Our Lettings department is borough-wide and operated by a team of dedicated and experienced staff. We have extensive knowledge in this field and we will provide you with a full range of services to the highest professional standards. Our success depends on our excellent reputation.

REGISTRATION AND VIEWING
If you would like to register with us that you are looking for property to rent, please call us to discuss your requirements or use our website registration form and we will notify you of any suitable properties as they become available. If you see a property on our listing which you would like to view, contact us to register and to arrange a viewing.

MAKING AN OFFER
Once you have viewed a property, if you wish to proceed with letting you will need to make an offer, which we will put forward to the Landlord. We will liaise between you and the landlord to agree the date of commencement, duration of tenancy, monthly rental, and any other terms.

LETTING TERMS
Tenancies will normally be for either a six or twelve month term, usually renewable for a further term unless the landlord is returning to occupy or selling the property. Where you are uncertain of you plans beyond six months, it may be possible to incorporate a facility for you to terminate the tenancy during the second six months of a tenancy subject usually to one or two months notice. If additional terms are agreed, such as the tenant being permitted to have pets at the property, or provision by the landlord of a gardener, such terms will be added to the tenancy agreement.

REFERENCES & HOLDING DEPOSIT
Once terms are agreed, we will need to take up references on each applicant. We use a specialist referencing agency, who check credit rating and for County Court Judgments, as well as employer, character, and where applicable, previous landlord references. Each applicant will need to complete a reference application form to provide us with the relevant details, and to pay £35.00 to cover the reference agency fee. A holding deposit of £200.00 is required to reserve the property whilst references are undertaken. The deposit is non-refundable should you choose not to proceed with the tenancy or your references prove unsatisfactory.

COMMENCEMENT OF TENANCY
Once satisfactory references have been received, usually within three working days, we will proceed to document the tenancy and will require you to come to our office to sign the agreement, in advance of the commencement date if possible, or before check-in on the date of commencement, when you will also be required to pay the first month's rent, the balance of deposit (the £200 holding deposit will at that point be credited to the main deposit), and the tenancy agreement preparation fee (£50 inc. VAT). You will then proceed to meet either the landlord or our independent inventory clerk at the property to check through an Inventory and Schedule of Condition, and to receive the keys to the property.

DEPOSIT & INVENTORY
We will normally hold as Stakeholder a deposit equivalent to the monthly rent plus £100 where the rent is below £1000 per calendar month, or the monthly rent plus 25% where the monthly rental of £1000 or above, for the duration of the tenancy, refundable following expiry of tenancy subject to deductions for any breakages, loss, damage, cleaning, or other breaches of contract, and a contribution toward periodic cleaning of soft furnishings. Such deductions will normally be based on the assessment of the independent Inventory Clerk on your departure, or subject to agreement between the landlord and tenant. As a member of The Dispute Service Tenancy Deposit Scheme, we will endeavour to return your deposit within 10 working days of termination of tenancy, less any agreed deductions.  However, if there is a dispute which we are unable to settle, this will be referred to the Independent Case Examiner.  He will adjudicate within 10 working days of receiving all the necessary documentation.  There is no cost to the tenant for the adjudication. 

Where an Inventory Clerk is employed, their fee for the check-in will be paid by the Landlord and for the check-out by the Tenant. This will usually cost between £50 and £90, dependent on the size of the house, and will be deducted from deposit. We do not pay interest on deposit funds held by us. 

UTILITIES
In addition to the rent, you will also be responsible for all utility accounts (Gas, Electricity, Water, Telephone, and Council Tax). We will give you the name and telephone numbers of the relevant utility companies (where notified to us), for you to contact prior to commencement of tenancy to arrange for transfer of accounts into your name.

PROPERTY MANAGEMENT & MAINTENANCE
Either we or the Landlord will be responsible for dealing with any problems arising at the property which are the landlord’s responsibility. These would include plumbing, central heating, or appliance faults. We will let you know who you should contact in the event of a problem.

RENTAL PAYMENT
Rent is normally due monthly in advance. Following payment of the first month's rent to us, we will arrange with you to set up subsequent payment by standing order either to ourselves or direct to the Landlord.

TERMINATION OF RENEWAL OF TENANCY
Two to three months prior to termination of tenancy we will be in contact with both the Landlord and the Tenant to establish their requirements. If the Landlord wishes to terminate the tenancy on expiry, we are required to give you a minimum of two months notice. If you wish to terminate the tenancy, and the Landlord wishes to re-let the property, we will need to market the property and arrange viewings within the last month of the tenancy.

If both parties wish to renew the tenancy we will negotiate renewal terms, and document a renewal agreement for a further term. An agreement preparation fee of £30 inc. VAT will be chargeable.

STAMP DUTY
Stamp Duty Land Tax is payable by the Tenant in the rare event that the gross rent for the term of the tenancy is broadly in excess of £125,000.  There is a slightly complex computation regarding the exact amount.  On such occasions we will notify you of arrangements for payment.