Why should I choose Morgan James to look after my property?
Unless you are a professional landlord and have time to learn the legislation from various housing Acts you will probably need an agent to help you manage your property and keep you safe from the numerous regulations that it is very easy to fall foul of.
1. Friendly Morgan James are a friendly, local family team. You will always find us approachable and happy to answer any questions no matter how trivial they may seem to you. We understand that letting your property can be a pretty daunting experience and are here to make it as stress free as possible for you.
2. Professionally Qualified, Legally Knowledgeable. You will enjoy real peace of mind as you will be dealing with an agent who is experienced and whose staff have passed nationally recognised exams. A thorough understanding of housing law means we are able to advise and assist on tenancy matters ensuring every risk to you is minimised. It may surprise you that there is no specific legislation governing letting agents and that anyone can set up a letting agency without any qualifications at all. It may also be a surprise to learn that many estate agents who have moved into lettings in order to survive the downturn in the sales market, have done so without any training or qualifications. 3. Honesty You will never be given any false or misleading information. We won't overvalue your home, or give you out of date applicant information just to win your business. 4. Around the clock property management You will have peace of mind knowing someone is on hand 24/7 to deal with any emergency repairs or query on your property. We are trusted by many overseas landlords and even manage properties for other companies too. Many corporate clients are attracted to properties managed only by an agent.
5. Deposit and Client Money Protection ARLA members are required to work within a robust Code of Practice, which covers the key stages in letting and managing a property. There are comprehensive membership Byelaws which include compliance with such issues as handling and accounting for Clients' money; the mandatory ARLA Client Money Protection Bonding Scheme; Professional Indemnity Insurance; Dealing with Complaints and Disciplinary Procedures
6. Professional Photography Professional photographic equipment will be used to achieve clear, crisp photography ensuring your property is marketed to ahigh standard
7. Extensive Marketing Your property will be advertised on many property portals including Rightmove Primelocation, FindaProperty and Zoopla ensuring your property is seen by millions everday
8. Professional advice Probity and Protection - ARLA leads the industry in setting and regulating the highest standards in the industry and demands certain levels of professionalism and commitment to customer service from its membership.
How will you market my property?
Your property will not just be advertised or listed on one or two web sites. Morgan James endeavour to market all properties making the most of the features on offer and giving potential tenants as much information as possible. Your property will have a full set of marketing particulars which will include a room by room description unlike most agents who only write a brief property summary. Your property will have several full colour photographs and will be listed on all of the major web sites, including zoopla, rightmove, propertyfinder, prime location and over 100 other sites ensuring that your home is seen by millions of potential tenants. If your property is not getting the results we think it should we will change the particulars or photographs before discussing a change in price with you.
Our approach gets results! We know from statistics provided by the leading web sites that we have some of the best viewed particulars in the business. This means your property is likely to let more quickly and achieve the best possible price, ensuring your investment gets the best possible return.
Will I achieve more rent if I leave my property furnished?
Unless your property is exceptionally furnished it is most unlikely you will achieve any more rent. You will need to consider carefully what furniture you may wish to leave as not all types of furniture will be suitable. Often it is the property size location and target market that will determine whether it is best to leave it furnished or not. If at all possible, if you do have somewhere to store furniture and can market it as either furnished or unfurnished it will maximise your chances of finding a tenant quickly.
What sort of tenants can I expect to be living in my property?
We thoroughly reference prospective tenants to ensure the people living in your property are quality tenants. We attract tenants from corporate organisations such s Glaxo, Tesco, HSBC etc and have good working relationships with leading relocation companies. We also often tailor our marketing to achieve a more targeted response.
How much is the tenant's deposit and what happens to it?
Typically this is one month to one and half months rent and is payable upon the signing of the Tenancy Agreement. The deposit must be registered with a tenancy deposit protection scheme within 14 days. Morgan James lodge their deposits with Deposit Protection Scheme who offer a free dispute resolution at the end of the tenancy if required. The full deposit will be returned to the tenant within 14 days if there is no damage to the property.
What happens if the tenants do not pay their rent?
We have some of the lowest arrears rates in the business because of our thorough referencing procedures. When problems do arise we act quickly to establish the reasons why and if possible work with the tenant and landlord to solve the problem, for example agreeing a plan of action in relation to a temporary cause or discussing release from contract and finding new tenants if the property is no longer affordable. If arrears cannot be resolved we will serve the initial legal notices required. This is often the point that other agents will hand the matter to solicitors often incurring significant costs and unnecessary delays which can be avoided. Handled the right way court possession action is rarely necessary, but if it is, we are able to help you with the process in a timely and cost effective way reducing the financial burden to you.
When will I receive my rent?
You should receive your rent within 5 working days of the rent due date. You must allow up to 3 working days for rent to be received through the banking system. On properties where rent is collected by Morgan James we will endeavour to forward this to your bank account on the same day as we receive it.
What is an EPC?
An EPC is an Energy Performance Certificate and is a legal requirement. It is required as soon as the property is advertised and will last 10 years. It will give your property an energy efficiency rating.
What is a gas safety certificate?
An annual gas safety certificate is required by law to let your property. A tenant cannot move into a property without a copy of the certificate. This must be carried by a Gasafe engineer every year on or before the anniversary. This will cost between £60.00 - £90.00 depending on how may gas appliances are at the property.
What is a periodic report?
The electrical periodic report will be carried out by a qualified NICEIC electrician. They will check the wiring and circuits of the property to ensure they are safe. Their report will advise you if any work is necessary to make the circuits/wiring safe and up-to-date with current legislation. If you have an old style black fuse board
What is an inventory?
An inventory is an important document that states the condition of the property when a tenant moves in. This will normally cost between £100 -£400 depending on the size of the property.
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107 Fore Street - Hertford - Hertfordshire SG14 1AJ
