LETTINGS - Landlords Guide · Deposit scheme information 1. You are required by law to hold your...

L E T T I N G S - L a n d l o r d s G u i d e

Landlord information

The property management experience that makes the letting journey effortless

Lettingyourpropertyforthefirsttimecanbedaunting.That’swhywithmanyyearsofpropertyexperiencebehindus,wecanhelpyouavoidthepitfalls.

Writtenforlandlords,thisguidewillleadyouthroughtheprocess,explaintherequirementsandregulations,andpresenttheoptionsforourtieredlettingsmanagementservices,enablingyoutosuccessfullyletyourproperty.

Proud of our swift and professional service

Bychoosingtomarketyourpropertywithusyouwillgiveyourselfthepeaceofmindofknowingthatyourpropertyisbeingmanagedbyexperiencedstaff.Wearededicatedtolettingsacrossourprimeofficelocationandcombinedwithstrongcorporatepartners,willensureyouaregiventhehighestlevelofservice.

Marketing

Targeted,ratherthan‘shotgun’marketingofyourproperty,locatingqualitytenantsatexcellentlevelsofrent:

•corporateletsandrelocations •e-marketing •localmediaadvertising •onlineadvertising •socialmediamarketing •premiumaggregatepresence

Tenancy

Weprovidecomprehensivetenancyagreementsthatsetouttherightsandobligationsofbothyouandthetenantfor:

•tenancyagreements •terminations •tenantmanagement.

Technology

Weoffercuttingedgesolutionsthatproducefast,effectivemarketingofyourhome,using:

•thelatestonlinetechnology •industryleadingsoftware •fastandsecurepayment

facilities.

Requirements

We’llguideyouthroughthenecessarystepstoensurethatyourpropertyisletsuccessfully,including:

•permissionsrequired •tenantreferences •propertycleanliness.

Safety

Wearefullyversedinthecurrentsafety legislations to ensure that bothyouandthetenantarefullyprotectedinareassuchas:

•furnishings

•gasandelectricalequipment

Logistics

1.Adetailedinventoryisparamountintheeventofunavoidableaccidents.

2.SecuredepositsmustbeheldinanapprovedGovernmentdepositscheme.

3.AdetailedInventoryisconductedatCheckin/CheckOut.

4.Weundertakepropertymaintenanceonallourfullymanagedproperties.

Your guide to hassle free letting

What we need from you

1.AnEnergyPerformanceCertificate(EPC).

2.Asofthe1stOctober2008,newlegislationrequiresthatwehaveanEPConfilebeforeweconductviewingsonyourproperty.PleasebesuretoforwardacopyofyourEPCtousassoonasyouhaveoneavailable.WecanofcoursearrangetheEPConyourbehalf.

3.LandRegistry(proofofownership).Thiscertificateprovesyouarethelegalowneroftheproperty.OurEPCproviderscanprovideaLandRegistrycertificatealongwiththeEPC.

4.Uptodategasandelectricalcertificates.Wewillneedavalidcopyofthesafetycheckorcertificateforourfilespriortothetenancycommencing.

This is a mandatory requirement and we will automatically organise this on your behalf unless you have provided us with a valid certificate seven days prior to any tenancy commencing. We can provide a price list for these services upon request.

5.FullycompletedConfirmationofTermsofInstructionForm:tosetupatenancyinyournamewillneedallofyourdetailsandthesewillberequestedinourlandlordformsprovidedmovingforward.

Deposit scheme information

1.Youarerequiredbylawtoholdyourtenantsdepositmonies

withinaGovernmentapprovedtenancydepositprotectionscheme.

2.Ifyouhaveappointedusasagent for any of our fully or partmanagedoptions,youwillbeabletoholdthedepositforthetenancyinourGovernmentapprovedscheme.

3.Ifwedonotactforyouasmanagedorpartmanagedlandlordyouwillnotbeabletoholdyourtenant’sdepositinourschemeandyouwillneedtosupplyuswiththefollowingdetailstoenableustoensureyourcompliancewiththelaw:

a.thenameoftheschemeyouareregisteredwith

b.yourmembershipnumber

c.supportingdocumentstoconfirmthatyouareamemberofthatschemesuchasanemailorletterthatyouhavereceivedfromtheschemeconfirmingyourmembership.

4.Aspartofourfullymanagedservicewewillalsoarrangeforaprofessionalcleanofyourpropertyandafull,professionalinventory/checkinofyourtenantsonyourbehalf,atanextracost.Ourcontractors’pricelistsareavailableonrequest.

Our outstanding levels of service

Thetypeofserviceyouchooseshouldbedeterminedbyyoursituationandexactlyhowmuchinvolvementyouwishtohaveinthemanagementofyourproperty.

