Tenant Information
Since opening our doors over 200 years ago, Murray has built a reputation as one of the leading property managers in the Rutland and Stamford area. Today, we manage in excess of 500 residential properties ranging from one bedroom apartments to substantial period properties, to suit all types of Tenant's requirements.
In dealing with Murray, you can have the knowledge and peace of mind to know you are dealing with a professional firm of Chartered Surveyors and members of The Association of Residential Letting Agents (ARLA). Both these associations take the lead in Residential Lettings and provide strict regulations and guidelines in business conduct. These include separate client accounts dealing with rents and deposits, professional indemnity insurance and client's money protection schemes.
Tenancy Agreements
Most residential lettings are Assured Shorthold Tenancies covered under the Housing Act 1988 as amended by The Housing Act 1996.
The initial period of the Tenancy is usually six or twelve months. At the end of this period the Tenancy may either continue on a periodic basis, or another fixed period may be entered into between the parties, depending on the requirements at that time.
The Tenancy continuing on a periodic basis enables the Tenant to vacate the property after providing the Landlord with a minimum one month's Notice to Quit or the Landlord to obtain vacant possession after serving a minimum two months' Notice to Quit on the Tenant. In each case the Notices must expire on the calendar date of the Tenancy.
The Tenancy Agreements are legally binding, and the obligations of a Tenant are clearly laid down in the Tenancy Agreement. It is important that these obligations are fully understood before signing the Tenancy Agreement. Our fully trained staff will be pleased to answer any queries you may have in this regard.
References
All applicants wishing to rent through Murray must be fully referenced and complete a Pre-Tenancy Application Form with brief details of their personal circumstances and at a later stage complete a detailed Application Form. These forms are then processed in association with HomeLet, one of the UK's leading providers of specialist insurances and referencing to the lettings sector. The reference checks include a credit search and an employer's reference.
To assist us in processing your Application, we will require the addresses of your referees, your Bank or Building Society details, employer's details and, where appropriate, previous landlord's details. The referencing process usually takes three working days.
A charge of £40.00 is made to process the Application Form. (see ‘Fees’ section below).
Rent
The rent is payable monthly in advance by Standing Order into Murray's bank account. It is important that the Standing Order Mandate is completed at the time of signing the Tenancy Agreement, and you instruct your bank to set up this payment facility. We are unable to accept any other form of rental payment, e.g. cash or personal cheque. On receipt of cleared funds the rent is paid directly into the landlord's chosen bank account, and a rent statement is sent as confirmation.
The rent is payable by the Tenant detailed on the Tenancy Agreement. We are unable to accept payment from a third party, unless it has been agreed that they are a Guarantor to the Tenant.
Deposit
A deposit is paid by the Tenant at the commencement of the Tenancy equating to five weeks' rent and is held by Murray as Agent on behalf of the Landlord. These monies are held in a separate client account and are returned to the Tenant at the end of the Tenancy, subject to the Tenant fulfilling their obligations as laid down in the Tenancy Agreement. Your deposit is held and protected under the Tenants Deposit Scheme; at the end of Tenancy an internal inspection of the property is undertaken with the agreed Inventory and, subject to a satisfactory inspection, the deposit will be returned in full.
The deposit will be held under the terms of the Tenancy Deposit Scheme, which provides safeguards regarding the handling of Tenant's Deposits and ensures that these monies are dealt with professionally and correctly. Full details of this scheme are available through Murray or can be viewed online at www.tds.gb.com.
Service Charges
On taking possession of the property, the Tenant is responsible for the various service charges to include, where appropriate, gas, electricity, water charges, sewerage charges, telephone, T.V. license and council tax. A note of the meter readings and level of heating oil is recorded and agreed with the Tenant at the commencement of the Tenancy. The service providers are notified of any change of occupancy, and a new occupier account is set up.
Safety Regulations
Murray ensure that all the current legislation governing safety in the home and the safety of gas and electrical appliances and soft furnishings is complied with by the Landlord.
The Application Process
Application Form
Once you have found a suitable property, we will require a detailed Application Form to be completed and returned to us via post, fax or by hand. We then forward this information to a professional referencing company to process the Application. The referencing process usually takes two or three working days.
Commencement Date
On receipt of satisfactory references, you will be contacted by a member of our staff to agree a commencement date for the Tenancy. The Tenancy Agreement will then be prepared, together with an Inventory / Record of Condition of the property and we will agree a convenient time for you to visit our office to sign the Tenancy Agreement and associated paperwork. We will also advice you of the cleared funds that will be required in advance of your Tenancy commencement.
At the time of signing the Tenancy Agreement and before the keys to the property are released to you, we will require a Bankers Draft or cash for the monies due at the commencement of the Agreement (unless we are already in receipt of cleared funds).
This being broken down as follows:
Rent : the first month’s rental
Deposit : equating to five week's rent
Property Management & Maintenance
Throughout the Tenancy, we aim to provide an efficient management service and aim to ensure a problem free period of letting.
All maintenance items reported to us are detailed and contractors are instructed to carry out any necessary maintenance items. The work is overseen through to satisfactory completion. All maintenance contractors used by Murray are trustworthy and professional.
During the Tenancy, we also carry out an initial internal inspection after the first three months and six monthly thereafter. This enables us to advise the Landlord of any potential maintenance issues and also inform the Landlord of your future intentions relating to the Tenancy of this property.
Relevant letting fees and tenant protection information:
As well as paying the rent, you may also be required to make the following PERMITTED PAYMENTS:
Before the tenancy starts (payable to Murray, the Agent):
Holding Deposit: 1 week’s rent;
Deposit: 5 weeks’ rent.
During the tenancy (payable to Murray, the Agent):
An Administration Payment of £60.00 including VAT would be payable in advance if you would like changes made to the Tenancy Agreement. Please note: the Landlord’s consent must be obtained before any changes can be implemented;
Payment of interest for the late payment of rent at a daily interest on the unpaid rent at an annual rate of 3% above base rate;
Payment of the actual cost of replacing any lost key(s)/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 and 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 for the time taken replacing the lost key(s) or any other security device(s);
Payment of any unpaid rent or other reasonable costs associated with your early termination of the tenancy.
During the tenancy (payable to the provider), if permitted and applicable:
Utilities – gas, electricity, water; Communications – telephone and broadband; Installation of cable/satellite; Subscription to cable/satellite supplier; Television licence; Council Tax.
Other permitted payments :
Any other permitted payments, not included above, under the relevant legislation, including contractual damages.
Tenant protection :
Murray is a member of the RICS Money Protection Scheme, which is a client money protection scheme, and also a member of The Property Ombudsman (TPO), which is a redress scheme. You can find out more details on Murray’s website www.murray.co.uk or by contacting Murray directly.
If a cheque payment or Standing Order is not honoured by your bank : £25.00
The above fees are inclusive of VAT