LETTING SERVICE

Our Lettings Department is led by Jodi Baister ARLA based in our Walter Road Office in Swansea serving our 7 Swansea Offices.

We believe that having both Lettings and Sales Departments in the Swansea area provides our many clients with a greater degree of flexibility.

We provide expert advice on all aspects of residential lettings including current market values, furnishing options, relevant legislation, safety regulations and inventory reports.

We offer:-

• Advice on property purchases to maximise return
• Rent valuations
• Professional presentation of property details
• Accompanied viewings
• Tenant introduction
• 7 day a week opening – Monday to Friday 9am–5.30pm, Saturday 9am–4pm and Sunday 11am-4pm
• Prominent office location with large window display
• Property inspections
• Rent collection
• Property maintenance
• Tenancy Agreements
• Landlord taxation
• Tax accountancy department for Landlords relevant to those moving overseas or already living overseas

Lettings Department Swansea Office 5 Walter Road Swansea SA1 5NE
Tel: 01792 469848 Fax: 0870 1210494 lettings@johnfrancis.co.uk

Thorough Checks

We carry out thorough checks on all potential tenants, including CCJ and bankruptcy searches to assess the suitability of tenants

We provide two types of lettings service, Let Only or Standard Management. These options are set out below and your decision depends upon whether you wish to remain in charge of rent collection and inspections or leave the management entirely to us. Different scales of charges apply which we would be pleased to explain upon application.

Let Only Service

1. Advising as to the likely rental income.
2. Marketing the property including circulating details to potential tenants, internet advertising on our website and National portal sites, placing a “To Let” board on the property and conducting accompanied viewings.
3. Interviewing prospective tenants and taking up references using an external tenant assessment service (such as Let Sure Tenant Assessment). Where necessary, additional security will be requested by means of a Guarantor. In the case of a Company, Company assessment will be made using an external assessment agency (such as Let Sure Company Assessment).
4. Preparing Tenancy Agreement and corresponding notices necessary for your client to gain protection of the relevant Rent and Housing Acts.
5. Collecting first months rent and security deposit and paying the sum over to our clients less our fees for the Let Only service.
6. Arrange for landlord gas safety record to be carried out (payment in advance for this service is required).

Standard Management Service

This is the option to choose if you wish us to take complete control of the letting of your home. This service includes items 1 to 6 above on the Let Only service but in addition also:-

1. Arranging the service companies (principally electric and gas) for meter readings and advising them of the transfer of service contracts to the tenant at the beginning of each tenancy.
2. Arrange the inventory and schedules of condition you need prior to letting.
3. Liaise with Landlord’s mortgagee where necessary with regard to references and Tenancy Agreement.
4. Taking deposit from the tenant to be held in an authorised tenancy deposit scheme.
5. Collect the rent monthly in advance and pay over to the Landlord as agreed (normally monthly in arrears) less any fees or expenses due or incurred for the period. Payments will be made by cheque or BACS and the detailed rent statement will be forwarded to the Landlord.
6. Monitor rent payments and alert you if tenant falls behind or breaches of Tenancy Agreement.
7. Carry out interim visits of the property during the tenancy. Responsibility for and management of empty properties is not normally included and will only be carried out by special arrangement.
8. Co-ordination of repair and maintenance including arranging for tradesmen to attend the property and obtaining estimates where necessary, supervising works and settling accounts from rents received (up to agreed limits).
9. Making payment on behalf of Landlord from the rent received for costs in managing the property.
10. Carrying out a property visit at the end of the tenancy to check inventories and deal with matters relating to unfair wear and tear before arranging for the tenants deposit with deductions where necessary to be released from “Tenants Deposit Scheme” and managing any disputes arising.
11. Advising Landlord when tenancy is coming to an end and seeking instructions regarding letting (or selling) the property.

INSURANCE

There are various types of insurance that should be carefully considered:-

1. Rent and Legal Protection. However thorough a reference is, it is not possible to foresee problems such as redundancy, marital breakdowns or illness. Forward planning is always advisable. Consider the problems loss of rental income might cause you. Who will pay the mortgage? How will you recover the lost income? Cover is available for all types of tenant to include legal costs and expenses which can be paid on your behalf in order to obtain vacant possession. 100% of monthly rent is paid until vacant possession is obtained and 75% for up to two months thereafter whilst tenants are found (subject to the policy terms and conditions that apply - full details provided on request).
2. Buildings and Contents. John Francis can arrange specialist buildings and contents insurance.
3. Tenants Contents. John Francis realises it is for tenants to arrange insurance for their contents, personal possessions and in particular their liability towards Landlord’s contents fixtures and fittings. We advise tenants to arrange suitable cover and we offer tenants contents insurance that includes accidental damage cover to the Landlord’s building (subject to the policy terms and conditions).

SAFETY REGULATIONS

If you ask John Francis to deal with your property letting we will discuss with you the regulations regarding:-

1. Gas and electricity safety.
2. Fire and furnishings regulations.
3. Energy Performance Certificates.

We provide all our Landlords with a pack containing written guidance on the above to ensure the requirements of the regulations are fully met and understood.

