In order to secure a property a holding deposit of one weeks’ rent must be paid. This ensures that no one else will view the property, the referencing procedure will commence and we can produce the legal documents needed.

Before you pay a holding deposit please make sure you are aware of all your costs and obligations – We have sent you a link to our sample tenancy document, so you can view this before you make a decision.

You will also be sent our “Resident Agreement to Work with Maxine Lester” document, to review and sign (a copy is available on our website). Without this document signed the tenancy cannot start. If there are any queries or questions on this document please call one of our team members who will be able to answer any concerns you may have. On viewing letter

This is very much dependent on your Landlord and you will be informed during the viewing what is actually required. We will usually require completion of our referencing documentation. In order to find you the right property speedily, it is important that you supply us with information to reference you properly.

When completing the reference application details you will need to have the following information/supporting documents:

• The full address of your current property, including your postcode
• If less than three years at your current address, a list of all your addresses for the last three years with postcodes and dates of occupation
• Two forms of ID from a choice of driving licence /passport/birth certificate – Proof of residence will have to be supplied if you are not an UK subject.
• A recent wage slip which shows your NI number and confirms your monthly wage
• Three months’ bank statements

The above documents must be provided no more than three days after paying your holding deposit and no later than 10 days prior to the commencement of the tenancy. If you do not forward these details to us in a timely fashion we could be asked by your Landlord to remarket the property, meaning you could lose the home you have chosen.

Once satisfactory references have been received we will contact you and arrange the soonest convenient date for you to move in. At the same time we will forward you details of your Tenancy Agreement for you to review and sign. On holding fee

This will be very much dependent on how quickly you get the referencing information to us and the date that the property is available. Once you have successfully gone through this procedure, which typically takes 24 – 48 hours, we would be in a position to confirm a date. Please note that the tenancy cannot commence until cleared funds for the deposit and the first months’ rent have been received in our bank account.

Your tenancy will usually be an Assured Periodic Tenancy.

The Landlord can’t then end the tenancy within the first 12 months, except for serious breaches by you.

You can end the tenancy at any time by serving two months’ notice which must expire on the day before the rent due day within your tenancy.

You can see a sample tenancy document here, so you can view this before you make a decision.

You will get a full copy of the actual tenancy for your property a few days before the tenancy starts, allowing you time to review it and sign it after proper consideration. Your actual tenancy will be based on the standard model, however if you want to see a draft of your actual tenancy agreement before you decide then please get in touch.

The Tenancy Agreement is a legal document and lays out the terms on which you will hold the tenancy, plus the obligations of the Landlord. It is your responsibility to make sure that you are happy with the terms of the agreement, which you will need to sign before you can move in. If you are unsure of the meaning of any clause you should consult a solicitor or visit your local Citizens Advice Bureau.

Rather than use paper and manual signatures we usually use a secure online system for you to review and electronically sign your Tenancy Agreement. This system also provides you with secure storage and access to your Agreement whenever you need it in future.

Our Pets webpage answers the questions most people have and has an application form.

The security deposit is usually no more than five weeks’ rent. After the tenancy has been signed by all parties, the deposit and the first months’ rent must be cleared into our bank no less than three working days before the tenancy starts.

Please note we only accept payment by bank transfer or debit card. We do not accept cheques, cash or credit cards as payment. Card payment can be made via our website.

Usually, unless your landlord wishes us to use the deposit replacement scheme called Reposit.

Please bear in mind Reposit is not an insurance. If you take the scheme you will need to meet the full cost of any damages or tenancy defaults at the end of your tenancy.

Where we hold your deposit we keep it in a separate client account. This is securely registered with the Tenancy Deposit Scheme (TDS). You will be provided with a copy of the registration for your deposit. Full details of the TDS can be found on their website www.tenancydepositscheme.com

We do not pay interest on any deposits. Deposits will be refunded at the end of the tenancy, subject to any reasonable deductions as required by the Tenancy Agreement and after proof that utilities have been paid.

We will arrange a check in at our offices to go through any relevant information and hand over the keys.  If we have not obtained your electronic signature of the tenancy, we will ensure the Agreement is signed. We will provide a copy of the Inventory and Condition Report, if your landlord has requested one. If we are managing the property you can report a repair 24 hours a day on our Repairs webpage.

Next to the Tenancy Agreement the Inventory and Condition Report is the most important document you will have. It protects your deposit as it is an accurate record of the condition of fixtures, fittings and decoration in the property at the start of the Tenancy.

Subject to the landlords’ instruction we prepare a very detailed Inventory and Condition Report for you to sign at the start of your tenancy. You will have three days to review the report and return it to us with any reasonable comments or amendments you may have.

On the last day of your tenancy we will use this report as a guide to ascertain whether you have left the property in the same state as you found it, other than fair wear and tear. If the property is not as clean as detailed in the inventory, or there is any damage, then you will need to meet the cost of addressing these items, usually from your deposit.

Given this, if your landlord has not commissioned a professional inventory we would strongly advise that you do so to protect your deposit.

All rents are due to be with us on the inception date of your tenancy, i.e. the day of the month when your tenancy started, e.g. if you move in on 6^th of the month, then your rent is due on 6^th of each month. Due to the UK banking system it will be necessary for you to make sure that the full rental amount leaves your bank 3-4 days before the due date to ensure it reaches us by the due date.

As soon as your tenancy starts you become responsible for the payment of gas, electricity, council tax, telephone, broadband, TV Licence and water charges. It is therefore important that you register these in your name with the appropriate authority. For your convenience we will usually have notified the power companies when you move in.

We strongly recommend that you have insurance to protect your own contents, personal possessions, pedal cycles and other valuables, as the Landlords insurance will NOT cover your items. It is important you make it clear you are a tenant, so the insurance also gives you protection towards accidental damage to the Landlords’ property.

As part of our contract with the landlord we usually make periodic safety compliance visits to the property, usually once or twice a year.

These will be arranged in advance to ensure minimum inconvenience to you. During the visit we will make notes and take photographs to assess if any works need carrying out; whether the terms of the Tenancy Agreement are being followed; if there are any health and safety issues; and to check on work that has been carried out on behalf of the Landlord. It is not necessary for you to be present for these inspections.

We have a complaints and feedback procedure should you have any dissatisfaction. This is available on our website and on request.  Additionally we are members of:

• The Property Ombudsman scheme (membership number D03544)
• Propertymark – Previously The Association of Residential Lettings Agents
• TDS – The Tenancy Deposit Scheme (membership number G02079)

These each have their own codes of practice to which we subscribe and follow. We can provide printed copies if required. They also have complaints and disputes procedures if required.