buy to Let Claims Team Direct House, Lacy Way, Lowfields Business Park, Elland HX5 9DB. We will always aim to resolve Your complaint within four weeks of its receipt If We are unable to do this We will give You the reasons for the delay and indicate when We will be able to provide a final response. If for any reason You remain dissatisfied with Our final response, You should escalate the matter as outlined below. If Your complaint is about the handling of any Professional Legal Fees, Rent Arrears Guarantee or Home Emergency Claim please write to: The Managing Director Legal Insurance Management Ltd 1 Hagley Court North The Waterfront Brierley Hill West Midlands DY5 1XF UinsureBTLUKGLIMV8APR2013 Page 41

42 In each case, please ensure Your Policy number is quoted in all correspondence to assist a quick and efficient response. If Your complaint still cannot be resolved then You are able to refer it to the Financial Ombudsman Service. Financial Ombudsman Service ( FOS) If We have provided You with Our final response and You remain dissatisfied You may refer Your complaint to the Financial Ombudsman Service (FOS). The FOS is an independent body that arbitrates on complaints after We have provided You with written confirmation that Our internal complaints procedure has been exhausted. Financial Ombudsman Service South Quay Plaza, 183 Marsh Wall, London E14 9SR. Telephone : or see Website Please note Your legal rights are not affected if You choose to follow the complaints procedure above. Important Note: The Ombudsman can only consider Your complaint if You have already given Us the opportunity to resolve it first. DATA PROTECTION We do not pass any personal data about You to any third parties. When You apply for insurance and/or make a claim, You will be required to disclose relevant personal data about yourself to Millennium Insurance or Our Agents, including data which is deemed "sensitive" under the Data Protection Act Your explicit consent to the processing of this data, which is required under the Data Protection Act 1998, will be requested at the time of purchase or when You make a claim. Please note that any information that You provide to Millennium Insurance may be shared with other insurers, for the purpose of preventing fraudulent claims. All information provided by yourself will be used by Millennium Insurance its agents and associated companies, other insurers, regulators, industry and public bodies (including the Police) and agencies to process this insurance and any upgrade to this insurance, handle claims relating to this insurance and prevent fraud. This may involve the transfer of such information to other countries (including those which have limited or no data protection laws). We will take steps to ensure that Your information is held securely. Claims Underwriting Exchange We may use your personal information to prevent crime. In order to prevent crime we may: Share it with operators of registers available to the insurance industry to check information and prevent fraud. These include but are not limited to the Claims and Underwriting Exchange Register. We may pass your personal information to the operators of these registers, including but not limited to information relating to your insurance policy and any incident (such as an accident, theft or loss) to the operators of these registers. UinsureBTLUKGLIMV8APR2013 Page 42

43 Uinsure Limited Registered Office: Barnett House Fountain Street Manchester M2 2AN Tel Registered in England and Wales No Authorised and regulated by the Financial Conduct Authority, Firm Number Policy Administrators Direct Group Limited Administrative Offices Unit G3 Lacy Way, Lowfields Business Park, Elland Yorkshire HX5 9DB. Tel Fax Authorised and regulated by the Financial Conduct Authority, Firm Number Registered Office: Direct House, 4 Sidings Court, Doncaster, South Yorkshire, DN4 5NU Registered in England: Policy Underwritten by UK General Insurance Limited Authorised and regulated by the Financial Conduct Authority Registered in England and Wales Company No Registered Office: Cast House, Old Mill Business Park, Gibraltar Island Road, Leeds, West Yorkshire, LS10 1RJ. UinsureBTLUKGLIMV8APR2013 Page 43