23 February 2012 welcome hello
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Forrester Lettings is separate from Forrester&Co, Surveyors, Valuers, Estate Agents but trades from the same premises and shares the same website and contact numbers. As lettings agents in Southgate we offer some great property to rent and we pride ourselves on being able to obtain the best rent for our landlord clients through a traditional approach augmented by modern technology allowing us to communicate with large numbers of potential tenants.

We handle lettings from studio flats to detached houses and trade upon recommendations from one satisfied client to the next. In fact one in house survey conducted requiring written responses confirmed that over 95% of our past clients either would, or have already, recommended us to family and friends!

We offer full HomeLet referencing for peace of mind and offer both let only or fully managed services, taking care to select good quality tenants in each case.

GUIDE TO RENTING

Renting has never been easier, with rising house prices renting can sometimes be the best thing to do! There could be plenty of rental properties available in the area and you can use our property search to view rental properties on line now.

Renting today is a positive lifestyle choice and many people prefer not to have the long term obligations that come with property ownership, and of course renting provides a cost effective alternative and frees tenants from the responsibility of property repairs and upkeep.

WHY CHOOSE FORRESTER LETTINGS?

Whether this is your first move or one of many, renting a property has never been easier with Forrester Lettings. The 'moving experience' starts as soon as you decide to move and we are here to help you make it as straight forward and as trouble free as possible. We pride ourselves on being specialists in our industry and our highly trained staff can assist you in finding your new rental home.

The Forrester Lettings website can assist you with your initial search. Our search facility allows you to choose your desired location, number of bedrooms and price range, immediately displaying what is available. It is a fast moving market and properties are usually let quickly.

At Forrester Lettings we strive to exceed your expectations and to give you the advice and service you need.

TENANCY DEPOSIT PROTECTION

In April 2007, legislation was introduced to ensure good practice and to ensure that the interests of both landlords and tenants are protected. The 2004 Housing Act requires that tenant's deposits for all Assured Shorthold Tenancies in England and Wales are held in a Government approved Tenancy Deposit Protection Scheme (TDP). This prevents landlords from unfairly withholding tenant's deposits.

As a tenant there are a number of benefits associated with TDP:

  • Providing you are entitled to it, it is easier to get your deposit back.
  • Landlords who do not adhere to the scheme may have to pay their tenants a sum equal to three times the deposit.
  • Landlords who do not adhere to the scheme will be unable to serve a Section 21 Notice to regain possession of their property.
  • Potential disputes are easier to resolve.

    • PAYING YOUR DEPOSIT

    The value of your deposit will be detailed within your tenancy agreement. Before you hand over your deposit it is advisable to insist that your landlord carries out an inventory and/or schedule of condition. This will record which fixtures and fittings are included within the tenancy agreement and will also document the condition of those items. This will help resolve any disputes that may occur at the end of the tenancy.

    As a tenant you must obtain a receipt for your deposit. This will provide proof that you have paid. Once you have paid your deposit to your landlord or letting agent it will then be processed in accordance with the Tenancy Deposit Protection Scheme selected.

    THERE ARE TWO TYPES OF TENANCY DEPOSIT PROTECTION

  • Insured - if your landlord opts for the Insured TDP they will retain your deposit and pay a premium to the insurer.
  • Custodial - if your landlord opts for the Custodial TDP they will pay the balance of your deposit directly into the scheme.

    • Whichever option your landlord selects, they are legally obliged to give you details about how your deposit is protected. This information should be provided within 14 days of the commencement of the tenancy. Details will include:

  • Information about the scheme chosen, including contact details.
  • Contact details for the landlord or lettings agent.
  • Information explaining how you can get your deposit back.
  • An explanation to the purpose of the deposit.
  • Information detailing what to do if there is a dispute.

    • BENEFITS

  • The deposit is fully protected and insured
  • The deposit is returned promptly if there is no dispute
  • In the event of a dispute it is quicker and less stressful than going to court
  • The property can be re let whilst adjudication is taking place
  • There is a guaranteed reimbursement of loss if the dispute is found in the landlord's favour
  • There is a guaranteed reimbursement of loss if the dispute is found in the tenant's favour

    • THE END OF THE TENANCY

    At the end of the Tenancy you and your Landlord will need to agree whether all or part of the deposit should be returned. This will be dependent upon any reasonable deductions made by the landlord in respect of damage to the property, non-payment of rent, or non-performance of the terms of the Tenancy Agreement.

    If an agreement is reached about how the deposit should be divided, the deposit will be returned in the way agreed by both parties.

    DISPUTES

    If you and your landlord disagree on the return of your deposit, the case will be referred to the relevant scheme under TDP legislation. An independent arbitrator will then decide if your money should be returned to you or used in payment against any loss or damage suffered by the landlord. The deposit will be held until the resolution service decides on the outcome.

