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    Why Let Through Us

  • Landlord Services

    Our services can be tailored to your requirements, if you would like a free consultation please contact us or visit our office.

    If you choose a higher level of service in the below table, any service below that is included, you do not pay the costs twice.

    Tenant Find Rent Collection Fully Managed

    Tenant Find

    Property marketingi
    Property Viewingsi
    Credit Checksi
    Reference Checksi
    Tenancy Agreementi
    Tenancy Deposit & Advance Renti
    Tenancy Deposit Protectioni

    Rent Collection All Tenant Find services plus…

    Serving Prescribed Documentsi
    Immigration Checks (Right to Rent)i
    Contacting Utility Suppliers & Local Authorityi
    Receiving and remitting your renti

    Fully Managed All Rent Collection services plus…

    Additional Services

    Inventory and Schedule of conditioni
    Tenancy Renewali
    EPCi
    Gas Safety Certificatei
    Legionella Risk Assessmenti
    Obtain property licencei
    Rent Increasei
    Guarantee of Legal Expensesi
    Possession Claimi

  • Landlords FAQ

    What is an Assured Shorthold Tenancy?

    An Assured Shorthold Tenancy (“AST”) is an agreement providing the tenant(s) with a limited security of tenure. There is a defined term of tenancy following which the landlord may terminate the tenancy without reason by virtue of a section 21 notice, unless the tenancy consists of a break-clause which would otherwise allow the landlord to terminate the tenancy within the fixed term but not before the initial 6 months of the tenancy.

    Many landlords are of the belief tenants are required to vacate the let property upon the fixed term of the tenancy expiring, however there is no requirement for the tenant(s) to vacate the let property at the end of the fixed term of the tenancy (see section 5 of the Housing Act 1988 (as amended)). When an AST comes to the end of the fixed term it then becomes a statutory periodic tenancy, where the terms of the tenancy roll on month to month (if the rent is payable monthly) thus the legal obligations of both parties remain the same.

    It is important to understand that landlords do not always have the option of what type of tenancy they grant to their prospective tenant, it is the physical arrangement between the parties that determines what the tenancy type is (in most cases) which prevents landlords from providing a less valuable tenancy to their tenant and having almost no legal obligations relating to the tenancy. For example, providing a lodger agreement to a person who you do not share the same living accommodations as would not be a lodger but a tenant and the tenancy would be by default an AST irrespective of what the agreement may state.

    An AST is the most common residential agreement used.

    Did you know: Where the tenant is a limited company, the tenancy is not capable of being an AST regardless of what the arrangement is, it is by default a common law tenancy.

    What is the tenancy deposit protection scheme?

    The tenancy deposit protection scheme is a government authorised scheme imposed under the Housing Act 2004 (“HA 2004”)and came into force on 6 April 2007 requiring landlords to “protect” their tenants deposit by paying that money into an authorised scheme provider or insuring that tenancy deposit with an authorised scheme provider.

    The tenancy deposit must be protected within 30 days of receiving the deposit and the prescribed information relating to the tenancy deposit also served upon the tenancy within 30 days, there is no requirement for the prescribed information to be signed by the landlord(s) or tenant(s).

    Failure to comply with this legislation deems any section 21 notice served to be invalid unless the deposit is returned to the tenant or protected late (before the serving of the section 21 notice). The problem with the current legislation is that there are conflicting sections within the Housing Act 2004 after amendments were made under the Deregulation Act 2015 (“DA 2015”) and judges have been using their discretion relating to these sections as to whether they will grant possession or dismiss the claim where the tenancy deposit has been protected late. We are however in the process of attempting to have the amendment causing the above issue imposed under the DA 2015 to be revoked so there is no conflict and landlords can have an extent of security regarding their right to possession of their property whether or not they have complied with the HA 2004 late or not.

    Another consequence for not complying the tenancy deposit legislation is the tenant(s) can claim from 1-3 times the value of their tenancy deposit and the Court can also order for the deposit itself to be returned to the tenant or to be protected with a government authorised scheme.

    What is a section 21 notice?

    A section 21 notice is a notice under section 21 of the Housing Act 1988 (as amended) which provides landlords the right to terminate their assured shorthold tenancy agreement without any reason by providing no less than a 2 months notice under the above mentioned section.

    A section 21 notice however must consist of the prescribed content for it to be a valid notice and if your tenancy commenced on or after 1 October 2015 and was not a replacement tenancy, you must use the prescribed form of section 21 notice which is form 6A.

    Since 1 October 2015, there are more obligations to meet than ever before which if not met can invalidate any section 21 notice being served such as not serving a “How to Rent Booklet” as imposed under the Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015 for example. It is therefore more important to wisely choose the agent you want to use who can undertake all of your obligations correctly.

    Where a section 21 notice is served and the tenants do not vacate the let property within the notice period given, the tenants’ rights do not cease, a possession claim then must be issued to obtain a Court order and that Court order also must be enforced by an authorised bailiff before the tenancy legally comes to end.

    What is a section 8 notice?

