Main and Main offers a comprehensive Letting and Management service run by a team of experienced and friendly staff. As one of the leading Letting Agents in the area, with over 50 years of experience, this progressive company has a strong interest in quality residential property of all types. We are here to give advice and information about the range of regulations governing Lettings together with general advice for both Landlords and Tenants.
Firstly, check that the Agent you intend to rent from is "bona fide", i.e. do they have a client’s account, do their accounting procedures and professional indemnity comply with the requirements laid down by the association with whom they might be associated? Main & Main fulfil all these requirements and are members of ARLA and NALS and are ISO registered Z1558122.
It is normal to supply the agent with referees, which normally include the following: employer, building society or bank, previous landlord, and accountant/solicitor or some other. This will confirm your ability to meet the monthly rental payment. In some cases a guarantor may be required. Once all references have been received, this usually takes 5 to 7 days, arrangements are put in place for your move in. However, beforehand an Inventory will have to be drawn up along with a Schedule of Condition, and arrangements made for utilities to be transferred over. On sign up, you will have to pay any monies due, i.e. rent, deposit etc., by banker’s draft. No responsible agent will allow possession prior to completing all the necessary paperwork.
There are certain charges you will have to find when completing an application to rent a property. Please see below.
1. If the tenant has a pet £25.00 per pet needs to be added onto the rental amount
2. Five weeks rent to be taken as a deposit
3. A holding deposit of ONE WEEKS RENT per tenancy will be taken to reserve the property whilst the reference checks and preparations for the tenancy agreement are undertaken. We reserve the right to retain the holding deposit if false or misleading information is given or if the tenant fails the Right to rent Check or the tenant withdraws from the property before signing the Tenancy Agreement.
4. Tenants are liable for the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual cost of a locksmith, new lock and replacement keys for the
tenant, landlord any other persons requiring keys will be charged to the tenant. If extra costs are incurred there will be a charge of £15.00 per hour (inc. VAT) for the time taken replacing lost keys(s) or other security devices.
5. Variation of Contract (Tenants Request) £50.00 (inc.VAT) per agreed variation. To cover the costs associated with taking landlord(s) instructions as well as the preparation and execution of new legal documents
6. Change of Sharer (Tenants Request) £50.00 (inc. VAT) per replacement tenant or any reasonable cost incurred if higher. To cover the costs associated with taking landlord(s) instructions, new tenant referencing and
Right-to-Rent checks, deposit registration as well as the preparation and execution of new legal documents.
7. Early Termination (Tenant(s) Request) Should a tenant wish to leave their contract early, they shall be liable to the landlord’s cost in re-letting the property as well as all rent due under the tenancy until the start date of the replacement tenancy. These costs will be no more than the maximum amount of the rent outstanding on the tenancy.
8. Unpaid rent which will be charged at 3% above the Bank of England base rate from the rent due date until paid in order to pursue non-payment of rent. Please note: This will not be levied until the rent is more than 14 days in arrears.
On signing your lease you will have to pay at least one month’s rent plus a deposit, which will be five weeks rent
The Tenancy Agreement is a legally binding contract between the Landlord and the Tenant. It will confirm the length of the tenancy, the rent, responsibilities and rights. The agreement will more than likely take the form of an Assured Shorthold Tenancy Agreement under the 1996 amended Housing Act. In most cases, Main & Main normally require a minimum letting period of 6 months; however, longer periods can be arranged.
As a tenant you will have to pay council tax, gas, water, electricity, sewerage charges and telephone charges during your occupancy, also a television licence fee.
(Where there is a septic tank, the tenant will have to pay for this to be emptied at the end of the tenancy)
Main & Main have an obligation under the law to ensure that each home we let meets the current legislation with regard to gas, furniture and electricity. All tenants will have attached to their lease a gas safety certificate where gas is installed in the property.
Providing you comply with the terms of the lease and ensure that the property is left in a clean condition, then your deposit will be refunded. However, should any damage occur which is not down to wear and tear, eg. Carpets dirty and stained, cookers, fridges left in a poor state, then monies will be deducted to rectify these problems. Any shortfall will be billed for payment. Remember the deposit cannot be set against any unpaid rent.
Where there are several tenants sharing a house, there is a legal obligation for all parties to sign the lease and inventory. Remember you are all jointly responsible for payment of rent and utilities and complying fully with the terms of release for the whole period of the tenancy.
Accidents do happen! It is a part of your tenancy agreement that you must, take out tenant’s liability insurance cover for a minimum of £2,500 cover for any accidental damage you may cause to the landlord’s fixtures and fittings. We can arrange a quote for you through one of our partners The Tenant Shop, but you can source this from any provider you wish.
You will need to provide a copy of your policy prior to moving in to your new property.
Legislation has been introduced to protect tenant’s deposits, this came into force on the 6th April 2007 as part of the Housing Act 2004.
The act requires that all tenants deposits are held in a Government run custodial scheme or in an insurance protected client account and that all Landlords and all Agents must join one of these schemes to be able to take deposits. The act further requires that the Landlord / Agent also joins a Dispute Resolution Service and must register all tenancy details with this service.
Main & Main already hold deposits in a client account which is covered by the necessary insurance, and we have been accepted as members of My Deposits. Further details can be supplied about the scheme to either the Landlord or the Tenant as required.
Main and Main / Sellers will be conducting viewings through the government guidelines these, being as follows:
Finally, no viewings will take place where the Client does not have the property on the market. In the case of a First Time Buyer, or purchaser in rented accommodation, they will have to provide Mortgage in Principle from their lender and sight of balance of deposit monies. Should you be a buy to let investor or have no related sale, Proof of Funds/Mortgage in Principle must be shown prior to viewing.
Where agents are not adhering to the Government Guidelines, they are putting both yourself and the seller at risk along with viewing staff.