    If an agreement is reached about how the deposit should be divided, the deposit will be returned in the way agreed by both parties.

    CHOOSING AN AREA

    In choosing an area in which to live you should consider:

  • Your budget - some areas are more expensive than others.
  • Your commute to work, are the transport links good?
  • How near are friends and family?
  • If you have any special interests that need to be catered for in your chosen area.
  • If there are shopping facilities nearby.
  • What you want from the environment - open spaces, lively nightlife?
  • What services are important to you - schools, hospitals?
  • Popularity of the area.

    • SECURING A RENTAL PROPERTY

    Once you have found a rental property that is suitable, the following process will be implemented:

  • Tenancy Agreement - The length of tenancy, the associated notice periods and monthly rental payments will need to be agreed by you and the Landlord.
  • Reference checking - This will take into account your credit history, employment status and past references from previous Landlords. It will normally take several days to take up and confirm references.
  • Deposit and first month's rent clearance - You will be required to put down a deposit. If you fail to pay your rent, or cause any damage to the property, the landlord has a right to deduct any costs from your deposit.

    • TENANT RESPONSIBILITIES

    As a tenant there are a number of obligations you must adhere to, these include:

  • Payment of rent according to the conditions set out in the tenancy agreement.
  • Payment of council tax as required.
  • Payment of service and utility bills as specified in the tenancy agreement.
  • Payment of your TV licence.
  • Taking proper care of the property and keeping it in a good condition.
  • All terms in the tenancy agreement are of course to be complied with.

    • BASIC STEPS TO FINDING THE RIGHT PROPERTY

  • Whatever your previous experience, or if it's your first move, Forrester Lettings will try to make it as easy and trouble free as possible.
  • Be as clear as possible about what you are looking for.
  • Make sure your agent is always looking out for the right property for you as they can go very quickly.

    • DEPOSITS AND COSTS

  • A tenant always pays a deposit before moving in to a rental property, usually 4-6 weeks rent, but sometimes more.
  • If handled correctly, the deposit remains the property of the tenant until the tenant leaves the property.
  • It is usual for the letting agent to handle this money whether they are managing the property or not.
  • It should not be used for any purpose other than as stated in the agreement.

    • WHAT YOU NEED TO REMEMBER

  • When you find a property you like, you will need to be ready to provide references and a deposit.
  • You then need to concentrate on the move itself getting in touch with utility providers to arrange your gas and electric connection.
  • You also need to think about insuring your possessions.

    • GETTING EXPERT ADVICE

    If you have a question not answered here please call Forrester Lettings who will be pleased to help you.

    FURNISHINGS

    Recent market research shows that tenants are moving away from furnished to preferring unfurnished properties. It is difficult to know if this trend will continue in the future.

    At the moment there is a real lack of good quality furnished property in the London area. More people are looking for unfurnished accommodation and this has made landlords reduce the amount of furnished property they offer.

    Tenants who already have furniture and white goods are only looking for unfurnished property. Some see renting as a short term option while others have sold to rent. There is often little difference in the monthly rent between furnished and unfurnished.

    People of all ages and income levels deciding to rent seem to prefer unfurnished accommodation. This is sometimes called 'part-furnished'. Most rental property comes with carpets, curtains, electrical fittings, fully fitted kitchens and attractive bathrooms. A property being shown to let for the first time should look no different from a builders show house apart from the furniture.

    WHY CHOSE UNFURNISHED?

  • A furnished property may be offered with TV, sofas, tables, beds, curtains, carpets, wardrobes, washing machine and every other home comfort you can think of. If a private tenant has already been living in unfurnished property or owned a home he or she will already have his or her own furnishings.
  • Most people prefer to create a home in their own style.
  • You don't have to worry about damaging the landlord's furniture so you are less likely to lose all or part of your deposit.
  • Unfurnished properties are slightly cheaper to rent.
  • You can start to buy furnishings for the home that you plan to buy in the future.

    • LANDLORDS

    Landlords looking for a quality letting agent need look no further. Forrester Lettings offer tailor made packages to suit all your letting needs. We pride ourselves on being able to obtain the best rent for our landlord clients through a traditional approach augmented by modern technology allowing us to communicate with large numbers of potential tenants.

    FORRESTER LETTINGS WILL

  • Negotiate with a prospective Tenant on behalf of the Landlord and put forward any offer to the Landlord.
  • Application and taking up references (with such costs being payable by the Tenant) through a Credit Reference Agency, usually HomeLet.
  • Draw up a draft Tenancy Agreement and provide a copy to the prospective Tenant.
  • Arrange for the collection and holding of the deposit in a separate Government Scheme.
  • Hand over the keys to the Tenant at the start of the Tenancy, provided that cleared funds have been received before the date of commencement of the Tenancy
  • Endeavour to arrange for the setting up of a standing order for rental payments.
  • Administering the rent collection for the duration of the tenancy (only with rent collection/full management service).
  • Preparing and submitting monthly statements (only with the rent collection/full management service).
  • Administering and negotiating extensions and the renewal of Tenancies or a periodic Tenancy where appropriate with the Landlord and the Tenant.
  • Returning the deposit to the Tenant at the end of the Tenancy subject to any deductions.
  • Arranging for Gas/Electrical/Furniture and Furnishings checks and Inventories (if required/applicable) subject to advance payments from the Landlord for this service.

