All clips tagged Estate

Our site contains a constantly updated register of rental property. Go to our properties search facility on the right to view. In order to receive a regularly updated list of our available rental properties, please register and we will contact you with details of new properties to suit your specified requirements.

Please keep in mind that a range of checks on all prospective tenants will be carried out and we will require at least six weeks rent as a Deposit and one month’s rent paid in advance. Should you be uncertain as to your suitability or have specific requirements, please contact us .

>>TENANT’S GUIDE

Although Letting Agents have different procedures, this guide is intended as a general overview to assist you when renting a property. We have set out below a few significant pointers to assist you.

>>YOUR OFFER

Once we have found your suitable property, you will be in a position to make an offer to the Landlord for consideration. Please note that any offer you make would be subject to you fulfilling our reference criteria.

At this point, you will be requested to provide a Reservation Fee which holds the property for you. However, if the Tenancy Agreement is not signed by you (the Tenant) within 7 to 14 working days after receipt of your application, the Landlord reserves the right to re-offer the property. In these circumstances or, should your references prove unsatisfactory, the reservation/application fee would be non-refundable.

>>AGREEING THE LET

As soon as your offer has been accepted by the Landlord, we will apply for references and draw up the relevant documentation which will form the basis of the agreement between you and the Landlord.

You will be expected to provide ID and Proof of Residency. Only the following forms of identification are accepted:

Utility bill (less than 3 months old)

Full driving license

Council tax bill (less than 3 months old)

Mobile phone bill (less than 3 months old)

>>REFERENCES

We will also contact your employer and your landlord (if you are in rented accommodation already). Your previous employer will also be contacted if you have recently changed jobs. If you are self employed we will need to contact your accountant. A credit check will also be conducted.

To assist us in collating the necessary references, it would be advantageous for you to warn the above individuals in advance that references are required as these can be returned to us within a matter of a few days, barring any delays.

Occasionally, a Guarantor will be required if, for example the tenant has not been continuously employed for the past 18 months; has been working abroad in the previous 6 months; the tenants’ income falls short of our criteria or the tenants’ employment is considered as changeable.

Please note that the same criteria applies to the guarantor and, furthermore, the guarantor must earn the equivalent of 3 times the yearly sum of the rent, be in full time employment or be able to prove by bank statements that they have “independent means”. All tenants should be able to provide a guarantor and should the tenant be unable to provide one, we will decide that the tenant has withdrawn their application. The tenant will therefore forfeit their deposit.

The guarantor must be aware that they will stand as guarantor for you, (and your partner if you are moving in to the property with some one else), for the entire occupancy of the property, not just for the period of the initial tenancy term.

>>TENANCY AGREEMENT

An appointment will be arranged with you to visit our offices to sign the Tenancy Agreement when all references have been received. The Landlord will also be asked to sign their copy of the document.

>>RENT AND DEPOSIT

You will be required to provide the agreed sum of rent and deposit before taking possession of the property.

The deposit is required for the full tenancy against loss, damage or charges payable at the termination of the tenancy. Whilst this is usually the equivalent of six weeks rent, this may vary therefore we suggest that the actual amount is verified via the property description as found on our letting list. The deposit will usually be held by us in a designated clients’ account and if so will be fully bonded. It is returnable in full at the end of the tenancy subject to final inspection of the property and it should be noted that deductions will also be made for cleaning should the property (and garden areas) not have been left in a satisfactory condition.

Spencer James Residential is a member of the Tenancy Deposit Scheme, which is administered by:

The Dispute Service Ltd, PO Box 541, Amersham, Bucks, HP6 6ZR

tel. 0845 226 7837

email. deposits@tds.gb.com

fax. 01494 431 123

If Spencer James Residential are instructed by the Landlord to hold the Deposit, we shall do so under the terms of the Tenancy Deposit Scheme.

Rent is to be paid monthly in advance commencing the first day of the tenancy and then on the same day each month thereafter. The preferred method is by bank standing order.

Please note that all monies need to be paid on the signing of the agreement prior to occupation and should be paid by; credit / debit card, bankers draft or bank transfer, we are unable to take cash.

>>CHECK-IN AND CONDITION REPORT

If we have been instructed by the Landlord, a Condition Report will be prepared for your new home and a convenient appointment will be made with the Inventory Clerk to carry out a Check In report to coincide with your move in day.

All information is provided in good faith. It does not replace the advice of a qualified legal advisor. We will accept no responsibility for any inaccuracies.

>>OTHER POINTS OF INTEREST

1. The Tenant will be responsible for insuring their own possessions

2. The Tenant will take over all utilities such as Gas, Electricity, Water/Sewage charges, Council Tax & Telephone upon moving into the property and will be responsible for contacting the relevant suppliers accordingly prior to commencement of the tenancy.

3. The Landlord is responsible for any repair/maintenance problems to appliances etc. but the Tenant is responsible for any breakages which should be reported immediately.

4. Decoration of the property must only be done with your Landlord’s permission.

5. No pets are allowed unless the Landlord has given consent.

6. Reasonable notice should be given in the event that the Letting Agent or Landlord wishes to inspect the property outside pre-agreed times. It is usual for the Agent to inspect the property at least twice during the term of your Tenancy and the Tenancy Agreement should cover this eventuality.

7. Most Tenancies are for 12 months, although some Landlords may consider shorter terms of 6 months.

8. Should you wish to terminate your Tenancy earlier than the agreed term, you will be liable for all rent until the end of the agreed Tenancy. However, it may be worth considering negotiating a BREAK CLAUSE with the Landlord which, for example, could entitle you to give notice after 6 months.

In this case, you would only be liable for the rent for the notice period of 2 months, releasing you from the remaining 6 months of a 12 month Tenancy.

9. The most common type of Tenancy Agreement is the assured shorthold used for 6-12 month lets and usually takes the form of a standard contract between both parties.

However, should any “extras” be agreed such as certain furnishings to be provided by the Landlord, you should ask that an extra clause be added to the agreement to this effect. It should be noted that the landlord is not obliged to carry out promises so it is important that your requests are documented.

10. Spencer James Residential will deal with the property viewings, references, agreements and getting you moved in. If the agent has been instructed to manage the property then you will normally report any repairs or queries to them. If not, then you will deal directly with the Landlord.

11. Spencer James Residential, whilst acting for the Landlord, operates within accepted guidelines in the industry to ensure that you are able to rely on a professional letting agent taking your concerns seriously and advising the Landlord if they are being unreasonable. In this regard, you should be assured that the property conforms to all safety regulations and is fairly priced.

12. You require a professional service and, as such, Spencer James Residential is a member of the following accredited organisations; NAEA, ARLA & OEA. This ensures that professional standards are met, for example, the correct Tenancy Agreement is used; proper procedures are in place for reporting and dealing with repairs; safety checks are conducted and a bonding scheme is provided to protect your deposit.

>>For more information on any of the above, please call our offices and one of our negotiators will be pleased to discuss this with you. You can find the contact details for our offices here .