Ifyouwouldlikeadviceonwhich

servicebestsuitsyourneeds,you’llfindourexperiencedrepresentativesmorethanhappytohelpyoumaketherightchoice

Tenant Find Only Thisserviceincludes: •extensiveadvertisingandfull

preparation of property details •accompanimentofall

prospectivetenantsviewingtheproperty

•fullreferencestakenonanyprospectivetenantsbyacreditreferenceagency

Part Management OurPartManagementservice

includes: •extensiveadvertisingandfull

preparation of property details •accompanimentofall

prospectivetenantsviewingtheproperty


• preparation of legal documentationsignedbytenantsinouroffices

•collectionofthefirstmonth’srent,alongwiththedepositforthetenancy

•regularrentalcollectionspaiddirecttoyourbankaccount,withitemisedmonthlystatements

•managementoftenancyrenewals

•remindersofallsafetyrenewals. •rentalprotectioninsurance

(subjecttopolicysterms)

www.beville.co.uk01189242526

LET BY


LET BY


LET BY


LET BY


LET BY

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Who is responsible for what?

Asaruleofthumb,youareresponsibleforexteriorandinteriormaintenance.Youarealsoresponsibleforbuildingsandcontentsinsuranceandanyotheroutgoings.Thetenanthasaresponsibilitytoshowadutyofcaretothepropertyandcontentsandisaccountableforanycounciltax,gas,water,electricandtelephoneaccounts.

What happens about insurance?

Insurersmustbenotifiedoftheletting of your property so that thepolicyonthestructureandcontentsmaybeendorsed.Insurancewillbeinvalidifinsurersarenotcorrectlyinformed.Weadvisethatinsurancespecifictocontentscoverisarrangedtoprotectagainstpossibledamagebytenants.

Rentprotectioncomesasstandardwithourservices(subjecttopolicyconditions).We’repleasedtobeabletoofferafullrangeofspecialist,tailor-madeinsuranceforlandlordsatcompetitiverates.

How do I receive my rental payments?

Rentsareusuallypaidonacalendarmonthlybasis,inadvance.Anaccountisthen

raisedandourcommissionisdeducted,alongwithanyrelevantchargesapplicable.Paymentsarethensenttoyourbankaccountandanitemisedstatementissentelectronically.

What about tax?

Itisnecessarytoprepareaccountseachyearonallpropertieslet,whethertheyarefurnishedorunfurnished,youraccountsshouldbepresentedtotheInlandRevenueindicatingwhattaxationliabilitymightarise.Taxliabilityisassessedonthetaxyearrunningfrom5th-4thApril.Youareabletoclaimmanyallowanceswhenlettingyourpropertythatcanbedeductedfromyourprofit.Suchallowancesincludedlettingagentsfees,solicitorsfees,accountantfees,maintenanceandrepairworkcarriedoutduringthelettingorwearandtearallowance,leasehold,groundrentandserviceagreementsoncentralheatingandotherappliances.Mortgageinterestcanalsobeoffset.

TheresponsibilityofpaymentoftaxdependsonwhetheryouliveintheUKorabroad.IfyouliveintheUKtheInlandRevenuewillassessyoufortheappropriatetax.Ifyouliveabroadwewillbeassessedfortaxandwillberesponsibleforpayingitonyourbehalf,onaquarterlybasis,directtotheInlandRevenueatthecurrentrateoftaxofthenetrental.

Ifyouaremovingoverseas,andwanttoavoidstoppagesordeductions,youmustapplyforanexemptioncertificatebycompletinga‘NonResidentLandlordForm’thatallowsustocontinuepayingtherentalwithoutdeductionoftax.YoucandownloadtheformfromHMRCWebsite.ThecompletedformmustbereturnedtoHMRC.

Should I tell my mortgage company?

Lendersmayapplyawiderangeofparametersbeforeagreeingamortgage.Inmanycases:

•youmaybechargedahigherrate of interest

•youmayhavetopayanadministrationcharge

•youmayneedtoshowreferencesandtenanciesbeforebeinggrantedpermission

•yourmortgagecompanymayalsoinsistonthecorrectdocumentationtoensurereoccupation

•lendersmayalsosetthelengthoftimethepropertycanbeletfor,andpermissionwillusuallyonlybegivenifthemortgageaccounthasbeenmanagedtothelender’ssatisfaction.

Full Management

OurFullManagementserviceincludes:

•extensiveadvertisingandfullpreparation of property details

•accompanimentofallprospectivetenantsviewingtheproperty


• preparation of legal documentationsignedbytenantsinouroffices

•collectionofthefirstmonth’srent,alongwiththedepositforthetenancy

•regularrentalcollectionspaiddirecttoyourbankaccount,withitemisedmonthlystatements

•rentalprotection(subjecttopolicyterms)

•emergencymaintenancecover(subjecttopolicyterms)

•detailedregularpropertyinspections

•managementoftenancycheckoutreports,tenancychangeoversandrenewals

• renewalsofgasandelectricsafetyinspectionsevery12months

• attending to dilapidations and makingtherelevantdeductionsfromthetenant’sdeposit

• handling and arranging any repair worksthepropertymayrequirewithinagreedrepairlimits,oraquotesuppliedforyourapproval

•applicationfortaxcertificate(whereapplicable),andsettlingofcontractorinvoices

•arrangingrenewalofgasandelectricsafetyinspectionseverytwelvemonths,withreportssentbyemail,faxorpost.