    • WE OFFER

  • Well trained and motivated staff with excellent local knowledge
  • Guidance on latest lettings legislation
  • Free, no obligation property appraisal
  • Competitive fees
  • Flexible management options
  • Updated website with colour photographs and street location
  • Maximum property exposure on some of the countries largest websites including Rightmove
  • Client monies protected
  • Energy Performance Certificates
  • Gas Safety Certificates
  • Compliance with deposit protection law

    • HOW WE CAN MANAGE YOUR PROPERTY

    As part of our property management service, we will:

  • Visit your property twice a year, or when agreed with you, to confirm it is being looked after. If we think any work needs doing, we'll let you know.
  • Arrange day to day maintenance, redecoration and repairs on your behalf.
  • Give you advice on how to make the best of your property and enhance its value
  • Keep you informed on changing safety regulations to ensure you keep your property compliant.
  • Handle the accounts and keep you up to date on rent payments and any maintenance spending

    • COMMISION CHARGES

    Our letting commission is payable for the duration of the initial term of the tenancy and any extension or renewal. Our entire fee must be settled before the start of the Tenancy, and will be deducted from the first months rent. If the fee exceeds the first months rent the balance will need to be settled by the Landlord before the start of the Tenancy.

    Should the Tenant move out before the full length of the contract runs out, Forrester Lettings reserve our right to retain all of our fees charged even where a Tenant ends the Agreement early on the basis that it is for the Landlord to recover any outstanding rents in full regardless if the decision is made by the Tenant.

    RENEWAL SERVIVES

    Before the end of the initial fixed term we will contact the Landlord to find out if the Tenancy should be renewed and upon receipt of your written instructions, we will then do the following:

  • Assess the rent and advise you if any increase in rent is possible.
  • Once we have your written instructions we will contact the Tenant and prepare extension documents, which will take the form of a new Tenancy Agreement including a variation of the Terms of the original Tenancy Agreement.
  • If the Tennant does not return the new Tenancy Agreement the Tenancy will continue as a periodic Tenancy until either party gives notice in writing and our fees remain payable.

    • Once we have received the signed extension documents we will send the signed Landlord's copy to the Tenant and the Tenant's signed copy to the Landlord. If you do not wish to offer the Tenant a renewal, you must inform us in writing at least 2 months before the end of the fixed term of Tenancy so that the relevant notice can be served on the Tenant by the Landlord's Agent unless you instruct us otherwise in writing.

    MARKETING YOUR PROPERTY

    Upon receipt of the Landlord's written instructions to let the property, we will:

  • Receive one set of keys at the time of instructions or confirmed access arrangements to enable us to commence viewings.
  • Include the details of your Property on our rental list.
  • Advertise in local newspapers at our discretion.
  • Have internal/external photographs taken at our discretion.
  • Unless otherwise agreed with the clients, erect a board at our own expense outside the Property provided this complies with the Local Authority regulations and lease provisions.
  • If appropriate, we will circulate details of the Property to Relocation Agents and major corporate occupiers in and around London.
  • Display of the Property in our office window.
  • Advertise the details on our website.
  • If any specialist advertising is required the client will be responsible for these additional costs as agreed between the parties at the time of instruction.
  • Make arrangements for prospective tenants to view the Property and meet them at the Property unless otherwise agreed with the Landlord.
  • Inform the Landlord of all interested parties and all offers received from prospective Tenants.

    • TENANT REGISTRATION

    When a prospective tenant visits us we ask for a simple registration form to be completed, in the strictest of confidence. This form covers such details as:

  • Rental budget
  • Preferred location
  • Optimum move-in date
  • Other specific requirements
  • Personal financial information

    • REFERENCING TENANTS

    Once a suitable tenant has been found for your property, they will undergo a comprehensive referencing assessment. We will apply for references on your behalf including financial and fraud checks, verify employment status and, where applicable contact any previous Landlord. Our referencing service has been designed to minimise your risk and ensure the rental of your property runs smoothly. Only if the tenant proves to be acceptable do we proceed with the potential let. Provided this information is all in order, we'll invite you and the tenant to check through the agreement and sign and date it.

    RENTAL PAPERWORK

    To ensure the tenancy runs smoothly it is essential that a professional agreement is in place. We will draw up the relevant paperwork based on years of experience, ensuring all the necessary documents are signed by both parties.

