Welcome To… Keeping Lettings Simple!!
Welcome to Massey Property Services, established since March 1999. We are an independent letting agents able to focus on our individual Landlords and their requirements. Our office is situated on the main lettings footfall of Western Road. The largest proportion of our lets come from internet advertising but is closely followed by people walking into the office.
Our aim at Massey Property Services is to keep our approach to Lettings as straightforward and simple as possible, this is also reflected in our fee structure.
Our priority is to identify the most suitable tenants for your property followed by a rental figure that you as the Landlord are content with, and we as your letting agent believe matches the current market value.
Whether you are considering buying a property to rent or are considering renting your own property out, then we can provide a service to suit your needs. The services you choose will depend on how involved you as the Landlord would like to be. FULL DETAILS OF EACH SERVICE ARE AVAILABLE WITHIN THE LETTING INSTRUCTIONS / TERMS AND CONDITIONS
We will visit you at the property to discuss the property value, our services and marketing strategy. Our main aim is to provide you with an honest and realistic idea of the current rental Market. You need to be aware that there are no 100% guarantees with letting a property, however; we are here to minimalise the risks as much as possible.
Next Step / Marketing...
If you have decided to rent out your property, then we will require suitable access arrangements. Ideally a month beforehand is a good time to instruct us to commence marketing. This gives us time to test the market and aim to achieve the maximum rental figure. In the event that a couple of weeks lapse without us identifying a tenant we will liaise with you regarding the reduction of the rent. This can help in avoiding a void period as we near the availability date. The Letting Instructions must be filled in and completed to ensure that we can act on your behalf. Once we have received your Letting Instructions we will proceed to market the property in the local publications. The property details will also be sent to each individual office so that your property receives as much coverage as possible.
OUR SELECTION OF TENANTS IS METICULOUS. We would rather a property remained vacant while the right tenants are identified, rather than allowing unsuitable tenants to move in quickly. All viewings to the property will be accompanied and once a suitable applicant has been identified. We will confirm their situation to you, the rental figure agreed and discuss anything that may need doing at the property.
Referencing...
Once we have negotiated and confirmed the initial terms, we will proceed with the references of the applicants. We can reference applicants two ways.
If we decide not to proceed with the application this will be in your best interest, we will terminate the application and the deposit will be refunded to the tenant. If the tenant pulls out of the application, the deposit initially held by Massey Property Services will be kept. This is to cover our administration costs.
Whilst we are dealing with the references, we will liase with you regarding anything that may need doing at the property, i.e. if you agreed to supply a fridge, or agreed to re-decorate the lounge. These things will need to be ready prior to the inventory being carried out.
We use a Professional Inventory Clerk, who will mark down every item in the flat from the carpet condition to the colour of the walls. If we are providing the Rent Collection or Full Management Service, the same Inventory Clerk will check the condition at the end of the tenancy. The tenant will sign to acknowledge the Inventory.
The Tenant will sign a six month Assured Shorthold Tenancy Agreement. The first Six Months are a fixed term, we will sign on your behalf and will forward the first months rent to you. We do advise the Utility companies of the new tenancy and provide them with a metre reading; it is your responsibility to close down your utility accounts and to redirect your mail to your new address.
Landlord Responsibilities...
A Gas Safety Certificate must be held before a tenancy starts. The Gas Safety Check must be completed by a Corgi Registered Plumber. We will be happy to arrange this if you would like us to.
As a landlord your responsibilities are to ensure that the property and contents are in suitable order. This includes the boiler, hot water, heating, Gas and Electric appliances. If you provide furnishings, the furniture must comply with the Furnishing’s, fire safety Regulation from 1988. You are also responsible for the payment of the mortgage and building insurance. If the property is leasehold, you will need to ensure that the freeholders are aware of any tenancies.
The Landlord of a let property must not use or permit a gas appliance to be used if at any time he knows or has reason to suspect the following:
What would the penalties be for non-compliance?
Failure to comply with these regulations may lead to prosecution, a criminal record, imprisonment and fines of up to £25,000.
The Furniture and Furnishings (Fire Safety Amended) Regulations
All upholstery and upholstered furniture containing foam filling: Such as, beds, mattresses, headboards and pillows, sofas, armchairs cushions, beanbags, stools, children’s beds, chairs and prams, convertible furniture and kit form furniture. All outdoor furniture containing foam filling that may be suitable for use inside the home. All loose fitting, permanent or loose covers and any fabrics supplied to provide or replace a particular exclusions are carpets and curtains. Generally, most furniture manufactured since 1983 will probably comply.
Keys
You will need to provide adequate sets of keys prior to the Tenancy commencing (one full set per adult) as well as one full access set of keys for Massey Property Services to allow easy access for maintenance work and inspections during the period of the Tenancy.
Non Resident Landlords
If a Landlord is resident abroad and we are managing the property, we must deduct tax at the basic rate from the net amount of rent collected monthly. In April 1996 a new scheme was introduced by the Inland Revenue which allows a non-resident to apply for an exemption certificate which would mean that all rents could be paid direct to the Landlord free of any tax deduction. You must contact the Inland Revenue directly for more assistance. Centre for non- residents. Unit 362, St Johns House, Merton Road, Bootle, Merseyside L69 9BB. Tel.0152 472 6208 / 6209 within UK. Or + 44 151 472 6208 / 6209 outside UK. Ask for leaflets IR140 & IR150 & form NRL1. Should a Landlord, who is resident abroad not employ a managing agent the responsibility to pay the tax falls with the tenant (if no exemption certificate is obtained) who must deduct tax at the basic rate before paying the rent and pay it over to the Inland Revenue. If the property is jointly owned, both, (ALL) owners must apply individually for exemption certificates.
WE LOOK FORWARD TO HEARING FROM YOU. IF YOU HAVE ANY FURTHER QUERIES, PLEASE DO NOT HESITATE TO CONTACT OUR OFFICE
NEW LEGISLATION...
TENANCY DEPOSIT SCHEME
From April 2007 we will no longer be able to offer the Introduction Only Service unless a Landlord can show proof that they have joined a Tenancy Deposit Scheme.
For more information please refer to The Dispute Service, PO Box 541, Amersham, Bucks, HP6 6ZR 0845 226 7837. Email: deposits@tds.gb.com Web: www.tds.gb.com
HOUSES IN MULTIPLE OCCUPATION
We will advise you if the property requires a license. If it does, you will need to provide us with a copy of a license issued by the local Council.