A little Q & A

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Fire regulations Underthe1988FireRegulationsActitbecamelawfrom

March1993onwardsthatanypropertyletfurnishedmustcomplywiththatAct.Therefore,anyfurnishings(exceptpre1950’s)leftwithapropertymustcomplywithBSIstandards.Failuretocomplywiththeseregulationsnowcarriesaheavypenaltyof£5,000orasixmonthprisonsentenceifnotadheredto.

Thereisobviouslyafinanciallimitthatyouwillwishtogotowhenfurnishingaproperty.Wethereforerecommendthatitemsofspecific,intrinsicorsentimentalvaluearenotleftwithintheproperty.

Tothesameextentexpensivechinaorglasswareisnotconsideredsuitable.WealsorecommendelectricalitemssuchasFoodMixers,Televisions,Computers,DVDPlayersandHi-FiEquipment,arenottobeleftduetotheircostlyrepairliability.

Electrical & gas regulations ItbecamelawinOctober1994forallgasappliances

withinpropertytobeservicedandsafetycheckedatleastonceevery12monthsbyaGasSaferegisteredengineer.Therevisedgasregulationsalsostipulatethatacertificatemustbeavailableforthetenantsinspection,provingthattheserviceshavebeencarriedout.

Wecanarrangeforsuchservicestobecarriedoutbyourrecommendedregisteredengineersoraregistered

engineerofyourchoice.Thereisalsoarequirementthatallelectricalappliancesaresafetytested,whichwecanalsoarrangeonyourbehalf,ifrequired.

Smoke Alarms & Carbon Monoxide Detectors

From01stOctober2015landlordswillberequiredbylawtoinstallworkingsmokealarmsinthepropertiestheyrentout.

Thiswouldbringprivaterentedpropertiesintolinewithexistingbuildingregulationsthatalreadyrequirenewly-builthomestohavehard-wiredsmokealarmsinstalled.

Landlordswouldalsoneedtoinstallcarbonmonoxidealarmsinhighriskareas–suchasthosewhereasolidfuelheatingsystemisinstalled,butitwouldberegardedasbestpractisetoinstallcarbonmonoxidealarmsinallroomsthathaveanappliance-boiler/fires,etc.

Landlordsthatfailtoinstallworkingsmokeandcarbonmonoxidealarmscouldfaceuptoa£5,000civilpenalty.

Forfurtherinformationpleasefollowthelinkbelow.https://www.gov.uk/government/publications/smoke-and-carbon-monoxide-alarms-explanatory-booklet-for-landlords

A little Q & A

Agency Agreement

This Agreement is made between the Landlord/s of the property as named at the end of this Agreement, hereinafter called “The Landlord”, and the agency named above acting as Agent for the Landlord, and hereinafter called “The Agent”.

Marketing TheAgentwilladvertiseTheLandlordspropertyon

TheAgentswebsiteandonpropertyportals. TheAgentwillarrangefora‘ToLetBoard’tobe

erectedattheLandlordsproperty.Shoulda‘ToLetBoard’notberequired,TheLandlordmustadviseTheAgentpriortothepropertybeingmarketed.

MostpropertiesmarketedbyTheAgentareincludedwithinlocalnewspaperadvertising.Itshouldbenotedhowever,thatTheAgentreservestherightnottoincludeanypropertywithinlocalnewspaperadvertisements.

Energy Performance of Buildings Regulations TheAgentwilladviseTheLandlordoncompliance

withtheEnergyPerformanceofBuildings(CertificatesandInspections)(EnglandandWales)Regulationswithregardtotheproperty.

Gas Safety Regulations TheAgentwilladviseTheLandlordoncompliance

withtheGasSafety(InstallationandUse) Regulationswithregardtotheproperty.

Furniture & Furnishings Safety Regulations TheAgentwilladviseTheLandlordoncompliance

withFurnitureandFurnishings(Fire)(Safety)Regulationswithregardtotheproperty.

Electric Safety Regulations TheAgentwilladviseTheLandlordoncompliance

withtheElectricalEquipment(Safety)Regulationswithregardtotheproperty.

Smoke Detectors TheAgentwilladviseTheLandlordwithproperties

builtpriortoJune1992onthebestpracticewithregardstosmokedetectorsandCarbonMonoxidemonitorswithintheproperty.

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Disability Discrimination Act 2005

TheAgentwilladviseTheLandlordoncompliancewiththeDisabilityDiscriminationAct2005withregardtotheproperty.

Housing Health & Safety Rating System

TheAgentwilladviseTheLandlordoncompliancewiththeHousingHealthandSafetyRatingSystem(HHSRS)withregardtotheproperty.

