Property Management

Full day-to-day and general management of your residential property including and Tenant(s) including:

• Actively managing the property and dealing with any issues which may arise.
• Making arrangements for the preparation of all necessary tenancy documents.
• Collecting the rent from the Tenant(s) and protecting any deposit with the DPS.
• We will liaise with your tenant and attempt to collect any rent arrears. We will initially write to  your tenant directly to chase payment of the outstanding rent. If payment is not made, we will instruct solicitors on your behalf and, subject to your instructions, take further action to recover possession of the property and rent arrears.
• Instructing tradesman to undertake routine maintenance repairs as required. Generally, repairs and maintenance works may be carried out to a maximum cost of £250.00 per month without the need to seek the Landlord’s authorisation. We will require authorisation from the Landlord for works exceeding £250.00 per month.
• Dealing with/obtaining Gas Safety, Electrical Safely, Fire Safety, Furniture Safety inspections and certificates where necessary and obtaining Energy Performance Certificate and Legionella Assessment if so required.
• Dealing with all necessary payments for the property which are the Landlord’s responsibility.
• Monitoring any Right to Rent documents and issues pertaining to any Tenant(s).
• We will inspect the property at least twice a year during every tenancy year.
• Enforcing, so far as is possible, the proper performance of the Tenant’s duties pursuant to the relevant tenancy agreement.
• We will account to the Landlord, raise monthly rental statements and keep the Landlord informed at all times as to the state and condition of the Property and the details of any Tenants and occupiers.
• We will ensure as far as possible that the property is compliant with the relevant rules and regulations and that it is insured as required.

Full day to day and general asset management of your commercial property and tenants including rent collection and dealing with all routine property maintenance issues which are the responsibility of the landlord.

This service includes but is not limited to:

• Rent and service charge collection including chasing for payment of arrears as and when necessary
• Procuring the preparation of service charge budgets, demands and accounts by a surveyor and serving the same on the tenants
• Maintenance of reserve/sinking fund (if applicable)
• Obtaining or granting relevant licences from tenants
• Dealing with tenants’ applications for consents for assignment of their lease, underlettings and alterations
• Negotiating and dealing with rent reviews including instructing surveyors on your behalf if needed
• Negotiating and dealing with lease renewals including instructing solicitors on your behalf
• Insuring the property
• Conducing all necessary Fire Risk Assessments
• Maintaining Health & Safety Records
• Monthly/quarterly rental statements will be provided showing income and expenditure
• Dealing with any maintenance issues which are the responsibility of the landlord

This service is the same as our Residential Property Management Service however it applies to Houses in Multiple Occupation which have strict rules and requirements relating to their management. We will ensure that the property is managed properly and in accordance with those rules and regulations.

Management of your vacant property including visits as required. We will ensure as far as possible that your property is compliant with the relevant rules and regulations and that it is insured as required. For large or vulnerable properties, we will consider appointing property guardians on your behalf.  Includes liaising with utility suppliers and insurance provides as required. Monthly statements will be provided showing expenditure.

We will attend your property, inspect it in detail and provide you with photographs and a report as to the general condition of the property. We will make suggestions as to any required maintenance works and works for improvement of the property so as to remedy any issues and/or maximise rental valuation or sale price.

We will attend your property and provide you with a detailed informal valuation report. We will provide you with comparable property prices and other factors in determining the property valuation. Please note this is not a formal valuation produced by a surveyor or a valuer.

This is a fee charged when we take over the management of a property and its tenants from another agent or from you directly. It includes:

• Liaising with all necessary persons
• Requesting, receiving and considering all necessary documents
• Transferring any deposit into our care
• Writing to the tenant and informing them of the change of property manager and any new bank details
• Ensuring as far as possible that the property is compliant with the relevant rules and regulations
• Generally dealing with all property management takeover matters
• Initial attendance at the property for brief and general inspection
• For all non-residential landlords we will liaise with you as regards HMRC’s Non-Resident Landlord Scheme and if necessary, ensure that we receive clearance from HMRC that the rent can be paid to you without any deductions

We will furnish the property in accordance with your requirements and budget. We will oversee the delivery and installation of all necessary items and furniture.

This service is to prepare your property to be marketed for letting or sale. We will work with trusted associates to ensure the property is presented in a proper and inviting manner in preparation for property visits, open houses or for a professional photography shoot. This includes the rental of furniture and household props so as to maximise the property’s best attributes.

For works in excess of £1,000, we will appoint a contractor and project manage the works required at the property including attending the property at regular stages and if required, on a daily basis. This service further includes liaising with and overseeing any professionals involved such as architects. If the works will last more than one month then we will prepare regular updates. At the conclusion of the works we will provide a report outlining what works have been undertaken and provide before and after photographs.

