Should there be applications from more than one party for a particular
property, we will only Bank the fee from the applications that we are
to process. If we do not begin to process your application then your
fee will be refunded.
Referencing – We will
carry out a credit assessment verifying the
electoral role, searching public records for any adverse information
such as CCJ’s, Bankruptcies, Voluntary Arrangements etc. and verification
of current and previous addresses. We will also take-up a written Employer’s
reference or other satisfactory verification of financial means
or income, a Bank status enquiry and a previous
Landlord/Agent reference, if appropriate.
There are clearly exceptions to the above. Should applications be received
from parties on Housing Benefit, a clean credit
history and residential identification will still be required and we
will require a Guarantor to the tenancy, who
must meet all of the above criteria. It is important to verify with
us, prior to the initial viewing, whether the Landlord of a particular
property is prepared to consider applications from parties on Housing
Benefit.
For post-graduate students, we will require
original proof of financial means, i.e. sponsorship.
We will be more than pleased to confidentially discuss your individual
circumstances and requirements in detail with you.
Initial Monies – Once references are complete and applications approved we will, in all cases, require at least one month’s rent in advance and the equivalent of one month’s rent as a bond for unfurnished properties or the equivalent of six weeks rent as a bond for furnished properties, in cleared funds, prior to the tenancy
Whether managed or let only, we will hold the bond as Stakeholder. As a member firm of the Tenancy Deposit Scheme, we will register the tenancy details online and issue the appropriate certificate to you, the Tenant, to ensure that the bond is held within an appropriate insurance based scheme to comply with The Housing Act 2004 (Chapter 4 Sections 212 – 5; and Schedule 10) deposit protection requirements.
Signing the Tenancy Agreement
– Before taking possession of the property, all parties on the
Tenancy Agreement and any Guarantor must sign it, having their signatures
witnessed. A Guarantor must sign the agreement
before the tenants and not after. Depending on timescale and locality,
this will either be via the post or at our offices.
Inventories – Whether
furnished or unfurnished we will prepare a detailed inventory and, where
professionally managing a property, this will be supported by photographs.
Notifying Utilities –
At the outset of your tenancy we will take meter readings and write
to the appropriate utility suppliers (gas, water and electricity) and
notify the council tax department with regard to the change in occupation.
We cannot instruct telecom suppliers, cable or satellite t.v.
Getting the Keys –
Once the Agreements are signed and initial monies paid over and cleared,
keys may be collected from our offices on the day the tenancy begins.
We will arrange this with you. Often this is the same time as signing
the agreements and paying over initial monies.
Ongoing rent – It is
a condition of our tenancy agreements that rent be paid by standing
order, unless an alternative arrangement has been specifically
agreed. The frequency of rental payments will be determined on your
agreement and is always paid in advance. Where properties are professionally
managed you will pay the rent to Assured Residential and where we are
acting in a let only capacity you will pay the ongoing rent directly
to your Landlord.
Managed or Let Only –
Where we are to professionally manage the property,
we will be your ongoing point of contact for all queries, maintenance
issues and correspondence.
Where we are acting in a let only capacity
your ongoing contact will be directly with your Landlord. We will, of
course, advise you of this and provide you with direct contact details.
Renewals – At the appropriate
point in the tenancy we will establish whether your Landlord wishes
to renew the tenancy and depending on their instructions we will write
to you to either serve you with the appropriate possession notice or
to establish whether or not you wish to renew.
With let only instructions we will correspond in the same manner should
we be instructed by your Landlord to do so.
If your tenancy is not being renewed we may be instructed by your Landlord
to advertise the property for re-letting approximately one month before
you are due to vacate. Our tenancy agreements provide that access
must be allowed with regard to viewing for re-letting,
one month prior to the termination of the agreement.
Terminating a Tenancy
– In most cases you tenancy agreement will be an Assured Shorthold
Tenancy, as established by the Housing Act 1988 and amended by the Housing
Act 1996. Neither Landlord nor Tenant may terminate this agreement before
the expiry of the fixed term.
Should a tenancy continue after the initial fixed term but not on another
fixed term this tenancy becomes statutory periodic
(roll-over basis). In this instance your Landlord is required to give
you two rent periods notice for possession (two months for monthly tenancies)
and you are required to give one rent period notice (one month for monthly
tenancies). The notice period should expire on the last day of a period
of the tenancy (e.g. if your rent is due on the 1st of each month then
your notice should expire on the 28th, 30th or 31st depending on the
month)
Moving Out – With professionally
managed properties, the keys must be returned to our Offices
at the termination of your tenancy. Shortly after this we will carry
out an inventory inspection. Fair wear and tear
excepted, the property should be rendered up in the same condition and
to the same level of cleanliness, with all dilapidations and breakages
having been replaced or made good as at the outset of your tenancy.
No further works or cleaning should be required to re-let the property.
We will take meter readings and write to the appropriate utility suppliers
(gas, water and electricity) and notify the council tax department with
regard to the change in occupation. We will require your forwarding
address. We cannot instruct telecom suppliers, cable or satellite t.v.
With let only instructions your keys must be
returned to your Landlord, or to our Offices, if agreed at the termination
of your tenancy. It is your Landlord’s responsibility to carry
out an inventory inspection.
In let only cases we would advise that you take meter readings and
notify utilities and the Council Tax Department yourself.
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