Renting when you've been discharged from bankruptcy

[BackinLondon2019]

I was made bankrupt just over three years ago (discharged after 12 months) after overspending on legal fees against my XDH (very long and acrimonious divorce and custody battle). Two years ago I decided to move back to my home country in Europe. I was let go from my job a few months ago and have now been made an offer for a very good position in London that I have accepted (3 months probationary period then permanent).

Budget won't be a problem with my soon to be salary but I checked my credit score on Experian and understandably is very poor (BR as well as being out of the country for nearly three years, not currently in the electoral roll etc) and I'm very concerned I won't pass any tenant credit checks and get declined when trying to rent a property (I'm moving back with my two small DD).

How should I approach this situation once I find a property I'd like to rent? I have rented for the past seven years (two different private landlords, first in UK second in my home country) and I have never missed or have been late with a single payment. Should I send these letters of reference together with an explanation of why I was made bankrupt to the agent for them to inquiry with the owners before going through any tenant checks? I could possibly offer 3 months rent in advance, would that help? Sadly I don't have a guarantor that I could ask.

The properties I have seen that would suit us as a family are all through agents so I don't think looking on Gumtree etc for landlords directly will be an option.

Many thanks for your help

Also, do they usually ask for bank statements as part of the tenant checks? Things have been tight since I was made redundant a few months ago and being a single mother with zero financial help from my XH understandably my accounts haven't been looking that great during the past couple of months (although no missed payments!)

I think 6mths rent, or the length of what ever the tenancy you get is and you’d be ok. That’s what I had to do when I was newly self employed

If you can get on the electoral roll that will help. Otherwise you need to be upfront about it. As a landlord, I wouldn't rent to you, because the landlord insurance would not cover you, but there are a lot of landlords who don't use insurance schemes who may be fine with you. The references are the most important thing, and that the new job comfortably covers the rent, I think it is no more than 30 per cent of your net wage should be spent on rent.

Thank you both. I won't be able to get on the electoral roll without an address, correct? It's a Catch 22 situation.... same with getting school places for my DDs; I can't apply to schools without a permanent address (tenancy agreement a year or longer) which I understand a landlord won't agree to if I only can provide 6 months rent in advance.

Quite a few professional landlords prefer 6 monthly fixed terms rather than a year because if the tenant proves to be troublesome, they can serve a s21 and get rid of the tenant more quickly. Can you register at your parents house for the electoral role?

It might be worth speaking to the housing and homeless department at the local council you want to move to, they can help with practical advice.

My parents live in Europe, my home country; I'm not British (my DDs are though). Hence not having an address until I actually start my job and move there in a couple of weeks.

*in my home country (which is in Europe)

How about www.rentguarantor.com/ , are they trustworthy? Just found them via Google....

You have to already be earning it looks like, before rentguarantor take you on. Another catch 22 situation.

So the options are 6 months rent in advance or look on spareroom.com or something like that for a houseshare, temporarily, just to get an address for you and get you situated. Spareroom.com much more casual about deposits, usually only ask for one months worth.

Thank you nonsuch but I'm moving with my two daughters; a house share is unfortunately not an option...

Single parent house share? I looked for a friend a few months ago and found some on spareroom and gumtree.

I really, really don't want to live in a house share.... would be like going back to my 20s and it wouldn't be fair on my daughters. Also, not sure how it would actually improve my situation; two months or so in . house share wouldn't magically improve my credit score or find me a guarantor .....

You may not have much choice unfortunately with your financial background. Can your new employer help in any way?

I wouldn’t use Rent Guarantor or Housing Hand- a lot of the referencing agencies estate agents use won’t accept them as they are commercial guarantors.