PM9800 - MATHER MARSHALL LETTINGS GUIDE v2:Mather

Transcription

LETTINGS GUIDE
www.mathermarshall.com
Contents for this guide
3
Welcome
23
Acceptance & variations
4
Buy to let
27
5
Where to start
Landlord information
questionnaire
29
Landlord insurance
questionnaire
30
Utility suppliers
7
Attracting tenants
9
Selecting the right tenant
10
Property management
11
Safety regulations
13
Property management
agency agreement
Welcome
to our
Residential Lettings
GUIDE
Letting a property is serious business,
knowledge and expertise to ensure that our service meets
whether you are an experienced investor,
your needs and gives you peace of mind. We are committed
landlord, or a private individual letting your
home for the first time. History suggests that
to providing a service that is second to none. Your property
is a major investment and it is important that you are aware
of your responsibilities as a landlord, as well as knowing the
over a period of time residential property is
best way to optimise your investment. This guide is designed
one of the safest and best performing
to give you help and advice in this area and explain the
investments, not only providing an excellent
services we can offer you and their importance to you.
income but also, for many, a significant
capital gain in the process.
May we take this opportunity of thanking you for your
enquiry and we hope that this guide will give you an insight
into the professional services offered by Mather Marshall.
Business growth along with changing lifestyles has resulted in
a dramatic increase in demand for rental properties. We have
kept pace with this growth by investing in technology and
staff and by developing excellent relationships with
J. Godfrey
Managing Director
companies and organisations located in the area, who have
continual accommodation requirements for their employees.
Letting your property demands careful planning and you
need a professional agent who will look after your interests
And, at the same time, make being a landlord as stress-free
as possible. At Mather Marshall Lettings, we use our
3
buy
to let
One of the safest investments
Historically, residential property has proved
to be an excellent investment. The value of
residential property has, on average, doubled
every ten years over the last fifty years.
Finding the Right Property
Mather Marshall Lettings are able to provide all the
expertise you need to ensure that you choose the right type
of property to suit your budget and personal circumstances.
We will advise you on location, local demand and rental
values to enable you to achieve the most from your
investment, as well as explaining all the legal, financial and
Property should always be viewed as a medium or long-term
tax issues wherever possible.
investment. There are short-term rise and falls in property
values but over the long term, property does well as an
investment. To ensure your property investment is as good
as it can be, it is important to buy the right kind of property.
4
where to
start
The first stage towards letting your property
is to meet with us for a ‘Lettings Appraisal’.
Every property is different so in assessing rental value, we
take account of accommodation, condition, location and
current demand. Most importantly, we have the knowledge
We provide this service free and with no
of other properties currently being offered for rent and
obligation.
historic information on rents achieved. During the valuation
appointment we will advise you about any action you can
take to maximise the rental income and its desirability to
potential tenants.
Furnished or Unfurnished?
One of the first decisions to be made is whether to let your
property furnished or unfurnished. The advantages of
letting unfurnished are:
• Usually there is greater demand.
• Lower turnover of tenants.
• Generally more mature tenants.
• Less wear and tear on your furnishings.
• Lower maintenance and repair costs.
5
Unfurnished Lettings
Presentation
Unfurnished lettings generally include the following:
First impressions count! If your property is presented well,
• Carpets or laminate flooring.
it will not only achieve a higher rent but will also attract a
• Curtains/Blinds.
better tenant. It is important to ensure that the property is
• Light fittings.
clean, that redecoration is carried out, carpets professionally
• Kitchen appliances (known as white goods) should be in
cleaned when necessary, windows cleaned inside and out
good working order with instructions and preferably
and the garden well tended. Mather Marshall Lettings can
insured for breakdown.
advise you on the level and type of furnishings, fittings, and
• Smaller wall mounted items such as mirrors in the
bathroom and cloakroom, toilet roll holders and towel
appliances required and where redecoration or other
improvements are required.
rails.
Decoration
When redecorating, choose neutral colours. Emulsion paint
the walls rather than wallpaper as it is a lot cheaper, quicker
and easier to redecorate when necessary. Carpets and
curtains should ideally be neutral or muted colours and be
able to withstand wear and tear.
Gardens
Garden maintenance is normally made the tenants’
responsibility and most tenants are happy to maintain a
small or medium sized garden. However, if your property
Furnished Lettings
has a large garden, we recommend that you employ a
You may choose to let your property furnished. If so, you
gardener to look after it during the tenancy with the cost of
need to be aware of the following:
this being reflected in the rent.
• All furnishings i.e. beds, upholstered chairs and sofas
must comply with the furniture and furnishings (fire)
(safety)
Regulations
Act
1988.
Any
furniture
manufactured before 1988 will generally not comply.
