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| Quality Homes Throughout Furness and South Lakes | ||||||||||
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The full details are set out in our brochure which we can E-mail to you or post. If you live locally feel free to pop in to collect one.
This means we advise on legal and marketing issues, advertise the property1, accompany viewings with prospective tenants, take up references2, draw up the tenancy documentation3, compile an inventory and condition report, see in the tenants personally (we never just hand out keys), read all meters and notify all utilities and council tax, and then liaise with the tenants at intervals during the tenancy. We will visit the property and send a written report where required to the landlord. Tenants will normally contact us if there is a break down or other problem requiring attention. When notice is given we notify the landlord and try to obtain a replacement tenant as soon as possible after the outgoing tenant leaves. Some owners nominate preferred tradesmen to do work. Where there are warranties, guarantees etc. in place we need to be made aware of these at the outset of the management instructions. We try to contact owners before authorising any repairs but this may not always be possible. In an emergency situation where heating has broken down or where there is a plumbing problem we will often arrange repairs at once as not repairing boilers or not stopping water leaks is not an option. We have a base of tradesman (gas fitters, plumbers, electricians, washing machine repairers, etc.) who have proved their worth. They do not overcharge or carry out unsatisfactory work or we wouldn't use them. Where we use tradesmen known to us, however, we cannot offer any guarantees regarding their future standard of workmanship; we can only give the assurance that so far we have always found them satisfactory. And they often respond more quickly for us as we have a policy of paying them promptly. On the vacation of a property we will visit it and check the inventory and condition report. On some occasions it is necessary to arrange valeting when the property has been left basically clean but needs a shine-up - this will usually be done by owners. If there is a more serious clean we can arrange this. On the rare occasions when there is undue wear and tear or actual damage to a property, we will liaise with the owners and arrange for suitable deductions to be made from the Tenants deposit although under the new legislation this is best done by negotiation with the Tenant (see News page for more information on Tenants' deposits).
We are not able to arrange legal action in the very rare cases where the need might arise. For this you might wish to engage a solicitor. Most disputes can be dealt with in a small claims court where legal representation is not necessary. The legal contract involved in the tenancy is between the Landlord and the Tenant; we are not a party to it and therefore cannot take anyone to court on the basis of a default of the contract. Insurance - these days you can not only insure your buildings and contents for letting - you can also take out rent guarantees so that, in the event a tenant becomes financially insolvent, rent will still be paid. Ask for leaflets. In our experience, careful selection of tenants reduces the risk. You should always bear in mind, however, that all enterprises involve some risk.
1 - We advertise in the Barrow Evening Mail and The Westmorland Gazette where appropriate. We do not do this every week or every fortnight necessarily. Most of our properties are let via Yellow Pages and Talking Pages, the internet, by people calling into the office or by established contacts with local firms, etc. Agency boards outside the property also can be highly effective and are provided free of charge. We are on YELL.com and www.e-mail4property.co.uk 2- Referencing involves a credit check in most cases, an employer reference and a previous landlord reference if the applicant has rented before- if not, we need proof of ownership of their existing property. We also ask for photographic ID such as a passport or driving licence. 3 - All our tenancies are Assured Shorthold based on the excellent tenancy agreement published by The Letting Centre which we have a licence to operate.
For full details see the Brochure. Rent is forwarded each month minus our commission charge. Repairs etc. are deducted from rent and shown on the monthly statement. Invoices always accompany such deductions. Where we authorise repairs we will pay the tradesmen and then claim it back out of rent when that becomes available. Payment can be by cheque or direct transfer into your bank account. Overseas Owners- under Inland Revenue regulations if you are going to live overseas for 6 months or more in any one tax year your agent must deduct tax from rent. Exemptions are available and we strongly recommend you apply for one from FICO HELPLINE NUMBER 0151-472 6208/6209. If we administer tax due on your rental income we charge £40.00 per year.
This service includes everything in the Management Service up to the tenant moving in. From that time the landlord manages the property and conducts all rent collection and tenant liaison, etc. We will still arrange initial legally required safety checks as we are jointly responsible with the owners for the property conforming to all binding requirements at the time that the tenancy begins. If owners have arranged safety checks we require copies before arranging any tenancies. Reminders about the renewal of safety certificates are not issued with a Let Only arrangement.. Failure of owners to keep safety checks up to date after the tenancy has begun will be their responsibility.
VAT is chargeable on all fees, commissions etc. Keys Letting Centre - Letting Agents |
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