UK Landlord Forum / Life

Hi there I have a really serious issue and I hope someone can help. I have a letting agent for my house. It is currently let as a student let to three International Students.

The agent is a one man and wife outfit. The agents were very quick to find the tenants and suggested some remedial work that needed to be done to the house (most of which I agreed to) and that was it to start with. When the first account statement came though I found that they had added huge amounts of work. Various jobs and items I never gave my permission for. This amounted to around 1700 pounds of costs and as a result I didn't see any rent for that period and actually owed the agent around 400 pounds to be put on the next statement. (each statement is for several month period as the agent receives cheques to cover a period of around 3 months in advance).

Obviously after the first statement I was furious. Told them they had no right to charge for work or items that had not been agreed on. They never really responded to my points and merely said that as an agent they had a responsibility to students to keep the house up to scratch etc etc. I said any work in future has to be approved by me. I was very clear on this and it is documented in several emails to them. A couple of months pass and the new statement arrives and guess what yes new bills for stuff and items that I don't quite understand. Again I have expressed my anger at this in an email to them today and I am waiting for a response from them. Since September, when tenants moved in, the bills the agent have charged have amounted to around 2.5 thousand pounds and the rent has already been paid now till march so I have received very little.

Basically I want to know my rights as owner.

1) Can he make me pay for stuff/work that was not agreed on? (there is nothing explicit in contract about them having to advise me of work before the event) or can I demand that he refund it?
2) can I pull out of the contract and take over the tenants? (again nothing in contract about this other than if contracts finished I would have to pay the commission for the whole period - which I think I have practically done anyway now)
3) he changed the locks to a master lock system and doesn't want me to have a key. Do I have a right to the key? Can I send my tradesmen in? He said he would not allow it as he doesn't know my trademen and they could present a risk to the tenants (all his are csrb checked apparently)
4) do I have a right to see contracts and contact the tenants directly? he has not volunteered the information but I have asked for it... 5)What can I do to prevent him doing it again next time round. He is saying I owe now for an electric job but he hasn't told me what exactly for!
Basically I know he is a fraud. Made a terrible mistake choosing them as agent but I want to cut my losses and I need a way of getting out and getting my money back. I know some of the work has been done but I can't verify it all and am pretty sure he is making much of it up (although difficult to prove). What I am most annoyed about is that I didn't give permission and was never consulted despite making it clear that was my wish.

Any advice gratefully received.