• All bed linen, towels and ornaments should ideally be
removed.
• If an electrical appliance such as a television, toaster, or
washing machine breaks down, it is your responsibility to
repair or replace it.
6
attracting
tenants
Effective Marketing
As soon as Mather Marshall Lettings receive your
Mather Marshall Lettings invest heavily in press and
instructions to proceed, our team will commence the
internet advertising in order to generate constant enquiries
process of finding a suitable tenant. Prospective tenants that
from potential tenants. Our high profile, strong reputation
are registered on our extensive database will be contacted
and innovative marketing means we are hard for tenants to
by phone, email or text. A description, photographs and
ignore! All this works towards getting your property let as
location map of the property will be distributed and added
quickly as possible.
to our property list. It will also be added to our window
displays. A selection of properties are displayed in the local
press every week to ensure continued enquiries. Mather
Marshall Lettings advertise proactively and will continue to
do so until a suitable tenant has been secured.
7
selecting the
right tenant
There is always an element of risk with
letting, but an experienced agent will know
when to refuse an applicant.
References and Financial Checks
When a tenant has been found we carry out strict
referencing procedures, using a specialist independent
referencing company who demand the highest standards in
the industry. This essential and detailed process gives us an
The most appropriate type of tenant will also depend on
understanding of their personal and financial circumstances
the type of property and your own specific circumstances.
in addition to previous agent/landlord/solicitor references.
Mather Marshall Lettings will discuss your particular
Specialist personnel are on hand to deal with applications
requirements in detail and will find the most suitable tenant
from foreign nationals, overseas applications, limited
for you. Different landlords make different stipulations
companies and other firms ensuring nothing is left to
regarding what they will and will not accept. Typical
chance.
exclusions include pets and smokers, but remember the
stricter you are, the more difficult it becomes to find a
tenant.
8
setting up the
tenancy
Tenancy Agreement
Once you are satisfied with the choice of tenant, on your
instruction we will proceed with preparing the tenancy
agreement.
Mather Marshall Lettings use a comprehensive tenancy
agreement which has been carefully designed to protect
your rights to possession, to help control the tenant’s
activities, ensure that you have redress if your property is
not looked after carefully. Tenancy agreements are normally
for an initial term of six months or one year and usually
thereafter continue on a month-to-month basis. However,
shorter or longer term tenancies can be negotiated. The
Inventory/Schedule of Condition
Housing Act 1988 (as amended by the Housing Act 1996)
It is essential to have an independent inventory/schedule of
specifies the types of tenancy and whilst there are several
condition prior to each tenancy and we will arrange this on
types, it is almost certain that the tenancy of your property
your behalf for a development fee. At the end of a tenancy
will be an ‘Assured Shorthold Tenancy’.
the property is inspected and any damage or deterioration
to its condition is noted. The tenant is responsible for the
cost of rectifying any damage, above what is considered to
be fair wear and tear, caused by them at the property and
this cost is deducted from the tenant’s deposit along with
the cost of the check out report.
9
property
management
Property Maintenance
Accounting
Our property managers deal with any maintenance issues
Mather Marshall Lettings have a dedicated accounts
on our Fully Managed properties, oversee any essential
department to ensure that rent is paid on the due date and
repairs and arrange payment to contractors. Our prime
passed on to you as quickly as possible. They prepare
concern is to ensure that the property is maintained, on
statements of rental income and expenditure every month
your behalf, to the same condition as that in which it was
to ensure that you have full information for yourself and for
first let, allowing for fair wear and tear. When appropriate,
your Tax Return. The tenant pays rent into the Mather
we will advise you of any improvements that may be
Marshall Lettings account and this is then transferred into
needed. Unless you have preferred contractors, Mather
your account each month.
Marshall Lettings will use one of a group of contractors
who have proved their reliability and good workmanship.
Interim Inspections
We carry out a routine visit of the property during the term
of the tenancy on all our Fully Managed properties.
Extending or Terminating the Tenancy
Many tenants extend their tenancy and in some cases for
several years. If no notice is served on the tenant, the
tenancy automatically continues on a statutory periodic
basis. The landlord can terminate the tenancy at the end of
the initial tenancy period or at any time thereafter by giving
the tenant a minimum of two months’ notice on the rental
due date. The tenant can either leave on the last day of the
initial tenancy period, or can give one month’s notice at any
time thereafter.
10
safety
regulations
The following information is intended only as
a guide for landlords and should in no way
Breach of this regulation can result in heavy fines or even
imprisonment so tenants are not allowed to occupy a
property without a certificate.
constitute a detailed interpretation of the
complete Regulations. Whilst the Regulations
Landlords are also responsible for ensuring that either the
might appear onerous, they are designed to
operating instructions are shown on the appliance or that an
instruction booklet is supplied.
ensure the safety of the property and tenants.