Houses in Multiple Occupation (HMO’s)

TheAgentwilladviseTheLandlordonensuringcompliancewithHousesinMultipleOccupationlegislationwithregardtotheproperty.

Consent to Let

TheAgentadvisesthatifTheLandlordhasamortgageonthepropertythattheymustobtainaletterofconsentfromtheirmortgageprovider,priortomakingthepropertyavailabletorent.

Superior Landlord

TheAgentadvisesthatifTheLandlordownsaleaseholdpropertythattheymustchecktoseewhetheritisarequirementoftheSuperiorLandlordtoreceivewrittenconsentforthepropertytobelet,priortomakingthepropertyavailabletorent.

Tenant Selection

TheAgentwillqualifysuitableTenantsandwillreferencethemaccordingtotheircurrentproceduresandpractices,whichincludespreviouslandlordreferences,employmentreferencesandcreditchecks.

WhilstTheAgentshallusetheirbestcommercialjudgmentintheselectionofTenants,TheAgent,shallnotunderanycircumstancesbeliablefornon-paymentofrent,oranyotheroutcomeofthetenancy,orforlegalcostsresultingtherefrom.RentGuarantee/WarrantiesandlegalexpensepoliciesareavailabletocoversuchrisksandtheAgentcanprovidetheLandlordwithaquotationforthesame.

Keys

InorderforTheAgenttoconductviewings,TheLandlordshouldprovideTheAgentwithasetofkeys(orauthoriseTheAgenttousekeysheldbyanotheragent).

Tenantsnormallyrequireonesetofkeysforeachoccupantoftheproperty,withaminimumoftwo sets.WhereBevillePropertyManagementaremanagingtheproperty,TheAgentwillholdasetofkeysattheirlocaloffice.WhereTheAgentisnotprovidedwithsufficientsetstofacilitatethis,TheAgentmaycutadditionalsetsandchargeTheLandlordforthisservice.

TheAgentutilisesasecurekeytagsystemtoensurethatthirdpartiescannotidentifywhichpropertyasetofkeysbelongsto.Therefore,intheeventkeysarelostorunaccountedforTheAgentsliabilitywillbelimitedtothecostofcuttinganewsetofkeys.

Tenancy Agreements

TheAgentwillprepareasuitabletenancyagreementinaccordancewithcurrentlegislation–beingeitheranAssuredShortholdTenancyAgreementorNon-HousingActTenancyAgreement.ItisTheAgentsabsoluterequirementthatTheLandlordreadandsignthetenancyagreementpriortoaletcommencing.

Tenancy Agreement Extensions/Renewals

TheAgentwillendeavortocontactbothTheLandlordandtheTenantbeforetheendoftheinitialagreementtonegotiateanextensionofthetenancy,ifrequested,shouldTheLandlordandTenantagreetoextend/renewatenancy,TheAgentwillprepareasuitableextensiondocumentinaccordancewithcurrentlegislation.TheAgentwillchargeafeeof£100 plusVAT.

Building & Contents Insurance

TheAgentrecommendsthatTheLandlordpurchasesappropriatebuildingandcontentsinsurance.IfTheLandlordalreadyhasbuildingsandcontentsinsurance,itisessentialthattheinsuranceproviderisnotifiedofTheLandlordsdecisiontorenttheproperty;otherwiseanycovermaybecomeinvalid.TheAgentcanprovideaquotationforlandlordsbuildingandcontentsinsuranceviathechosentenantReferenceCompany,onrequest.

Signatures

Contractsthathavebeensignedelectronically(whetherbyfax,emailorwebsiteauthentication)arebindingandadmissibleinevidence.Forconvenience,TheAgentmayaskTheLandlordoranyprospectiveTenantstosigndocumentationelectronically.

Deposits

ForManagedtenanciesTheAgentwillassistwiththecollectionoftheTenantsDepositandadviseonholdingtheDepositinaccordancewithcurrentlegislation.Fornon-managedpropertiestheagentwillcharge£65plusVATtoregisterthedeposit.WhereapropertyisFullyManaged,TheAgentwillassistinthesettlingofanydepositdispute,whichmayoccurbetweenTheLandlordandTenant.

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Deposits –Deposit Protection Scheme (DPS)

TheAgentisamemberoftheDPS,whichisadministeredby:TheDepositProtectionServiceThePavilionsBridgwaterRoadBristolBS996AA

IfTheAgentisinstructedbyTheLandlordtoholdtheDeposit,TheAgentshalldosounderthetermsoftheDPS.

Ifthereisnodisputeattheendofthetenancy,TheAgentwillkeepanyamountsagreedasdeductionswhereexpenditurehasbeenincurredonbehalfofTheLandlord,orrepaythewholeofthebalanceoftheDepositaccordingtotheconditionsoftheTenancyAgreementwithTheLandlordandTheTenant.PaymentoftheDepositwillbemadewithin10workingdaysofwrittenconsentfrombothparties.

