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12 months, this was the second period of 12 months. We told the letting agents very clearly at the end of the first 12 months that we may want to leave early if we found an alternative. They said very clearly, and I took a note of this, that there would be no trouble in letting the property, that this woudl take a maximum of two months...so I gave them three months notice to be safe. The landlord then raised the price by nearly 25% and guess what, no one rented it. That was five months ago, he has now dropped the price to a more realistic level, but wants us to pay for the whole five months...
we gave notice after 7 months with 5 to run, we gave 3 months notice, so the only issue here is the final 2 months.
We did not have it in writing that we could leave early just a note I took of a meeting in which they said it would be no problem at all because it was very easy to let the house. although there was no break formal break clause we too this as reasonable reassurance and that with three months notice there would not be a problem. Then he raised the price and it did not let, not only for those three months but for the full five months.
Not getting it in writing from agent or landlord was a big mistake if they deny having agreed that.
If the landlord pursues it you will be chased for rent till end of term at the price you paid or until he gets a new tenant.
If he raised the rent to an unacceptable level, that forms part of any defence to any action by him as does the agreement with the agent, who, after all acts for the landlord.
If he issues proceedings you will have to defend them on the basis that the notice period and early leaving was agreed.
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