Landlords should note that the maximum
penalty for non-compliance with these
Regulations is a fine of £5,000 or 6 months
imprisonment.
Gas Safety (Installation and Use)
Regulations 1998
These cover all gas appliances, flues, meters and associated
pipe work and require landlords to arrange an inspection
carried out by a ‘Gas Safe’ registered plumber to check all
gas installations. Once the plumber is satisfied that the
installations fulfill all requirements, a Gas Safety Certificate
will be issued, a copy of which must be held by the agent and
given to the tenant before they move in. This certificate
must be renewed once a year.
11
Choose Mather Marshall
as your Lettings Agent...
and here’s our promise to you:
We will treat your property as if it was
our own – we care about it as much as
you do.
We believe in building long term,
strong, personal relationships with our
Clients, many of whom have been with
us for 20 years.
We will provide you with highly
accurate valuations, combining our
years of knowledge, experience and
developing market trends.
Our teams are supported by state-ofthe-art technology, enabling them to
give you instant answers to any queries.
We gain more new landlords and
tenants through recommendation due
to our longstanding reputation.
We only accept quality tenants due to
our thorough reference checks, to
provide you with peace of mind.
We will always be proactive on your
behalf, to embrace, or interpret new
legislation or initiatives, so you’re kept
one step ahead of the game.
We provide a dedicated property
management team, who’ve built strong
relationships with referenced local
tradesmen, improving response times
when you need them.
We only employ the best, with a core
of long serving career oriented and
professional staff, who are here to help
you at all times.
You’ll get the best value for money
with our fee structure, covering Letting
Only, through to Full Property
Management to suit your lifestyle and
needs.
We are members of Property
Ombudsman who are a governing body
for agents.
And we’re here when you need us.
Our reputation and experience speaks for itself.
You can trust Mather Marshall Lettings for complete peace of mind.
Tel: 01438 364445
12
PROPERTY MANAGEMENT AGENCY AGREEMENT
This Agreement is made between the Landlord of the Property (as named at the end of this agreement) and
Mather Marshall Lettings Agents acting as Agent for the Landlord and hereinafter referred to as “The
Agent”. The purpose of this document is to set out clearly and concisely the extent of the letting and
management service offered and the scale of the fees charged.
STANDARD MANAGEMENT SERVICE
Mather Marshall Lettings Agents provide a property management service to owners (and superior
Landlords) wishing to let out their property. The standard fee for management is taken as a percentage of
the gross rents due for the period of the tenancy. No set up fee will be payable.
MATHER MARSHALL STANDARD MANAGEMENT SERVICE INCLUDES:
•
Advising as to the likely achievable rent level.
•
Advertising and marketing the property.
•
Interviewing prospective tenants and taking up full references via an Independent reference agency. This
would include a full credit search, and employment check and an affordability check. If necessary a
previous Landlord reference would also be taken. Where it thought necessary, additional security will be
requested by means of a guarantor. In the case of a company, full referencing will also be taken.
•
Preparing the Tenancy Agreement and corresponding Notice’s necessary for the Landlord to gain
protection under the relevant Rent and Housing Acts, renewing the Agreement where necessary at the
end of the term.
•
The Agent will before the beginning of each tenancy undertake to carry out a detailed Inventory together
with a schedule of condition.
•
The Agent will advise the utility and service companies of meter readings where possible and for the
transfer of each service to the tenant at the beginning of each tenancy.
•
Collecting the rent monthly and paying over to the Landlord once funds are cleared, less any fees or
expenses due or incurred for the current or prior rental period. Payments will be made by Internet
13
banking transfer or cheque as preferred. A detailed rent statement will be sent to the Landlords
home/office address. Should duplicate statements be required there will be a charge for this service.
•
Taking a dilapidations deposit from the tenant which will be forwarded to The Deposit Protection Service
(DPS) in line with the current government guidelines and will be held until the end of the tenancy when
the Agent will check the property condition and the Inventory to assess any unfair wear and tear.
•
The Agent will carry out regular inspections of the Property and thereafter provide the Landlord with a
report. Responsibility for and management of empty property is not normally included and will ONLY
be carried out by special arrangement.
•
Co-ordination of repair and maintenance including arranging for tradesmen to attend the property and
obtaining prior estimates where necessary, supervising works and settling account from rents received.
•
Carrying out a full property inspection and inventory and report check at the end of the tenancy. Dealing
with matters relating to dilapidations before releasing the tenants deposit.
Although the aim is to take every care in managing the property, Mather Marshall Lettings Agents cannot
accept responsibility for non payment of rent or other defaults by tenants, or any associated legal costs
incurred in their collection. An insurance policy is recommended to safeguard against this eventuality. A
personal quotation is available upon request should you require this.