Ifafter10workingdays*followingnotificationofadisputetoTheAgentandreasonableattemptshavingbeenmadeinthattimetoresolveanydifferencesofoption,thereremainsanunresolveddisputebetweenTheLandlordandTheTenantovertheallocationoftheDeposititwillbesubmittedtotheICEforadjudication.Allpartiesagreetoco-operatewithanyadjudication.ThestatutoryrightsofeitherTheLandlordorTheTenant(s)totakelegalactionagainsttheotherpartyremainunaffected.

ItisnotcompulsoryforthepartiestoreferthedisputetotheICEforadjudication.Thepartiesmay,ifeitherpartychoosestodoso,seekthedecisionoftheCourt.However,thisprocessmaytakelongerandmayincurfurthercosts.BecauseitisaconditionoftheTenancyAgreementsignedbybothparties,judgesmayreferthedisputebacktotheICEforadjudication.IfthepartiesdoagreethatthedisputeshouldberesolvedbytheICE,theymustacceptthedecisionoftheICEasfinalandbinding.

IfthereisadisputeTheAgentmustremittoTDSthefulldeposit,lessanyamountsalreadyagreedbythepartiesandpaidovertothem.Thismustbedonewithin10workingdaysofbeingtoldthatadisputehasbeenregisteredwhetherornotTheLandlordorTheTenant(s)wanttocontestit.FailuretodosowillnotdelaytheadjudicationbutTDSwilltakeappropriateaction.

*These time scales can be changed by agreement with The Tenant(s) in individual cases or by the contract used as standard by the agent. The Agent must co-operate with the ICE in the adjudication of the dispute and follow any recommendations concerning the method of the resolution of the dispute.

Ifadisputearisesfromanon-AST,TheICEmayagreetoresolveanydisputesovertheallocationofthesedepositsbyarrangement.IftheICEdoes,theICEwillproposewhattheyconsidertobethemosteffectivemethodofresolvingthedispute;TheLandlordandTheTenantmustconsentinwritingtoTheICEsproposal;Disputeswillbesubjecttoafeeof£500plusVAT,or10%ofthedepositplusVAT,whicheveristhegreater.Theresolutionprocesswillnotstartuntiltheparties’consent,thedisputedamountandthefeehavebeensubmitted.

Deposits – Held By The Landlord IfTheLandlorddecidestoholdtheDepositthemselves

inrelationtoanAssuredShortholdTenancy,TheLandlordmustspecifytoTheAgentpriortothestartofTheTenancyunderwhichTenancyDepositProtectionSchemetheDepositwillbecovered.IftheDepositiscoveredbyTenancyDepositSolutions,TheLandlordmustprovideproofofmembership,togetherwithacopyoftheinsurancepolicybeforetheDepositcanbereleased.IftheDepositistobesenttothecustodialschemeknowastheDepositProtectionService(DPS)TheAgentwillforwardtheDeposittotheDPSandregisterthedetailsoftheTenancyonTheLandlordsbehalfortransfertheDeposittoTheLandlordwithin5daysofreceivingit.TheLandlordmustthenregisteritwithanappropriatewithinafurther25daysiftheTenancy.IfTheLandlordfailstodosoTheTenantcantakelegalactionagainstTheLandlordintheCountyCourt.TheCourtcanmakeanorderstatingthatTheLandlordmustpaytheDepositbacktoTheTenantorlodgeitwiththecustodialscheme,whichisknownastheDepositProtectionService.InadditionafurtherorderwillbemaderequiringTheLandlordtopaycompensationtoTheTenantofbetweenoneandthreetimestheamountoftheDeposit.IfTheLandlordfailstomeettheinitialrequirementtoprotecttheDeposit,noSection21NoticecanbeserveduntileitherTheLandlordreturnstheDeposittoTheTenantinfullorwithsuchdeductionasTheTenantagrees;orifTheTenanthastakenproceedingsagainstTheLandlordfornon-protectionandthoseproceedinghavebeenconcluded,withdraworsettle(forexample,byTheCourtawardingdamagesbeingthereturnofthedepositorafinenotmorethan3timesthevalueofthedeposit).

IfTheLandlordfailstoservePrescribedInformation,aSection21NoticecannotbeserveduntilthePrescribedInformationhasbeenserved–butthiscanbemorethan30daysafterreceivingtheDeposit.ThiswillnotpreventTheTenantfromissuingproceedingsforlateprovisionofthePrescribedInformationandseekingapenaltyaward.

TheTenantcanmakeanapplicationtoaCountyCourtforapenaltyawardevenwhenthetenancyhasendedandcandosoforuptosixyears.TheAgenthasnoliabilityforanylosssufferedshouldTheLandlordfailtocomply.

Inventories TheAgentwillarrangeforaprofessionalindependent

InventoryClerktoattendtheTenantsCheck-In,Check-OutandprepareanInventoryforeachnewtenancy.Pleasenotethecostofthesewillbeadvisedtothelandlordbeforeinstructingtheworkstobecarriedout,thelandlordwillberesponsibleforcoveringthecostofthesereports.

