Why rent through us?
We can offer a professional and helpful service to help find the right home for you. Please find below some useful information that will guide you through the process of renting with us.
Once settled on a particular property you wish to rent, we will ask you to reserve the property prior to completing a written application form. The planned commencement date shall also be determined.
Before your application can be fully considered, you will need reserve the property and pay to us a Holding Deposit equivalent to one week's rent for the property you are interested in.
The circumstances in which the Holding Deposit will / will not be refunded.
Once we have your Holding Deposit, current legislation stipulates that the necessary paperwork should be completed within 15 days or such longer period as might be agreed. The relevant period for completing your application to rent the property and thereafter entering into a tenancy agreement will be extended to whichever comes sooner: a period of 15 working days from the date the holding deposit is paid or a period ending 4pm on the proposed commencement date of the tenancy.
If at any time during that extended period you decide not to proceed with the tenancy, then your holding deposit will be retained by our firm. By the same token, if during that period you unreasonably delay in responding to any reasonable request made by our firm, and if it turns out that you have provided us with false or misleading information as part of your tenancy application or if you fail any of the checks which the Landlord is required to undertake under the Immigration Act 2014, then again your holding deposit will not be returned. It will be retained by this firm.
However, if the Landlord decides not to offer you a tenancy for reasons unconnected with the above then your deposit will be refunded within 7 days. Should you be offered and you accept a tenancy with our Landlord, then your holding deposit will be credited to the first months’ rent due under that tenancy.
Where, for whatever reason, your holding deposit is neither refunded nor credited against any rental liability, you will be provided with written reasons for your holding deposit not being repaid within 7 days.
You will not be asked to pay any fees or charges in connection with your application for a tenancy. However, if your application is successful under our standard assured shorthold tenancy agreement, you will be required to pay certain fees for any breach of that tenancy agreement in line with the Tenant Fees Act 2019. In consideration of us processing your tenancy application, you will be agreeing to pay those fees to us on request.
As well as paying the rent, you may also be required to make the following permitted payments.
Permitted Payments under Current Legislation
Before the tenancy starts the following are deemed permitted payments that will be payable to Property Link Estates Ltd (‘the Agent’): -
- Holding Deposit: 1 week’s rent (See above)
- Deposit: 5 weeks’ rent (or in the case of rental income of more than £50,000 per annum 6 weeks' rent).
During the tenancy the following are deemed Permitted Payment which will be payable to us where we acting for the landlord of the property: -
- Payment of up to £50 including Vat if you want to change the tenancy agreement
- Payment of interest for the late payment of rent at a rate of 3% above the Bank of England base rate
- Payment of a reasonable amount for the reasonably incurred costs for the loss of keys/security devices
- Payment of any unpaid rent or other reasonable costs associated with your early termination of the tenancy (such as re-marketing costs, general administration, referencing, tenancy deposit protection and Right to Rent checks).
During the tenancy the following are payable to the provider if permitted and applicable to the tenancy: -
- Utilities – gas, electricity, water
- Communications – telephone and broadband
- Installation of cable/satellite
- Subscription to cable/satellite supplier
- Television licence
- Council Tax
Other permitted payments
Any other permitted payments, not included above, under the relevant legislation including contractual damages.
As part of the application, we will endeavour (with your permission) to obtain written references to support the information you provide. This will usually mean contacting your employer, current or previous landlord and someone to give you a character reference. We will also carry out a credit search, using an independent referencing company who will also apply for the references mentioned above.
Should we decide a guarantor is required before a tenancy can be granted; the same process of referencing will apply to the guarantor. The guarantor will be expected to be earning not less than 3 times the annual rent, be resident in England and a home owner.
Right to Rent Checks
People who are allowed to be in the UK have a right to rent. People who are not allowed to be here do not have a right to rent. Right to rent checks must be made by landlords, agents or householders who are letting private rented accommodation, or taking in a lodger. Anyone who lives in a property as a tenant or occupier, and sub-lets all or part of the property, or takes in a lodger, must also make the checks. This applies to people living in both private and social housing. Usually it will be this firm who ensures that the prospective tenants or occupants have a right to rent. If the check is not made and the occupier has no right to rent there may be a civil penalty to pay by the landlord. You will be given further details of the checks we undertake as part of your application and you must complete the checks before a tenancy can be granted.
In most cases the tenancy of the property you rent will be an assured shorthold tenancy (AST). However, under the circumstances where the tenancy cannot by law be an AST, for example, the tenant is a limited company or the property being rented is part of the same dwelling the landlord lives in then the tenancy will be a contractual agreement. When the tenancy is not an AST then the law on statutory tenancy deposit protection and the charging of tenant fees does not apply. For non-AST tenancies the following fees may be payable to this agency: -
Holding Deposit: £250 (applied as a credit to the first months' rent on a successful application)
Tenancy Deposit: 1.5 months' rent
Agency fee: 36% including Vat of 1 month's rent
You will be informed before you commit to reserving the property if the tenancy will not be an Assured Shorthold Tenancy.
Some landlords may wish to apply certain restrictions to a tenancy. Please find below some examples of typical restrictions that may be imposed:
Sub-Letting and taking in lodgers
You should be advised of any restrictions before an agreed viewing of a property takes place. However, please inform us of anything that you think may be a restriction at the time of making an appointment to view a property.
Self Employed/Retired Applicants
If you are self-employed or retired, references will be taken up from your accountant and/or bank statements showing a consistent income or savings. References are obtained through an independent referencing company
If you are a student who cannot prove a consistent and sufficient income, you will need a parent, relative or close friend to guarantee the rent and adherence to any other tenant obligation listed within the agreement.
Tenancy Deposit Scheme
At the start of every tenancy we collect a deposit of 5 weeks’ rent (or in the case of rental income of more than £50,000 per annum 6 weeks rent). This is used in the event of non-payment of rent, breakage or damage caused.
In accordance with the Housing Act 2004, landlords must select either an insured based or custodial based scheme in which to hold a tenant’s deposit. A statutory certificate is then supplied to the tenant, advising on which approved scheme protects the deposit. This must be done within 30 days of the tenancy start date. Please speak to one of our representatives for further information.
What happens if there is a dispute at the end of the tenancy?
In the event of a dispute, both parties will normally have 10 days to resolve the matter. If no resolution has been reached, they will be invited to make use of the Alternative Dispute Resolution process that is provided free with their chosen deposit scheme. Should the parties opt for Alternative Dispute Resolution they will be bound by its decision with no redress to the courts.
When can I check in?
As soon as we receive satisfactory replies to our reference enquiries, we shall contact you to agree a time to move in on the planned commencement date.
We would advise that for the start of the tenancy, you arrange for gas, electric, water, telephone and council tax accounts to be transferred into your name. Please speak to one of our representatives, who will instruct you further.
When renting a property it is very important to make sure you are covered by insurance for any damages that may occur. The landlord’s own insurance will not cover the tenant’s belongings. It will also exclude cover for if a tenant accidentally damages the landlord’s property and therefore it could result in the loss of your deposit to cover the repairs.
Please speak to one our representatives for further details.
Rents are paid in advance and by standing order unless otherwise agreed by the landlord / agent.
Property Link Estates Ltd is a member of Propertymark Client Money Protection Scheme, which is a client money protection scheme, and also a member of The Property Ombudsman which is a redress scheme. You can find out more details on this website or by contacting us directly.
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