    ADVISING YOU OF YOUR OBLIGATIONS AS LANDLORD

    It's not easy keeping up to date with all the recent changes in legislation, however when you let your property with Forrester Lettings you can rest assured that we will keep you up to date.

    MONEY LAUNDERING REGULATIONS 2003

    In accordance with the Money Laundering Regulations 2003, the Proceeds of Crime Act 2002 and the Terrorism Act of 2000 as amended by the Anti Terrorism Crime and Securities Act 2001, all Estate and Letting Agents must comply with the requirements of the regulations in relation to identification procedures, record keeping procedures and internal reporting procedures. We require verification of every new client's identity and address, whether the Landlord is an individual or a company, a full list of satisfactory identification is required under the Act and will be provided at the point of instruction.

    WHAT ARE MY LEGAL OBLIGATIONS AS A LANDLORD?

    Every year gas equipment such as boilers, fires, ovens, hobs etc must be inspected by a person qualified to undertake testing. These engineers must be registered with and qualified by GasSafe (formerly CORGI). As a landlord you must give a copy of the safety record to the tenant.

    Any electrical equipment you supply has to be safe and furniture must be fire resistant to make sure you're up to date with all the relevant safety regulations. For peace of mind we recommend that the electrical circuits and fittings be tested by a qualified electrician on a regular basis.

    GAS SAFETY (INSTALLATION AND USE) REGULATIONS 1998

    Under the Gas Safety (installation and use) Regulations 1998, it is a criminal offence to let a premises with gas installation pipe work and appliances that have not been checked by a Gas Safe Registered Engineer. The Landlord should ensure that all gas appliances are serviced and maintained at least once a year and keep a record of such maintenance which must be undertaken by a Gas Safe Registered Engineer in order to comply with the regulations. By law, a gas safety check must be carried out once a year and a copy of the Gas Safety Certificate must be given to the Tenant prior to the commencement of the Tenancy. In addition, Landlord's are required to keep a record of checks on appliances for at least 2 years. No Tenancy can commence without there being a current Gas Safety Record.

    ENERGY PERFORMANCE CERTIFICATE (EPC)

    From 1st October 2008, all rental properties with a new/renewed Tenancy in England and Wales are required to have an Energy Performance Certificate (EPC). Failure to comply with the law could result in a £200 fine. The EPC will remain valid for 10 years (under current EU Directives) and can be used for all new Tenants in that period. The Energy Performance Certificate is designed to help Landlords identify measures to improve the energy efficiency of their properties and give the tenants an indication of the cost of running the property. The EPC provides an energy performance rating from 'A' (highly efficient) to 'G' (least efficient). Because ratings are standard, tenants can easily compare the energy efficiency of one property to another. Ratings are influenced by type of property, its age, layout, construction, heating, lighting and insulation. The typical rating for a property is D or E. Forrester Lettings can arrange for an Energy Performance Certificate.

    TAX

    Income Tax is payable on income through letting property in the United Kingdom even where the Landlord is a resident abroad and whether or not the Landlord is an individual, an overseas registered company, overseas resident, or a trust. There are allowances that you can claim against this rental income. We recommend that you seek advice on these allowances from your accountants or the Inland Revenue website www.hmrc.gov.uk or contact your local Inland Revenue Enquiry Office and obtain their booklets on letting a residential property. You should be aware that we have to inform the Inland Revenue annually of name and address of all Landlords' together with details of the premises being let.

    The Landlord should be aware that if the Tenant pays the rent directly to the Landlord and the Landlord is not a resident of the United Kingdom; the Tenant must deduct tax at the basic rate and pass the money to the Inland Revenue.

    ASSURED SHORTHOLD TENANCY

    This type of agreement applies to all tenancies created after 15 January 1989, where the annual rent is not more than £100,000 and the tenants are individuals, not companies. The tenant has the right to live in the property for the agreed period, or until you as landlord serve notice.

    You have a right to end the tenancy by using a 'Section 21' notice. However, you must give the tenant at least two months' notice before the end of any agreed fixed term.

    A Section 21 notice does not work in the first six months of the tenancy. However, you can issue a Section 21 notice after the first four months, which allows for the required two-month notice period. Your tenant will only be protected by this six-month rule from the start of the first tenancy and not in subsequent tenancies.

    We recommend that our Landlord clients take out and maintain specialist insurance to protect their interests.

    Our intention is to more than meet your expectations, always providing friendly, prompt and professional advice as part of a first class service to our Landlords and Tenants alike. Our already established professional reputation for service and reliability is second to none, and we will endeavour to ensure a successful moving experience.

    If you have any requirements associated with residential property letting please feel free to contact Forrester Lettings on 020 8350 4141 and we will be only too happy to assist you or email lettings@forresterandco.com

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