Utilities TheAgentwilladviseon,andforFullyManaged

Clientsassistwiththetransferofutilityserviceaccount,suchasgas,electricandwater.

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Payment of Rent (Rent Collection and Fully Managed Clients only)

TheAgentwillemailmonthlystatementstoTheLandlorddetailingtransactions.TheAgentdoesnotprovidesecondcopiesofstatementsforthirdpartiessuchasaccountantsorintheeventthatTheLandlordlosesordeletesthestatementfromtheircomputer.IfsecondcopiesofstatementsareprovidedbyTheAgent,thesearechargedatacostof£20plusVAT,perstatement.

TheAgentaimstoreceiveon-goingrentalpaymentsandpreparefinancialstatementsonamonthlybasis,remittingthebalanceofrentalpaymentswithinonemonthoftheduedate.TheAgentmust,ofcourse,haveclearedfundsonaccountandTheLandlordmustbeentitledtoreceivetherentinaccordancewiththerentduedatesasspecifiedonthetenancyagreement.TheAgentcannotbeheldresponsibleforanybankchargesthatTheLandlordincursasaresultofdelaysinpayment.

WhereTheLandlordprovidesTheAgentwithUKbankdetails,TheAgentwilluseaBACSsystemtomakepaymentstoTheLandlordsaccountandwillnotchargeforthisservice.WhereTheAgentarerequiredtomakepaymentbyalternativemethods(TelegraphicTransfer,CHAPSorcheque)TheAgentwillpassonanycostsincurredinundertakingthesametoTheLandlord.

ItshouldbenotedthatiftheTenantpaysrent‘upfrontandinadvance’thatTheAgentsfeeswillbepayableinfullattheoutsetoftheTenancy.

Taxation

WhereTheLandlordisresidentintheUK,incometaxonrentfromthepropertyisentirelytheowner’sresponsibility.HoweverwhereTheLandlordisdeemedtoberesidentoverseas,unlessexemptionhasbeenagreed,TheAgenthasadutytodeducttaxfromrentreceivedandforwardthesametoHMRC.

ItshouldbenotedthatTheAgentislegallyobligedtofileataxreturnstartingthenamesandaddressesoftheirclients.IfTheLandlordisaresidentoverseasandhasnotappliedforself-assessment,TheLandlordwillneedtocompletetheappropriateform(usuallyNRL1,NRL2orNRL3)andreturntoHMRC.IfTheLandlordhasalreadyreceivedconfirmationofself–assessmenttheymustprovidetheAgentwithacopyoftheirExemptionCertificate.

Payment of Outgoings (Rent Collection and Fully Managed Clients only)

TheAgentwillmakepaymentofcertainregularoutgoings,excludingmortgagerepayments,providedthatTheLandlordhasconfirmedthesameinwritingandthatsufficientfundsareheldincreditontheaccount.

Rental Arrears (Rent Collection and Fully Managed Client Only)

IntheunfortunatesituationthataTenantbecomesinarrearswithrentalpayments,TheAgentwillinformTheLandlordaccordinglyandautomaticallyadoptanarrearsprocedure.Ifitbecomesnecessarytotakelegalaction,TheLandlordwillberesponsibleforinstructinglegalrepresentationandforallfeesarisingfromthesame.IfTheAgentarerequiredtoattendCourt,thiscanbearrangedforachargeof£125plusVAT,perday.(rentalprotectioninsuranceisincludedwithinourstandardtariff)

Tenant Breach of Contract (Fully Managed Clients Only)

IntheunfortunatesituationthataTenantbreachestheirtenancyagreement,excludingallmattersrelatingtopaymentofrent,TheAgentwillinformTheLandlordaccordingly,discussthesituationandanyappropriateremedies.Ifitbecomesnecessarytotakelegalaction,TheLandlordwillberesponsibleforinstructinglegalrepresentationandforallfeesarisingfromthesame.IfTheAgentarerequiredtoattendCourt,thiscanbearrangedforachargeof£125plusVAT,perday.

Repairs (Fully Managed Clients Only)

TheAgentwillarrangeanyrepairs,maintenanceorreplacementtothepropertyorcontentswhichcomestoourattentionandwhichweconsidertobenecessary.Inthecaseofminorworks,upto£200,TheAgentwillnotseekauthorisationfromTheLandlord.Thissumwillbedeductedfromtheincomingrentorfromfundsalreadyheldonaccount.

Whereworksexceed£200,TheLandlordwillbecontactedpriortothecommencementofworksforwritteninstructions.Intheeventofemergencyworksbeingrequired,TheAgentwillnotseektocontactTheLandlordpriortothecommencementofworksforwritteninstructionsandTheLandlordagreestopayanyrelatedbillsandinvoices.

Onmanagedpropertieswhereadvancerentalpaymentsaremade,TheAgentrequestaworkfundtocoveranyworkcarriedoutontheproperty.Foradvancepaymentsof6monthsormore,TheAgentrequeststhevalueof£250asaworkfund.