S CA L E O F L A N D LO R D F E E S
Standard Full Management Fee of each months rent received plus VAT to include a rent guarantee policy
I N T R O D U C T O RY O N LY S E RV I C E
Where the Landlord does not wish the Agent to undertake full management, the Agent can provide an
Introduction Only Service. This Letting Service includes only the first four items of the Standard
Management Service (excluding renewal of the contract upon expiry. A new contract can be drawn up at an
additional cost) as listed on page 1. This fee for the Introduction Only Service is 75% of the first months
rent plus VAT. (Subject to a minimum £250 plus VAT). This would be deducted from the initial rent
received. The remainder would be forward to the Landlord together with the Dilapidations deposit. The
Landlord must make provision for the deposit to be protected in line with current government guidelines. If
the tenant leaves prior to the end of term of the Tenancy, the Landlord shall not be entitled to reimbursement
of any fees paid.
CHARGES
The Agent reserves the right to change fees and charges by written notification.
14
OV E R S E A S R E S I D E N T S
When letting property and collecting rents for Landlords overseas, the Agent is obliged by the Taxes
Management Act (TMA) 1970 (or under similar powers of any future tax legislation ) to deduct monies
(currently equivalent to 24% of the gross rents) to cover any tax liability. A form NRLI can be obtained from
the Inland Revenue and subsequently approval can be made for the Agent not to withhold tax on the
Landlords behalf. In this situation, the Agent requests that the Landlord appoints an accountant with the
right to manage correspondence with the Inland Revenue. In many cases, a Landlords tax liability can be
much reduced by the deduction of allowable costs.
L E T T I N G AG R E E M E N T
The Standard Management Service includes the preparation of a letting agreement in the Agent’s standard
form (s) and provision of a copy of this agreement to a designated advisor or building society. Should the
Landlord or his advisors or mortgages require amendment of the contract or require the Agent to enter into
further work or correspondence, a further fee may be requested. It is agreed that the Agent may sign the
tenancy agreement(s) on behalf of the Landlord.
The standard agreement will be for six months including provision to continue after the six month by way of
the tenant giving one months notice of vacating (earliest date being from the 5th month of the tenancy), and
the Landlord giving two months notice from a rent due date for vacant possession (earliest being from the
4th month of the tenancy).
Landlords must ensure that if they require vacant possession they must give the Agent written instructions
to give 2 months written notice, the earliest date being prior to the end of the 4th month of the tenancy.
G E N E RA L AU T H O R I T Y
The Landlord confirms that he/she is the sole or joint owner of the Property and that he has the right to rent
out the property under the terms of the mortgage and/or the head lease. Where necessary the Landlord
confirms that permission to re-let has been granted by the mortgagee. The Landlord authorises the Agent to
carry out various duties of property management described in the section above entitled Mather Marshall
Standard Management Service. The Landlord also agrees that the Agent may earn, from time to time,
commission on insurance policies issued, and interest from deposit monies held.
INDEMNITY
The Landlord agrees to indemnify the Agent against any costs, expenses of liabilities incurred or imposed on
the Agent provided that they were incurred on behalf of the Landlord in pursuit of the Agents’ normal duties.
To assist the Agent in carrying out his duties effectively, the Landlord agrees to respond promptly with
instructions where necessary to any correspondence or requests from the Agent.
15
NAEA BONDING SCHEME
Staff regularly attend both ARLA and NAEA courses to keep updated with property law with particular
reference to any changes in the Housing Act.
Mather Marshall Lettings Agents is a participating member of the NAEA Client Money protection scheme
in respect of Lettings and Management. This scheme provides Insurance to a total value of £10,000 per
claimant in certain circumstances where loss occurs from the fraudulent or dishonest act of the participating
members firms.
S A F E T Y R E G U L AT I O N S
The letting of property is now closely regulated with respect to consumer safety. The law makes particular
demands regarding safety, servicing and inspection of the gas and electrical appliances and installations within
a property, and with respect to the type of any furniture and soft furnishings that are provided. The following
regulations apply:
•
Furniture and Furnishings (Fire) (Safety) Regulations 1988.
•
Gas Safety (Installations and Use) Regulations 1994.
•
Electrical Equipment (Safety) Regulations 1994
The Landlord confirms that he/she is aware of these obligations and that the Agent has provided sufficient
information (via explanatory leaflets available on request) to assist with compliance. It is agreed that the
Landlord shall ensure that the property is made available for letting in a safe condition and in compliance
with above regulations. The Landlord agrees to indemnify the Agent against any expenses or penalties that
may be suffered as a result of non- compliance of the above regulations.
