Letting Information

The Letting Process

The valuation is carried out by one of our two partners, Kevin Moll or Henry Rowe. We have enormous experience of the property and lettings market and we are landlords ourselves of several properties.

At the valuation, besides the rental figure, we will discuss our fees, any improvements that could be made to make the property more letable and achieve a high rent, all the legal obligations, insurances, rent guarantee insurance and all aspects regarding the successful management of your property.

Marketing

Once we have agreed the rental figure, what’s included and the property particulars we will commence our extensive search for a tenant.

Your property will appear on multiple property portals including www.rightmove.co.uk, our own excellent website and appear in the front window of our prominent market square offices.

We will notify suitable tenants by SMS texting, email, post and phone immediately the property is available for let.

Once we have negotiated the rent on your behalf we will check the tenant’s credentials by using an independent credit search company before taking one months rent plus a deposit. After charges and fees we will forward the balance to you.

We will take care of the tenancy agreement and transfer the dilapidation deposit to the government approved Deposit Protection Service scheme.

We will notify the appropriate local authority and organise the utilities to be changed to the new occupier.

We will organise an independent inventory complete with photographs of every room which minimises the risk of dispute at the end of the tenancy.

The inventory and tenancy agreement, once checked by yourself, can be signed and witnessed by a representative of Kevin Henry.

The tenancy will not commence until the advance rent and dilpidation deposit have cleared. Once we have cleared funds the balance will be forwarded to you.

On commencement day the tenant will be shown the property in detail and the inventory explained. We will of course iron out any discrepancies regarding the tenancy and anything the tenant might flag up.

The date and preferred method of future payments will be notified to the tenant.

We will visit the property after 4 weeks and thereafter quarterly to ensure the property is being properly looked after.

We will collect rent on your behalf and credit your account immediately we receive it and we will give you regular statements for your records. ?We will organise repairs and emergency call outs on your behalf and will discuss in advance with you any larger works required over a set figure to be agreed.

Within two months of the end of the tenancy period we will check with you to see if you wish the tenancy to continue or give notice to the tenant depending on your instructions. We will then take care of the necessary arrangements for an extension of the tenancy agreement, for which there will be an administration charge.

At the end of the tenancy we will carry out a final inspection to determine any shortages, damages, cleaning etc that may be required.

Once finalised, we will return the deposit to the tenant and prepare to re-let the property if instructed.

Landlord Obligations

You must check with your lender, should you have a mortgage on the property, to see if they will permit renting the property.

If the property is leasehold you must check with the leasehold agreement to see if it is permissible to let the property.

If the property is held in joint names, permission must be granted by all parties to the deeds and full names should appear on the tenancy agreement.

Money Laundering Act

We are obliged to confirm proof of identity and will require a photocopy of a valid passport or photo driving licence and a copy of a utility bill, bank statement or council tax bill within the last 3 months.

Insurance

It is important to have the correct building insurance for the property to cover it for a tenancy and Kevin Henry can provide the necessary quotes.?Kevin Henry provide a rent guarantee insurance within their management charge which gives reasonable cover but a more comprehensive policy can be arranged and Kevin Henry can organise quotes for you.

Income Tax

You are liable to income tax on your income from letting your property. You should discuss with an accountant your tax liability if you are an owner living abroad. We have a duty to deduct tax from your rent on behalf of the Inland Revenue.

Rent Reviews

Will be conducted every 12 months

Gas Safety Installation & Use Regulations 1994 and 1996

All gas appliances including central heating systems, cookers, heaters, fires, flues and pipework must be serviced and safety checked on an annual basis and maintained by a Gas Sade Register or British Gas registered/authorised engineer.

A copy of the gas safety certificate must be given to the tenant along with any remedial work carried out.

Electrical Appliances and Equipment

It is a legal requirement that all electrical appliances including immersion heaters, cookers, kettles etc must be safe and as such should be tested by a qualified electrician. Any item that you leave in the property that has a plug on it must be checked and repaired/replaced if found to be faulty.?Instruction manuals should be supplied.

Any electrical work carried out on the property after January 2005 must be carried out by a qualified electrician and supported with a certificate.

EPC

From the 1st October 2008 all properties which are let to a new tenant must have an Energy Performance Certificate. If one is not already in place we can arrange it for you.

Smoke Detectors

Sufficient smoke detectors should be in place with the tenant responsible for renewing batteries.

Assured Shorthold Tenancy Agreement

A tenancy will be for 6 months with the landlord needing to give 2 months notice from the 4th month to terminate the tenancy and the tenant needing to give 1 months notice from the 5th month to terminate the tenancy.