Property Visits (Fully Managed Clients Only)

TheAgentwillcompletenolessthan2propertyvisitspertenancytheseallowTheLandlordtomonitortheperformanceoftheTenantsinrespecttotheircontractualobligations.Itshouldbenotedthatsuchvisitscannotbereliedupontodetectstructuraldefectsanddoesnotincludeloftsorcellars.ShouldadditionalPropertyVisitsberequired,TheLandlordcanpurchasetheseforachargeof£35plusVAT.

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Empty Properties TheserviceprovidedbyTheAgentdoesnotinclude

supervisionofthepropertywhilstunoccupied,althoughvisitsmaybemadebyTheAgentintheprocessofmarketingandre-letting.

TheAgentisabletoprovideanEmptyPropertyVisitservicetoTheLandlordforachargeof£35plusVATpervisit.ThisserviceisoftenrequiredtomeettheconditionsofLandlordsbuildingandcontentsinsurancewhilstthepropertyiswithinavoidperiod.

TheAgent,oranyinstructedcontractororinventoryclerk,willnotacceptresponsibilityforfrostorcoldweatherdamagetowatersystemsorsubsequentdamagecausedtherebyatanytimeandTheLandlordshouldthereforeensurethatsuchrisksarecoveredbyinsurance.

Commission and Interest WhereTheAgentarrangeforanyexternalservices

orinsuranceonbehalfofTheLandlord,TheAgentwithholdtherighttoreceivecommissionforthesamefromthecontractororprovider.SuchcommissionandinterestwillremaintheexclusivepropertyofTheAgentandTheLandlordwillnothaveanyentitlementtothesame.

The Agents Fees IntheeventthatTheAgentintroducesaTenant

whoentersintoanagreementtorentTheLandlordsproperty,regardlessastowhetherornotthetenancyisfinalisedbyTheAgent,commissionbecomespayablebyTheLandlordtoTheAgentcalculatedat100%plusVATofthefirstmonth’srent.

Ifthetenancyagreementisterminatedinaccordancewithabreak-clause,TheAgentwillrefundanycommissionalreadyreceivedwithin14daysoftheTenantvacatingtheproperty.

IftheTenantterminatesthetenancyagreementpriortotheendofthetenancytermandthetenantvacatestheproperty,TheAgentwillrefundthecommissionfortheremainingperiodofthetenancytoTheLandlordtotheextentthatthisisnotrecoverablefromtheTenantsdeposit.

VAT TheAgentcommissionfeesandanyothercharges

aresubjecttoVATattheprevailingrate.Selling the Property IfTheLandlordshouldseektosellapropertywiththe

benefitoftheTenantinoccupation,TheLandlordwillberesponsibleforpayingTheAgentanIntroductionOnlyfeeof100%plusVATofthefirstmonth’srent,unlessthenewlandlordsignsTheAgentsAgencyAgreement.

IfaTenantshouldseektopurchaseTheLandlordsproperty,TheLandlordwillberesponsibleforpayingTheAgentafeeofnolessthan1.5%plusVAToftheagreedsellingprice,uponexchangeofcontracts.

Termination of Contract

OurAgreementwillremaininforceuntilterminated,byservingoftwomonthswrittennoticebyonepartyontheother.TheAgentmayhowever,terminatetheAgreementwithoutserviceofnoticeintheeventofanyactionofomissionbyTheLandlord,whichfrustratesthecontinuedperformanceofourservice.

IntheeventofterminationbyTheLandlordafeeof100%plusVATofthecurrentmonthlyrentalamountwillbecomedue(unlessthereisalegitimateandenforceablebreachbyTheAgent):

Disclaimer

TheAgentwillcarryoutallserviceswithreasonablecareandskill.HoweverTheAgentareunabletoguaranteethesuitabilityofTenants,timelyrentalpaymentsorvacantpossessionattheendofthetenancyandcannotbeheldresponsiblebyTheLandlordforsuchevents.

Jurisdiction

TheHighCourtandtheCountyCourtsofEnglandandWalesshallhavejurisdictiontohearanddetermineanyactionorproceedingsinrespectofthisagreement.

Indemnity

TheLandlordundertakestokeepTheAgentfullyandeffectivelyindemnifiedinrespectofanyclaim,demand,liability,cost,expenseorprosecutionwhichmayariseduetothefailureofTheLandlordtocomplywithRegulations,includinganysubsequentamendmentstheretoorreplacementRegulations.

TheLandlordagreestoindemnifyTheAgentagainstanycosts,expensesorliabilitiesincurredorimposedonTheAgent,providedthattheywereincurredonTheLandlordsbehalfinthepursuitofTheAgentsnormalduties.

TheLandlordwarrantsthatalltheinformationprovidedtoTheAgentiscorrecttothebestofhisknowledgeandbelief.IntheeventthatTheLandlordprovidesincorrectinformationtoTheAgentwhichcausesTheAgenttosufferlossorcauseslegalproceedingtobetaken,TheLandlordagreestoreimburseandcompensateTheAgentforalllossessuffered.