For works less than £1,000, we will appoint a contractor or tradesman and oversee the work required. These works will be mostly be routine maintenance requirements. Additional fees may be incurred if we must attend the property with a contractor or tradesman.

This service relates to the Annual Tax on Enveloped Dwellings Return, also known as an ATED Return. ATED is an annual tax payable to the HMRC. ATED applies mainly to companies or partnerships with a corporate member who own UK residential property which is valued at £500,000 or above. ATED is not levied on properties which are deemed to be non-residential (e.g. hotels, guest houses, hospitals, student halls of residence, care homes, prisons, military accommodation and boarding schools).

An ATED return will  need to be completed and submitted to HMRC if your property:

• is a dwelling (this broadly means a property which is used or could be used as a residence, such as a house or a flat.)
• is in the UK
• was valued at more than:
  • £2 million (for returns from 2013 to 2014 onwards)
  • £1 million (for returns from 2015 to 2016 onwards)
  • £500,000 (for returns from 2016 to 2017 onwards)
• is owned completely or partly by a:
  • company
  • partnership where any of the partners is a company
  • ­collective investment scheme – for example, a unit trust or an open ended investment vehicle

Returns must be submitted on or after 1 April in any chargeable period. There are various exemptions which apply and therefore it is important that these are explored. One common exemption is where the property is rented on a commercial basis. In such scenarios, ATED usually does not apply.

In order to complete the return you will need to know the value of your property. Such valuation is usually provided by a valuer.

We will take your instructions, consult your valuer (if necessary), prepare and submit your ATED return to the HMRC.

This service applies to landlords who are not resident in the UK and relates to tax on income received from rental properties.

For landlords who are not resident in the UK, letting agents must deduct the basic rate of tax (currently 20%) from the rental income received. This applies to each property owned by the landlord. The deductions are kept in the agent’s client account and must be paid to HMRC quarterly – every 3 months.

If the overseas landlord wants to receive the rent in full and without tax deductions, then they must apply to HMRC for approval. Once the landlord is approved and registered with HMRC Non Resident Landlord Scheme, they must nominate their letting agent and provide their relevant details to HMRC. The letting agent must also be registered with HMRC so as to administer the scheme. HMRC will then provide notice to the agent that they can pay the rent to the landlord without deducting any tax. If a property is jointly owned, each owner must make their own application to join the scheme.

We will take your instructions, prepare and submit your application to HMRC. We will also assist you throughout the process so as to nominate us as your agents.

This service applies to landlords who are not resident in the UK and relates to tax on income received from rental properties.

If an overseas landlord is not registered with HMRC’s Non Resident Landlord Scheme (which is explained above) then their letting agent must file a return and pay any tax due each quarter (every 3 months) to HMRC. Letting agents must include the following details on the return form:

• the total amount of tax due in respect of all their non-resident landlords for that quarter; or
• where there is no tax due in the quarter but the letting agent is due a repayment, the amount of the repayment claimed.

We will take your instructions, prepare and submit your return to the HMRC. We will also pay the tax due.

Our residential property notice service includes us preparing and serving any of the following:

• An appropriate notice to quit – notice to end a tenancy – for residential tenancies which are not Assured Shorthold Tenancy Agreements
• A Notice Pursuant to Section 21 of the Housing Act 1988 to end a residential tenancy for a property rented on an Assured Shorthold Tenancy Agreement and where the term of the tenancy has come to an end
• Preparing and serving a Notice Pursuant to Section 8 of the Housing Act 1988 to end a residential tenancy for a property rented on an Assured Shorthold Tenancy Agreement where the term of the tenancy has not come to an end and where the tenant has breached the terms of the tenancy agreement
• A Notice pursuant to Section 48 of the Landlord and Tenant Act 1987 providing notice to the tenant that the Landlord’s address for service has changed

Our commercial property notice service includes us preparing and serving any of the following:

• A Notice pursuant to Section 40 of the Landlord and Tenant Act 1954 providing notice to the tenant that the Landlord requires information about the occupation of the property and any sub tenancies
• A Notice pursuant to Section 25 of the Landlord and Tenant Act 1954 providing notice to the tenant that the Landlord wishes to end the tenancy with proposals for a new one; or that the Landlord wishes to end the tenancy with reasons for refusing a new one
• A Notice pursuant to Section 26 of the Landlord and Tenant Act 1954 providing notice to the Landlord that the tenant wishes to end the tenancy with proposals for a new one