    A section 8 notice is a notice with 17 different grounds for possession under schedule 2 of the Housing Act 1988 (as amended) and is commonly served for breaches of tenancy.

    Some grounds for possession are discretionary and other mandatory meaning Court are not obliged to grant possession of property where the claimant relies on discretionary grounds only, but must award the claimant possession where they rely on a mandatory ground (subject to the Court being satisfied the claimant is not in breach of their obligations).

    Where a section 8 notice is served due to outstanding rent arrears, the claimant has the advantage of claiming for possession of their property, rent arrears, legal fees  and tenancy deposit all in the one claim if claimed for correctly in compliance with the Civil Procedure Rules.

    Many landlords, agents and even lawyers who do not specialise in housing law commonly believe the this route of eviction to be contentious and open to defence, however relying on a section 21 notice is now just as open to defence as a claim for possession under section 8 as a result of the legislation that came into force on 1 October 2015.

  • Maintenance

    For the most common type of tenancy, being the Assured Shorthold Tenancy Agreement, it is a landlords obligation to keep the let property in good repair, such as the supply of water, gas and electricity for example.

    Like many things, property can need maintenance, from emergency repairs to general maintenance and refurbishments our carefully selected tradesmen can deal with any issues that may arise with your agreement. It is also no problem should you wish to use your own contractor, we will advise if what work must be carried out to meet the legal requirements if necessary should an issue arise.

    It is also important to remember that not all repairs are covered under landlord insurance, this is something that can be checked to avoid unnecessary expense.

  • New Landlords

    Becoming a landlord can be overwhelming, especially when taking into consideration the legislation and regulation governing the letting of property.

    Perhaps you are an accidental landlord or have only just got on to the property ladder, whatever it may be we can provide a service that not only makes being a landlord less stressful but educates you on the requirements of a landlord and how to deal with your tax.

    We strongly suggest any new landlord books a free consultation with us to consider how we can help you.

  • What is a HMO

    For a building or part of a building (such as a flat) to
    be classified as an HMO under the Housing Act 2004 it must meet
    all of the required tests, which include the Building Test, An HMO is a building or part of a building

    • in which more than one household shares an amenity (or the building lacks an amenity) such as a bathroom, toilet or cooking facilities1 or
    • which is a converted building that does not entirely comprise self contained flats (whether or not there is also a sharing, or lack, of amenities) 2 or;
    • which is comprised entirely of converted self contained flats and where the standard of conversion does not meet the minimum that is required by the 1991 Building Regulations, and more than one third of the flats are occupied under short tenancies.

    Read our HMO Guide for further information.

    Which buildings are exempt from the HMO definition?

    Certain buildings exempt from the HMO definition include:

    • those occupied by the resident landlord and a maximum of two other persons who are not part of his or her household; and
    • those occupied by no more than two persons.

    Which HMOs must be licensed?

    Mandatory HMO licensing applies across England to all HMOs of three or more storeys and occupied by five or more persons forming more than one household.

    What about HMOs which do not meet the criteria for mandatory licensing?

    Councils have discretionary powers to extend licensing to other categories of HMO which are not subject to mandatory licensing. This is known as additional HMO licensing. Before designating an area to be subject to additional licensing, a local council must consider that a significant proportion of HMOs in that area are causing problems for tenants or the neighbourhood due to poor management. The use of this power will also be subject to consultation with those who would be affected by the designation, and approval from Government.

    Once an additional licensing designation has come into force it is a requirement that HMOs that are subject to it are licensed. If you are unsure whether an HMO is subject to licensing you should contact the local council for advice. The scheme for designation, that can be inspected at the council’s main office, sets out the geographical area and the types of HMOs to which it applies.

    How do I apply for a licence?

    You can obtain an application form from the local council responsible for the area the HMO is in. We are able to assist you determine if your HMO requires licensing if you use our services.

  • How It Works

    We will carry out a free valuation on your property, checking that the property is fit to be let for its purpose. Subject to receiving your instructions, professional photos will be taken and we will advertise your property on leading portals such as Zoopla and other advertisements local to your property so your property can be seen by the largest audience.

    An inventory and schedule of condition will be created and crucially will include pictures. Applicants will be credit and reference checked and a risk and affordability assessment will be carried out based on such information. Identity will be taken to determine the applicants Right to Rent and the results you will be notified of for your or our approval depending on the service chosen by you.

    Upon the granting of tenancy, licence agreement or lease a deposit will be taken (and protected if necessary) and advance rent unless the agreement requires otherwise. The tenant(s) will take possession of the property and any documents required to be served on the tenants will be served. Inspection will be carried out when due and reports sent to you for your records.

    Rent is paid into your designated account within 3 working days (less our agreed fees) of it having cleared into our client holding account.

    We can carry out further checks at a later period in the tenancy to ensure the tenants affordability for your property has not decreased.

    Depending on whether your property is commercial or residential and the type of agreement used the above information may differ and is only brief guidance to the process of getting your property let.

    You can contact us or visit our office for a consultation for the benefit of professional advice.

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