Data Protection and Privacy Policy

TheAgentisregisteredundertheDataProtectionAct1998andTheAgentundertakestocomplywiththeActinalldealingswithTheLandlordspersonaldatatheAgentreservestherighttopasstheLandlordsdatatocarefullyselectedthirdpartiesthatwillassistintheManagementoftheproperty.TheAgentandanythirdpartieswillkeepTheLandlordspersonalinformationsecure.Occasionally,TheAgentwillcontactTheLandlordbyletter,telephone,emailorotherwise,toinformtheLandlordaboutotherproductsandservices.TheLandlordtrytolimitthistoacceptablelevels,however,shouldTheLandlordwishtoexercisetherightto‘optout’TheLandlordshouldwritetoTheAgentaccordingly.

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Amendments

TheAgentmaychangeoraddtothetermsofAgreement,exceptinrelationtothelevelofanyfeesdueunderthisagreement,forlegalregulatoryreasons.TheAgentwillnotifyTheLandlordifanysuchchangewillaffecttheservice,whichTheAgentoffers.

Confirmation and acceptance of management I/weconfirmthatweinstructyoutoprovideanIntroductionOnlyService/RentCollectionService/FullyManaged

Service(deleteasappropriate).

I/weconfirmthatI/wearethesoleownersofthepropertyandareresidentswithintheUK/non-UKresidents.

I/weagreetobeboundbythisAgreementandconfirmthatI/wefullyunderstandthecontentsofthesame.

I/weagreetothefollowingfeesandcharges:

1. Introduction Only Fee* . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1st months rent inc VAT 2. Rent Collection Service Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8% inc of VAT 3. Fully Managed Service Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10% inc VAT 4. Tenancy Agreement Renewal Charge. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .£100 plus VAT 5. Pre Tenancy Administration (Managed and Let Only) . . . . . . . . . . . . . . . . . . . . . . .£200 inc VAT 6. Deposit Registration Charge (only applicable for Introduction only service) . . . . .£72 inc VAT

The following 3rd party services are available, subject to quotation

InventoryandCheckInReportCharge Check-OutReportCharge GasSafetyRecord(ifapplicable) EPC(ifapplicable) FixedWireElectricalCheck PortableApplianceTest

*Pleasesignadditionaldeclaration **Rentalcollectionserviceincludesrentprotectionpolicy.Fullymanagedserviceincludesrentprotectionpolicy&emergencymaintenance.Allpoliciesincludedaresubjecttotheproviders’termsandconditions.Theseinsurancesarecoveredwithinourstandardtariff.

Declaration

I/wedeclarethatIam/wearethesole/jointowner(s)oftheFreehold/Leaseholdpropertyasstatedaboveandthatpriortothecommencementofthetenancyallfurnitureandupholsteredfurniture,softfurnishings,bedsmattresses,pillowsandcushions(ifany)suppliedtotheproperty,comply(ifappropriate)withtheprovisionsoftheFurnitureandFurnishings(Fire)(Safety)RegulationsandwarrantthatthepropertycomplieswiththeGasSafety(installationandUse)RegulationsandtheElectricalEquipment(Safety)Regulations.

IunderstandthatImayhavetherighttocancelthisagreementundertheCancellationofContractsmadeinaConsumersHomeorPlaceofWorketc.RegulationsandconfirmthatIwishTheAgenttocommencemarketingthepropertyimmediately.

Notes

Beforesigningthisagreement,TheLandlordshouldcarefullyreadallofthetermsandconditionssetoutinthisdocument.ItisveryimportantthatTheLandlordreadsandunderstandsallofthetermsandconditionsthatwillapplytothisagreementbeforeenteringintothisagreement.TheLandlordshouldonlysignthisagreementiftheywishtobeboundbyallofthetermsandconditionsitcontains.

Ifthepropertyisjointlyownedpleasestatethenamesofallowners.Ifthepropertyiscorporatelyownedorownedbyatrust,thefullnameofthecompany/trust,thecompanyregistrationnumberandregisteredofficeaddressmustappearonthisform,whichmustbesignedbyanauthorisedsignatory.

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Declaration

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Landlord Signature: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Landlord Name: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Landlord Address: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Landlord Telephone:. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Landlord Email: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Date: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .


Landlord Name: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .


. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .


Landlord Email: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Date: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .


Landlord Name: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .


. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .


Landlord Email: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Date: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Company/Trust Name:. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Company Number: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Address: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Authorised signatory: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Signature: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Date: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

w w w . b e v i l l e . c o . u k28PeppardRoad,SonningCommon,SouthOxfordshireRG49SU [email protected]|t01189242526|f01189242728

Beville Property Management Team t08446822120

LETTINGS - Landlords Guide · Deposit scheme information 1. You are required by law to hold your...

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Transcript of LETTINGS - Landlords Guide · Deposit scheme information 1. You are required by law to hold your...