At Kirby Colletti our aim is to make the lettings and management of your property as stress free as possible, covering every angle, so that you can be assured of the best service. A summary of renting procedure can be found below:
Our valuation service is free of charge with no obligation and will be carried out at a time of your convenience. We will give you a realistic rental figure and go through our services and any questions that you may have can be answered. We also take this opportunity to discuss the criteria you are looking for from a tenant so that we can make sure that the right tenant is found for your property.
Once you have instructed us to market your property we will immediately draw up particulars for the property which will be circulated to our database of applicants and uploaded to our website and Rightmove. We will also arrange for your property to be advertised in the local paper.
We will arrange viewings to suit you or your current tenants. We will always accompany the prospective tenants and you will be updated on all viewings and feedback and interest expressed from prospective tenants.
When we receive a holding deposit from a prospective tenant, we ask them to fill in a referencing form. Here, they have to give details on all addresses that they have resided at over the last three years, full employment details and earnings, previous Landlord details and personal reference. All information given is then verified by our reference agency and if the tenant passes they become eligible to be rent guaranteed.
Sometimes even the best tenants with the best references fail to pay rent through circumstances beyond their control, such as redundancy or relationship breakdown. Rent guarantee will protect your investment, giving total peace of mind. At Kirby Colletti lettings & property management our aim is make sure that our landlords have a smooth tenancy with every eventuality covered. That is why we offer all landlords who choose our rent collection and management services a free six month rent guarantee insurance (subject to the tenants passing the relevant checks). The insurance covers the landlord if your tenant fails to pay the rent for 14 days after the rental due date. A claim can be submitted and once this has taken place and the claim has been processed by the insurance company the landlord will receive the full monthly rental value until the insurance company have taken court proceedings and evicted the tenants from the property. A further 50% of rental income can be claimed for up to 3 months after vacant possession has been obtained. The landlord is also covered for legal expenses, which is a product that pays all the legal costs involved in arranging the eviction of tenants who have defaulted their agreement or unauthorised occupants. The landlords cover includes legal expenses up to £50,000 with nil excess.
We use an outside agency to compile a full inventory for your property at your request, prices are on application.
Mortgage consent to let a property
If the property is mortgaged, (not buy to let or let to buy schemes) the landlord will need to advice the mortgage company of his intention to let out the property. The reason being that the purchaser of the property must use the property as their sole or main residence only. By letting the property out the owner would no longer be the occupier and would be sub-letting the property without consent, which could breach the terms of the mortgage loan and may make the tenancy illegal and void. Consent from a mortgage company is usually just a formality and permission is normally given within a couple of weeks of the request.
Furniture and furnishing safety regulations
Sort furnishing items that must comply are any item that is upholstered or has foam or internal soft filling within it, this can include mattresses, padded head boards, bed bases, pillows, scatter cushions, settees, sofas, armchairs, futons, padded chairs, nursery furniture and some garden furniture with soft padding. The regulations state that soft furnishing in a let property must meet the official fire resistance standards by containing a permanent attached label confirming that it complies. Where a label is not present, proof that it was purchased after the 1st march 1990 by producing a receipt should prove evidence that the item complies with the regulations. Furniture manufactures had to make sure that the compliant furniture was sold or supplied to the public from that date.
Gas safety checks
Currently there is no mandatory requirement to undergo regular testing to electrical equipment but a constant care of duty is still imperative. Any Landlord supplying electrical equipment must ensure that it is safe and will not cause danger and satisfies the requirements of the regulations. These require manufacturers to insert 'CE' marketing on packaging to confirm that the appliance has been tested and is safe under the regulations. Although there is no mandatory requirement to have the appliances checked or any stipulations as to how often the supply or appliance might need to be checked, you should have all electric's including wiring, plugs, sockets and electrical appliances checked before the commencement of the tenancy and on a regular basis there after.
Electrical equipment and safety regulations
Currently there is no mandatory requirement to undergo regular testing to electrical equipment but a constant care of duty is still imperative. Any landlord supplying electrical equipment must ensure that it is safe and will not cause danger and satisfies the requirements of the regulations. These require manufactures to insert ‘CE’ markings on packaging to confirm that the appliance has been tested and is safe under the regulations. Although there is no mandatory requirement to have the appliances checked or any stipulations as to how often the supply or appliance might need to be checked, you should have all electric's including wiring, plugs sockets and electrical appliances checked before the commencement of the tenancy and on a regular basis thereafter.
The NRL scheme applies to all persons who usual place of abode is outside the UK. This does not apply if you are living outside the UK for six months or less. However it is not always possible to confirm a length of time a landlord is outside the UK this is particularly true in cases where a landlord is taking an extended holiday or going travelling in these instances we will treat the landlord as non-resident unless we receive information that satisfies us that the landlord does not have a usual place of abode outside the UK we will deduct tax from their rental income. Landlords can apply directly to the Inland Revenue Centre for non-resident, to receive their rents with no tax deducted under the NRL by completing an NRL1 form (for individuals) or NRL2 form (for companies) NRL3 form (for trustees). Separate applicants have to be made by each owner of the property which includes husbands and wives and can be done at any time including before the landlord has left the country of before the tenancy has started. We can supply you with the relevant forms to be filled in and sent to the Inland Revenue.