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Mortgaged Property
If your property is subject to a mortgage you must ensure we have written
permission from the mortgagee for the property to be let. Likewise
if the property is leasehold the permission of the head lesser will be required.
It would be advisable when applying to the mortgagee for permission to
rent the property, to tell then that you will be letting it through an Estate
Agent with a specialist rental Department and who is a member of A.R.L.A. and
the N.A.E.A.
Tenancy Agreement
Should Warmingham let the property to an individual an Assured Shorthold
Tenancy Agreement would be used, giving you mandatory rights for possession.
Should Warmingham let to a company then Non-housing Act Tenancy will be required.
The normal tenancy period is for a minimum of six months and maximum of
12 months, with a two month break clause by either party after the initial four
months.
Insurance
As Landlord you are responsible under the terms of the Agreement to provide
building and contents insurance; you will not be liable for the tenant's own
possessions. It would be advisable to check your policy to ensure that by letting
your property you do not invalidate your insurance. The tenant will also be
responsible for insuring against accidental damage to Landlords contents. Warmingham
recommend the HomeLet policy.
We also recommend that you remove any items of a monetary value or of
a sentimental value.
Joint Owned Property
If your property is jointly owned you must ensure that any joint owners
are either party to the Tenancy Agreement or give their consent in writing for
the property to be let.
Utility Bills
The tenant will be responsible for the electricity, gas, oil, water rates,
telephone, television licence and Council Tax. Where the property is managed
by Warmingham, meter readings at the beginning and the end of each tenancy will
be taken.
Council Tax
During periods of the property being without a tenant the
Landlord is responsible for the Council Tax, but if the property is unfurnished
there could
be a "6 Month free period".
Inventory
The cost of the initial inventory preparation will be to the Landlord's
account together with the inventory check-in at the beginning of each tenancy.
The tenant will be responsible for the cost of the inventory check-out at the
end of the tenancy.
Legal Costs
The legal costs and stamp duty are divided equally between the landlord
and the tenant.
Condition of Property
Prospective tenants will pay a great deal of attention to the cleanliness
of the property and the condition of the garden. Prior to occupation both the
house and the gardens should be brought up to standard by outside professionals.
We can then require the property to be returned by the tenants in a similar
condition at the end of their tenancy.
Appliances
All appliances should be in good working order and serviced prior to letting.
It would be advisable to have service contracts wherever applicable but in particular
on the central heating system. Instruction manuals for each appliance are required.
Portable Appliance Test (PAT)
All potable electrical equipment must be tested and deemed
safe by a qualified electrician (The Electrical Equipment (Safety) Regulations
1994). A record of
each appliance and date of test must be recorded. All electrical equipment
brought after 1st January 1997 must have a "CE" mark and instruction booklet
or written
safety instructions provided.
Safety Certificates
Please note that as from the 1st March 1993, The Furniture
and furnishings (Fire) (Safety) (Amendment) Regulations 1993 came into force.
This means that
when a house is let "Furnished" the furniture and fittings must meet the
fire resistant requirements of the 1998 Regulation. In the most cases this may
be
ascertained by checking if the item has the appropriate "Fire Retardant"
label
attached to it.
It is also necessary to obtain a Safety Certificate for each gas appliance
in the property annually from a registered Corgi Gas Installer to conform with
Gas Safety (Installation and Use) Regulations 1994. A copy of the inspection
report must be provided to the tenant.
Keys
The tenant should be provided with two complete sets of keys including
those for garaging and window locks. Warmingham should also hold a set in case
of emergencies.
Overseas Landlords
Warminghams will be responsible for paying any Tax on the net rent to
the Inland Revenue every quarter should you reside outside the UK. However you
are able to apply for a non-resident Landlord scheme for an exemption number,
allowing you to pay tax under the normal self-assessment scheme.
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