The Agent requires to hold a current Gas Safety Certificate which is either provided by the Landlord, or
alternatively the Agent will arrange for a Gas Safe registered engineer to undertake the necessary safety
inspection and provide a new certificate.
Unlike the Gas Safety Certificate at present there is no statutory obligation on landlords or agents to have
professional checks carried out on the electrical system or appliances. However, under the Electrical
Equipment (Safety) Regulations 1994 there is an obligation to ensure that all electrical equipment is safe.
We would strongly recommend that visual inspections are carried out on an annual basis and periodic checks
are carried out by a qualified electrician.
Smoke alarms must be provided by the Landlord and fitted to all floors. Also we would advise that a carbon
monoxide detector is also provided for tenant safety.
E N E R GY P E R F O R M A N C E C E RT I F I CAT E S
As of the 1st October 2008, any new tenancy requires an Energy Performance Certificate (EPC). This is a
mandatory requirement and once obtained is valid for 10 years. The Agent is required to hold a copy of the
Energy Performance Certificate. Mather Marshall would be pleased to arrange this for an additional charge.
16
MAINTENANCE
The Landlord warrants that the Property is made available in good and lettable condition and that the
property, beds, sofas and all other soft furnishings all conform to the current fire safety regulations. The
Landlord agrees to make the Agent aware of any outgoing maintenance problems. Subject to a maximum
expenditure limit of £100 on any single item or repair, and any other requirements or limits specified by the
Landlord, the Agent will administer any minor maintenance work that needs to be carried out on the
property. It is agreed that in an emergency or for reasons of contractual necessity where reasonable
endeavours have been made to contact the Landlord, the Agent may exceed the specified limit. The Agent
endeavours to select competent tradesmen at a reasonable price but is unable to personally guarantee the
standard of workmanship or accept any liability arising there from, although the Landlord retains the right to
pursue any claim against appointed tradesmen for substandard work.
By law it is necessary to carry out an annual inspection for the central heating and any gas appliances. The
Agent will carry these out on the Landlord behalf and administer the necessary inspection and maintenance
records, unless otherwise instructed.
R E PA I R S – U S E O F T RA D E S P E O P L E
If the Landlord does not have preferred contractors the Agent can introduce tradesmen that have proved
reliable to date. The Agent will immediately put emergency repairs in hand. Otherwise, the normal
procedure will be for the Agent to obtain an estimate for the Landlord’s consideration. For some major works
the Agent may charge a supervision fee. If the Landlord has preferred contractors the Agent will need to see
their certificate of public liability, and if a gas fitter, or electrician proof of the required regulatory
qualification. The Agent will normally arrange for the accounts to be paid from the rents received.
R E PA I R S A N D M A I N T E N A N C E
Landlords are reminded that they have statutory obligations to maintain their properties in good and
tenantable order.
Small works
Not withstanding that the Agent will normally first consult or advise the Landlord regarding small works, i.e.
those expected not to exceed the Landlord’s maximum expenditure or limit. The Agent will appoint a
contractor (unless otherwise instructed by the Landlord) to carry out the works and meet costs from the
rent.
Larger works
a)
Where these are for routine maintenance the agent shall first agree the expenditure with the Landlord,
obtaining an estimate where required. However, where estimates including provisional costing are
accepted (usually where some investigation is required by the contractor to determine the extent or
nature of the work to be undertaken) and the contractor needs instructions to continue with the work
in progress then the agent is authorised to agree a cost with the contractor.
b)
Where the works are of a major kind and could not fairly described as routine maintenance, the Agent
reserves the right to charge for organising and overseeing the works.
17
Emergency works
Where the property is found to be insecure or at risk of imminent or future damage and the agent considers
that the works should be immediately put in hand (e.g. burst pipes) then the agent is authorised to proceed
with such repairs and to meet the costs from the rents. As soon as practical afterwards the agent shall advise
the Landlord of the event and likely cost.
Initial repairs
Where repairs are required before the tenancy can start or which are found to be required during the first
month of tenancy and which the Agent arranges, the agent reserves the right to charge for organising and
overseeing the works.
Payment
The agent will pay for any of the above-mentioned works by deduction from rents when the invoice is
received.
Indemnities
The Landlord indemnifies the Agent against all demands by contractors for payment in respect of work or
goods ordered on behalf of the Landlord and undertakes to put the Agent in funds or pay the contractor
direct if:
a) The contractor will not wait until rent is received
b) The invoice amount exceeds the balance of one months rent
c) Rent from the tenant is late or unpaid
A D M I N I S T RAT I O N / H O L D I N G F E E S A N D D E P O S I T S
An admin fee is generally taken from a tenant applying to rent a property. The purpose of this fee is to verify
the tenant’s serious intent to proceed and to protect the Agent against any administrative expenses incurred
(referencing, conducting viewings, re-advertising) that may be incurred should the tenant decide to withdraw
his application. The admin fee does not protect the Landlord against loss of rent due to the tenant deciding
to withdraw, or references proving to be unsuitable and early acceptance of rent from the applicant would
not be advisable until satisfactory references have been received.
