We discuss fully with Tenants the type of property they are seeking and the price range. We also fully discuss the Tenants responsibilities once they have taken a Tenancy as well as all the costs involved.

How to apply for the property/Fees
Once you have ascertained the property's suitability for your needs. We will then take references from your Bank, Employer and personal references and where applicable a previous Landlord. We will require a fee of £85. If the tenancy is to be in more than one name each party will need to pay this fee as references will need to be applied for in relation to each individual. You will require a deposit equivalent to one months rent plus a months rent in advance. Rent will wherever possible be deducted from your Bank Account by standing order.

Do I pay the Agents any fees?
You should not pay introductory fees but there will be certain costs for you to cover for administration and taking up references.

Following the introduction of the "Proceeds of Crime Act 2002" we are now obliged to obtain proof of identity. Full details will be provided.

What money do I need to find for the start of the tenancy?
Usually we will request a month's rent in advance and the equivalent of a months rent (minimum) to be held as a deposit against damages.

What are my legal responsibilities?
These are clearly set out in your tenancy agreement, which you should read very carefully before you sign. If there are any points you are unclear about please discuss them with us.

What is a tenancy agreement?
A tenancy agreement is a binding document between you and the Landlord and the Tenant and applicable only to you and the property you are renting. This Agreement sets out the terms and conditions of your tenancy and will usually be an Assured Shorthold Tenancy under the Housing Act 1988. For bona fide Companies and lets where the rent is in excess of £25,000 per annum an agreement will be drawn up under contract law.

How long does it all take?
Usually about 10 working days to take and confirm references, clear the cheque for the deposit and first months rent, arrange for the inventory to be carried out and arrange the transfer of the utilities into your name.

How long is a typical let?
A typical let would be 6 months and rarely more than 12 months.

Securing the tenancy
Once you have secured your tenancy we will ask you to sign a tenancy agreement. When all the relevant paperwork is completed we will arrange to check you into the property, where we will agree the inventory and a schedule of condition, which will incorporate photographs of the property's condition, which you will be asked to sign. Please ensure that you allow adequate time to complete the formalities, as this will reduce the risk of problems later in the tenancy. You will then be supplied with a set of keys.

Three weeks later you will have your first inspection visit this is procedure. There will be regular inspections during the course of your tenancy; this is common practice in rented accommodation. These inspections are carried out for the mutual benefit of the Landlord and Tenant, it is our legal responsibility to ensure that Tenants are aware of all safety procedures to enable them to have a safe and comfortable tenancy. We must further ensure the condition of the Landlords property has not fallen into disrepair and also to ensure that any of the safety regulations have not been breeched, further photographs will be taken during these inspections and attached to the Inventory

When you are ready to terminate your tenancy your notice should be served in the manner set out in the Tenancy Agreement.

Furnishings
Part furnished ­generally means that the property is provided with carpets, curtains and electrical appliances in the kitchen.

Fully furnished- will usually include all major items of furniture, kitchenware and in some cases bedding and towels. It is essential to check this at the time of viewing.

What happens if I want to stay on or leave early?
Tenancies are frequently renewed either by way of a new agreement or the old agreement becoming a Statutory Periodic Tenancy. If you are likely to want to leave before the end of the Tenancy you may want to ask the Landlord to include breaks in the Lease, if not you will remain responsible for the rent until the end of the term agreed, unless a satisfactory new tenant can be found.

What else do I have to pay for?
The Tenant usually pays the utility bills, such as gas, electricity, water, telephone, tv licence and the Council Tax. Occasionally there may be a service charge on the property.

Future Payments of Rent
All rent unless otherwise stated is due monthly in advance and we will provide you with a standing order mandate to ensure that the rent is paid monthly thereafter.

Insurance
The Landlord is responsible for insuring the building and his own contents; it is your responsibility to insure your own contents. We also recommend that you include accidental damage insurance in case an accident causes damage to the Landlords property, which could seriously affect your security deposit.

What must I do at the end of the tenancy?
Ensure that you have fulfilled your responsibilities as set out in the tenancy agreement, particularly with regard to the Condition of the property. It is normal practice for the property to be professionally cleaned at the end of the tenancy (it will be professionally cleaned at the commencement). If you have moved furniture or caused damage to any items on the inventory these are to be returned and replaces as applicable.

How do I get my deposit back?
After an inventory check and condition inspection, providing there are no missing items or damage your deposit should be returned shortly after you leave the property. You cannot set your deposit against the last months rent.

Safety
All properties will where applicable have a Gas and Electrical Safety Certificate produced prior to your occupation, this is carried out annually. If you have any concerns then it will be necessary to telephone us and follow this up in writing.

We ensure that all gas and electrical appliances are safety checked annually and provide a certificate at the start of the tenancy.

Utilities
Tenants are responsible for paying all utility bills unless otherwise stipulated in the Tenancy Agreement. Receipted bills will be required upon vacation or a forwarding address to ensure that accounts can be forwarded.

Maintenance
Tenants will be responsible for the property and will be expected to report any defects or repairs with immediate effect in order to mitigate the Landlords liability.

General maintenance is the Tenants responsibility for instance keeping the property clean and tidy, ensuring drains are kept clear, looking after the garden, changing light bulbs etc. If the Landlord is looking after the property you will be provided with a telephone number to make direct contact.