Lettings and property management are a thriving and particularly important part of our business.
Our lettings team is managed by Emerald Barclay-Seddon, ably assisted by Tracy and Helen and covers all our offices Letting and managing a complete spectrum of properties ranging from modern flats to country houses and farms.
Contact our lettings team for a free rental appraisal.
Tel: 01884 259900
Fax: 01884 255305
EMail: lettings@seddons.com
A Guide to Renting
When you agree to rent a property, all persons over the age of 18 will need to complete a Tenancy Application form and will be named in the Tenancy Agreement. We then take up references on behalf of the Landlord, which usually will include a credit check, current employment details, previous Landlord/Letting Agent, and if self-employed, accounts and income details.
At this stage we require an administration fee to cover general administration costs and to indicate your commitment to the tenancy. This payment is non-refundable should your references prove to be unsatisfactory or you withdraw from the proposed letting. If the Landlord withdraws the property, or your application does not proceed because of other circumstances out of your control, then the administration fee will be refunded in full. ( Note, the payment of an administration fee does not constitute a Tenancy, or offer of a Tenancy.)
Tenancy Agreement
Prior to a Tenancy commencing you will be required to sign a standard Assured Shorthold Tenancy Agreement, which is usually for a period of six or twelve months. A Tenancy Agreement will fully explain and detail the terms and conditions on which you are taking the Tenancy plus any other special conditions that relate to the property.
Security Deposit: Before the Tenancy commences you will be required to pay a security deposit usually equivalent to one month's rent plus £100. This deposit is held by Seddons as Stakeholder on behalf of the Landlord. No interest is payable to either party. The deposit is held against any damages or expenses arising during your tenancy and will not be released until you have vacated the property, all rent has been paid up to date and a satisfactory end of tenancy inspection completed.
Deposit Protection Scheme and The Dispute Service
All deposits taken for Assured Shorthold Tenancies are protected by the Deposit Protection Scheme. For more information visit the website www.depositprotection.com
Rental Payments
The first months rent is payable in advance along with the deposit, either by cash, Bankers Draft, transfer or cheque. If you are paying by personal cheque you must allow at least 10 working days for clearance. All future rent is payable in advance by standing order directly to Seddons client account. All standing order payments should be made three days prior to your rent due date to allow for clearance.
Schedule of Condition and Inventory
A Schedule of Condition/Inventory of the property will be prepared. This will be provided to you at the commencement of the tenancy requiring you to check and sign it and return back to Seddons within 3 days. It is important that you take care to check the Schedule of Condition/Inventory at this stage, as it will form the basis of any claim for damages by your Landlord at the end of the tenancy.
Tenants Obligations
Responsibility for the property rests with the Tenant during any tenancy. It is particularly important that any gas or electrical problems are reported immediately and the property is fully secured when you leave it unattended at any time. During the winter months, necessary steps must be taken to prevent the freezing of the water and heating systems. In addition, you will be liable to maintain the interior décor of the property to include carpets, and any fixtures and fittings that are included, as well as gardens and other outside areas.
Property Visits
All properties fully managed by Seddons will be subject an inspection, once every three months.
Utilities/Television Licence/Signal
You are responsible to notify the utility providers and television licencing authority regardless of whether or not a television is provided by the Landlord. (Landlords cannot guarantee quality of signal or availability of signal at any let property.)
Telephone Connections
Tenants will need to make their own investigations as to the availability of a suitable B.T/Broadband connection at the property and will be responsible for any connection costs.
Council Tax
It is the Tenants responsibility to pay the Council Tax direct to the local authority unless agreed otherwise.
Insurance
The Tenant is responsible for insuring their own personal effects and furnishings. It is important that as a Tenant you are adequately protected and covered for any damage you may cause to Landlords buildings or contents.
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A Guide to Letting
We provide three different letting services:
Tenant Introduction
When we are instructed to let a property we do the following:
We will visit the premises and provide you with an indication of the current market rent achievable. We will market your property and contact all suitable applicants on our database, as well as advertising and erecting a “to-let” board. ( You must notify us in writing if you have previously agreed not to erect a to-let board with the superior landlord, freeholder or other interested party). As and when we have applicants interested in viewing your premises, we will accompany the applicant to your premises with keys provided by you, or arrange a mutually convenient appointment for them and us to meet you at the premises.