Upon signing the tenancy agreement, the Agent will take a dilapidations deposit from the tenant(s) in
additional to one months rent in advance. The purpose of the dilapidations deposit from the tenant is to
protect the Landlord against loss of rent or damage to the Property during the tenancy period. These
deposits are held by the Agent as Stakeholders and will be kept in a separate and secure client account ready
for refunding (less any charges due) at the end of the tenancy.
C O U N C I L TAX
Payment of Council Tax will normally be the responsibility of the tenants in the Property. However,
Landlords should be aware that where a property is empty, let as holiday accommodation or let as a house of
multiple occupation (HMO) responsibility for payment of Council Tax then rests with the owner of the
property.
18
S E RV I C E S
The Agent will take meter readings whenever possible at each change in occupation of the Property and if
the Agent is supplied with the Utility suppliers they will inform the service companies (electricity, gas and
water rates) of these readings and the change of occupation. It is the responsibility of the Landlord to provide
details of all correct utility suppliers. In many cases, other service companies (e.g. BT) require that the new
occupiers formally request and authorize their service and it is not possible for the Agent to do this on the
tenants or Agents behalf. With regards to mail Landlords should take care to inform all parties (e.g. banks,
clubs, societies etc) of their new address. It is not always possible to rely on tenants to forward mail.
I N V E N T O RY
The Agent will prepare an Inventory for the Property. The standard inventory will include all removable
items in the Property (except those of negligible value) plus carpets, curtains, mirrors, sanitary ware and
other articles that, in the opinion of the Agent, need regular checking. Landlords should not leave any articles
of exceptional or special value within the Property without prior arrangement with the Agent. It is the
responsibility of the Landlord to ensure all fire regulation labels on soft furnishings are visible for the
preparation of the inventory. Any items where the label is not visible will not comply and will have to be
removed.
KEYS
The Landlord agrees to provide the agent with three sets of keys to the property. Two sets of keys will be
given to the tenants upon moving in and one set will remain in the possession of the agent.
INSPECTIONS
Under the Standard Management Service, the Agent will normally carry out inspections starting on month
2. It is not the intention to check every item of the Inventory, the inspection is concerned with verifying the
good order of the tenancy (ie the house being used in a “tenant like” manner) and the general condition of
the Property. This would normally include inspecting the main items (carpets, walls, cooker, main living
areas, sanitary ware and gardens). Where these were felt to be unsatisfactory, a more detailed inspection
would generally be made. Following the departure of the tenants, a final inspection of the property is carried
out by the Agent. Testing of all electrical appliances, heating system and plumbing is not feasible during this
inspection. A qualified contractor should be appointed for this purpose should it be required by the
Landlord. Any deficiencies or dilapidations would normally be advised to the Landlord together with any
recommended deductions or replacement values. It is agreed that the Agents judgement will be final in this
matter. Should it be necessary the case will be referred to arbitration with the Royal Institute of Chartered
Surveyors, any costs being shared by the Landlord and tenant or as directed by the Arbitrator.
19
GA R D E N S
The tenant will be liable to maintain the garden to an acceptable standard (lawns tendered and borders kept
free from weeds). If the property has a mature garden that requires a conscientious level of maintenance the
Agent recommends that a gardener be provided within the rent agreed. The agent cannot guarantee that
tenants will be conscientious or capable gardeners and can only ensure that the lawns are maintained and
borders kept free from weeds.
T E R M I N AT I O N
This agreement may be terminated by either party by way of a three months’ written notice. The minimum
fee is payable by the Landlord of £250.00 plus VAT for early withdrawal. If the Landlord decides to
continue letting to the tenants introduced by the agent after the termination of the agreement a fee of one
months rent will be payable.
The Landlord shall advise the Agent in writing of any requirement for return and repossession of the Property
at the earliest opportunity. Landlords should be aware that any tenancy agreement entered into on the
Landlord behalf is a binding legal agreement for the term agreed. Details of any tenancy agreement being
entered into will be communicated to the Landlord as soon possible. Landlords should be aware that the
legal minimum notice period to tenants under assured tenancies is generally two months from a rent due date
(unless the contract allows for early termination) and this notice needs to be given even in the case of a fixed
term tenancy which is due to expire.
If the Landlord cancels
If the Landlord cancels this agreement after references are taken on potential tenants and prior to a proposed
tenancy starting the Landlord will be liable to pay the agent the administration fee charged to the tenant as
compensation to the proposed tenant, and also any cost entered into for the production of an inventory.
L E GA L P R O C E E D I N G S
Any delays of payment or other defaults will be acted on by the Agent in the first instance. Where the Agent
has been unsuccessful in these initial actions, or there are significant rent arrears or breaches of the tenancy
agreement, the Landlord will be advised accordingly. A Solicitor would then be appointed and instructed by
the Landlord (except where the Agent is unable to contact the Landlord). The Landlord is responsible for
payment of all legal fees and any related costs.
INSTRUCTIONS
It is agreed that any instructions to the Agent from the Landlord regarding termination, proceedings, major
repairs, payment details or other significant details regarding the letting be confirmed in writing.
20
B U I L D I N G A N D C O N T E N T S I N S U RA N C E
The Landlord shall be responsible for the property being adequately insured and that the insurance policy
covers the situation where the property is tenanted.
S A L E O F T H E P R O P E RT Y
In the event of the tenant purchasing the property from the Landlord following introduction by Mather
Marshall then a fee of 1.5 % plus V.A.T shall be payable to Mather Marshall Letting Agents.
21
ACCEPTANCE
ACCEPTANCE
AND
AND
VARIATION
VARIATION
2009
2009
LANDLORDS
LANDLORDS
COPY
COPY
The terms
The terms
and conditions
and conditions
of this
of Agreement
this Agreement
may may
be varied
be varied
by the
by the
Agent
Agent
at any
at any
timetime
or times,
or times,
butbut
only
only
by
prior by
written
prior notification.
written notification.
I/We I/We
confirm
confirm
that that
we have
we have
readread
thethe
attached
attached
agreement
agreement
and
andwish
wishthe
theAgent
Agent to
to undertake
undertake Standard
Management
Management
Service
Service
at anatagreed
an agreed
fee of
fee of of eachofmonths
each months
rent plus
rentVAT.
plus VAT.
This will
Thisinclude
will include
the Rent
the
Guarantee
Rent Guarantee
policy.
policy.
Or
Or
confirm
that
weread
have
the attached
andAgent
wish to
theundertake
Agent toand
undertake
and
I/We I/We
confirm
that we
have
theread
attached
agreementagreement
and wish the
Introductory
service
an agreed
75% ofrent
the first
rentwill
plusnot
VAT.
Thisthe
willRent
not
Only Introductory
service at an Only
agreed
fee ofat75%
of the fee
firstofmonths
plus months
VAT. This
include
include
the Rent Guarantee policy.
Guarantee
policy.
also confirm
thatare
wesole/joint
are sole/joint
owners
the Property
known
I/We I/We
also confirm
that we
owners
of theofProperty
known
as: as:
Property
to be let
Property
to be let:
…………………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………………
………………………………
…………………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
Signed…………………………………………………………………………………………………………………
………………
Signed:
Date……………………………………………………………………………………………………………………
(If property is jointly owned all parties should sign)
Landlord’s Full
Date:
Name(s)………………………………………………………………………………….........................................
Signed on behalf of the Agent……………………………….................. Date……………………....................
Landlord’s Full Name(s):
(For MATHER MARSHALL LETTING AGENTS)
Signed on behalf of the Agent:
MATHER MARSHALL LETTING AGENTS
129A HIGH STREET
STEVENAGE
129A HIGH STREET, STEVENAGE, HERTS, SG1 3HS
HERTS
Fax
(01438) 352688
SG1 Tel
3HS(01438) 364445
Tel (01438)
364445
Fax (01438) 352688
ACCEPTANCE
ACCEPTANCE
AND
AND
VARIATION
VARIATION
2009
2009
AGENTS
AGENTS
COPY
COPY
The terms
The terms
and conditions
and conditions
of this
of Agreement
this Agreement
may may
be varied
be varied
by the
by Agent
the Agent
at any
at any
timetime
or times,
or times,
butbut
onlyonly
by
prior by
written
prior notification.
written notification.
I/We I/We
confirm
confirm
that that
we have
we have
readread
thethe
attached
attached
agreement
agreement
and
andwish
wishthe
theAgent
Agent to
to undertake
undertake Standard
Management
Management
Service
Service
at an atagreed
an agreed
fee offee12of% of eachofmonths
each months
rent plus
rentVAT.
plus VAT.
This will
Thisinclude
will include
the Rent
the
Guarantee
Rent Guarantee
policy.
policy.
Or
Or
confirm
have
the attached
andAgent
wish to
the
Agent toand
undertake
and
I/We I/We
confirm
that wethat
haveweread
theread
attached
agreementagreement
and wish the
undertake
Introductory
service
an agreed
75% ofrent
the plus
first months
rentwill
plusnot
VAT.