We shall advise you of any interested applicants. If you wish to proceed with a proposed letting we shall:-
Take up full references and a credit reference report, checking the financial standing of the applicant, including income and credit rating. We contact the previous landlord (if appropriate) and contact the personal referee if applicable.
We will instruct an inventory clerk to prepare an inventory and schedule of condition which is essential to reduce the risk of a dispute arising at the end of tenancy about the deposit, whether it is let furnished or unfurnished. Inventories should, where applicable, show that furnishings and electrical equipment comply with current legislation. ( If you do not have an inventory and schedule of condition you will not be able to prove the condition of the premises at the start of the tenancy and may not be able to obtain compensation from the tenant either through any Tenancy Deposit Protection Scheme or through the County Court.) We have no liability for any loss suffered if you do not have a fully comprehensive Inventory.
If you are preparing the Inventory we must receive it from you at least 7 days prior to commencement of the tenancy.
We prepare a comprehensive tenancy agreement setting out the rights and obligations of both parties including any special terms that have been agreed. ( If you wish to use a tenancy agreement drafted by your own solicitor, please supply us with a draft within a reasonable time before the tenancy is due to commence. There will be an additional administration fee for using your tenancy agreement.)
We hold the deposit paid by the tenant as stakeholder against damage, breach of the tenancy agreement or any other outstanding charges owed by the tenant or accept the deposit from the tenant on your behalf.
We register the details of the deposit and the two parties to the tenancy agreement with the DPS (Deposit Protection Scheme) and lodge it to DPS during the tenancy. As of 6 April 2007 new legislation came into force under the Housing Act 2004 to ensure that tenant’s deposits are protected. Seddons will hold the deposit monies for the duration of the tenancy under the terms of The Deposit Protection Scheme. Should you require any further information please contact us.
We arrange for a Gas Safe engineer to check the gas appliances and installations and provide a Gas Safety Record (“GSR”) if we have not received a copy of a current GSR five days before the tenancy commences. The cost will be deducted from the initial payment of rent. If we do not manage the premises it is the legal responsibility of the landlord to arrange all future gas checks. We have no liability if you fail to do so.
If you instruct us to proceed with a proposed tenancy and then subsequently withdraw our instructions we make a norminal charge of £50 + VAT towards our abortive expenditure.
You must notify us of any change in your residency and status.
We will not arrange works prior to a letting unless sufficient funds are held to cover the cost and the landlord has requested us to do the work in writing.
Tenant Introduction and Rent Collection
In addition to our tenant introduction services, we collect all and send it to you within 5 working days after receipt of cleared funds, less our agreed fees and expenses .
If no payment has been received after 3 working days of the rent date, we will contact the tenant both verbally and in writing.
Full Management
In addition to the above services we will provide the following:
We deal with all day-to-day management matters, including minor repairs which will be agreed with you beforehand (except in the case of an emergency or to comply with the law) Wherever practical, an estimate is obtained beforehand, and submitted to you for approval for works of redecoration, renewal and repair. By signing this agreement you agree that we can instruct contractors on your behalf and deduct the cost of repairs and maintenance from the rent or the fund mentioned below.
We can use a particular contractor if requested by you, provided we have copies of their professional qualification, public liability insurance and the person is readily available. If any damage is caused by the negligence or failure of tradesmen specified by you, we then, the agent, will not be liable for any loss suffered.
We inspect the property every three months, (or more frequently if requested in writing and deemed necessary by you which will be subject to a charge). A written report will be sent to you following the inspections. Such inspections are of a limited nature in order to verify the general good order of the premises and the proper conduct of the tenancy by the tenant.
If work is required to be carried out we will arrange a mutually convenient time with the tenant. Where this is not possible we arrange to meet the contractor at the premises. (We do not meet contractors if we do not manage the premises.)
At the end of a tenancy full check out of the property will be carried out with the tenant in attendance.
Any dispute that may arise during will be taken up with the DPS (Deposit Protection Scheme).