Thisthe
willRent
not
Only Introductory
service at an Only
agreed
fee ofat75%
of the fee
firstofmonths
VAT. This
include
include
the Rent Guarantee policy.
Guarantee
policy.
also confirm
thatare
wesole/joint
are sole/joint
owners
the Property
known
I/We I/We
also confirm
that we
owners
of theofProperty
known
as: as:
Property
to be let
Property
to be let:
…………………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………………
………………………………
…………………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
…………………………………………………………………………………………………………………
Signed…………………………………………………………………………………………………………………
………………
Signed:
Date……………………………………………………………………………………………………………………
Landlord’s Full
Date:
Name(s)………………………………………………………………………………….........................................
Signed on behalf of the Agent……………………………….................. Date……………………....................
Landlord’s Full Name(s):
Signed on behalf of the Agent:
129A HIGH STREET
STEVENAGE
129A HIGH STREET, STEVENAGE, HERTS, SG1 3HS
HERTS
Tel (01438) 364445
Fax
(01438) 352688
SG1 3HS
Tel (01438)
364445
Fax (01438) 352688
LANDLORD INFORMATION QUESTIONNAIRE
Please complete and return to Mather Marshall Letting Agents at 129A High Street, Stevenage Old
Town, Hertfordshire, SG1 3HS.
LANDLORD DETAILS:
NAME:
ADDRESS:
TELEPHONE NUMBERS:
WORK:
HOME:
MOBILE:
EMAIL ADDRESS:
If you are a Landlord based overseas, then please give the name and contact number of a contact in the
UK:
NAME
CONTACT NUMBER:
BANK ACCOUNT DETAILS:
NAME OF BANK: ADDRESS:
BANK ACCOUNT NUMBER:
SORT CODE:
LANDLORD INSURANCE QUESTIONNAIRE
As a responsible Managing Agent it is our duty to ensure that you are adequately protected and covered
for the purpose of letting.
It is therefore essential that you complete the details below prior to the renewal of your contract.
1. I confirm that I have buildings and/or contents insurance with the appropriate let property cost
and cover as follows:
Buildings
Name of Insurer
Policy Number
Rebuild value
Renewal date:
Contents
Name of Insurer
Policy Number
Rebuild value
Renewal date:
2. I wish to take out IMMEDIATE COVER for buildings and/or contents as follows:
Buildings (rebuild value) £
Contents (minimum £10,000 for comprehensive cover) £
OR
Limited contents cover for £5,000
If you do not wish to receive a personalised insurance quote 45 days before renewal then
please tick the box. Please note that if you have agreed to receive a quotation your
information will be passed to HomeLet our preferred insurance provider who will contact
you with the quotation information.
UTILITY SUPPLIERS:
Please provide your supplier name, account number and telephone contact number. Without these
we will not be able to contact the suppliers on your behalf
GAS
WATER:
ELECTRIC
IS THIS A CARD METER PROPERTY?
COUNCIL TAX
COUNCIL TAX BANDING
ARE YOU LETTING YOUR PROPERTY THROUGH ANOTHER AGENT?
Please give details:
ADDITIONAL INFORMATION:
We would strongly recommend that you attach copies of any other appropriate information, e.g.
maintenance agreements, warranty’s which are still valid, buildings and contents insurance etc., to this
document or give the information below:
.
HATFIELD TOWN CENTRE
HATFIELD GALLERIA
27 Market Place
Hatfield
Hertfordshire
AL10 0LJ
7 Harpsfield Broadway, Comet Way
Hatfield
Hertfordshire
AL10 9TF
Sales:
Tel: 01707 270777
Fax: 01707 276442
Sales:
Tel: 01707 270777
Fax: 01707 276442
email: [email protected]
Lettings:
Tel: 01707 270555
Fax: 01707 276442
Lettings:
Tel: 01707 270555
Fax: 01707 276442
VILLAGE HOMES
STEVENAGE
132 London Road
Knebworth Village
Hertfordshire
SG3 6EY
129 -129a High Street
Stevenage
Hertfordshire
SG1 3HS
Sales & Lettings:
Tel: 01438 813337
Fax: 01438 817318
Sales:
Tel: 01438 748007
Fax: 01438 352688
Lettings:
Tel: 01438 364445
Fax: 01438 352688

PM9800 - MATHER MARSHALL LETTINGS GUIDE v2:Mather

Transcription

Similar documents

Amanda Wiewiorka - Scottish Association of Landlords

Buy to let-Tips for investors

Hunter

LEASE APPLICATION must be completed for each

gelson`s market rite-aid

jeffrey road alton parkway

Renting in Canada - Landlord and Tenant

Residential Eviction Mediations