TAX

If you are unsure about tax, for example, if you have to pay tax on your letting income John Francis will try and provide whatever advice and guidance we can provide. However the law governing tax is complex and the best advice will vary according to individual needs. Therefore we would always urge you to seek further advice from your Accountant or Financial Adviser with regard to this.

If you are an overseas Landlord you will be regarded as a non UK resident for tax purposes and need to apply to the Inland Revenue for non residential Landlord status. General letting agents must deduct basic rate tax from any rent they collect for non residential Landlords unless they receive written notice to the contrary. John Francis urges all overseas Landlords to check the following link for a guide to tax for overseas Landlords.

www.hmrc.gov.uk

TERMINATION OF TENANCY

Tenants are entitled to 2 months notice after the initial minimum period of 6 months. If you want tenants to leave at the end of the 6 month period notice must be given after 4 months. Acting upon your instructions we will deal with serving a written notice requesting possession.

WHAT IF IT GOES WRONG?

Whilst we will do our very best to ensure that things do not go wrong, however (as set out in “Insurance” above) we strongly advise our clients to take out rent and legal protection insurance to protect you from loss of rent and also legal costs in repossessing the property from the tenant if necessary.

If you do not have this insurance the costs of this will not be covered in our management charges and Solicitors will need to be appointed to act on your behalf.

You should also take into account that these proceedings do take time and that it is often not possible to recover any loss of rent.

TENANCY DEPOSIT SCHEMES

Under the Housing Act 2004 there is now mandatory tenancy deposit protection. All deposits taken from tenants must now be protected by an authorised scheme. There are two types of scheme, the first is insurance backed and the other is a custodial scheme. John Francis has decided to use the custodial scheme in all instances. We provide Landlords with full details of this scheme if required.

USEFUL INFORMATION FOR LANDLORDS LETTING PROPERTY

If you decide to let your property you need to take the following steps:-

1. Apply for mortgage lenders consent.
2. Notify insurance companies.
3. Obtain a gas safety certificate. Make sure electrical equipment is safe and in good condition. Any other central heating system should be checked annually and records kept. You must leave instruction manuals for all appliances and central heating systems and if these are not available then clear instructions preferably typed are required. Since 1 October 2008 there is a legal requirement to Landlords to provide a valid Energy Performance Certificate. This can be arranged through John Francis who provide this service at a competitive rate.
4. Decide what fittings and furnishings you intend to leave in the property. It is not wise to leave televisions, video/dvd players or other personal items. It is not usual to leave bedding. You must ensure that furnishings comply with fire regulations.
5. Undertake any outstanding repairs and make sure the property is in a safe condition.
6. Make sure the property is clean and tidy and ready for suitable tenants.
7. If you are an overseas Landlord apply for tax exemption certificate.
8. If you have lived in the property yourself then arrange re-direction of mail and advise your telecom supplier you are moving.
9. Provide John Francis with sufficient number of keys for the property (at least 2 full sets).
10. Please let John Francis know if you wish us to arrange rent and legal protection and/or buildings and contents insurance on your behalf.

USEFUL INFORMATION FOR TENANTS SEEKING TO RENT A PROPERTY

• Properties are normally available on an initial 6 months Assured Shorthold Tenancy although some may be available for an initial 12 months. Many tenancies continue on a month to month basis after the fixed term
• John Francis act as Agents for the Landlords, some of whom may not accept Tenants initially on Housing Benefit or with pets or even with small children. For further information on each property if this information is not available on our website please enquire with our Office
• Couples will normally be required to complete a joint Tenancy Agreement with all parties fully responsible for the whole of the rent and other commitments
• Upon reserving a property Tenants will be required to pay a fee as indicated in the application form, a copy of which can be downloaded. Tenants will need to pay a deposit which is returnable after the termination of the Agreement subject to its terms which is normally held in a Trust account with interest being added to this deposit
• Usually pets are prohibited in flats and more often than not also in houses
• For their own benefit Tenants are strongly advised to take out their own contents insurance and John Francis can arrange this for you if required
• Credit referencing and Agreement preparation usually takes a minimum of 10 days

Lettings Department Swansea Office 5 Walter Road Swansea SA1 5NE
Tel: 01792 469848 Fax: 0870 1210494 lettings@johnfrancis.co.uk

The largest Independent Welsh Estate Agency with 20 offices selling and letting property in Cardiganshire, Carmarthenshire, Pembrokeshire, Swansea and the Gower. Properties to buy or let in South and West Wales, new homes and developments. commercial properties, farms, and auction sales. John Francis Estate Agency has offices selling and renting property in Swansea (including Sketty and Killay), Mumbles, Gorseinon, Llanelli, Ammanford, Carmarthen, Lampeter, Aberystwyth, Aberaeron, Cardigan, Fishguard, Morriston, Pembroke, Haverfordwest, Milford Haven, Tenby and Pontardawe.

John Francis is a trading name of John Francis (Wales) Ltd which is Authorised and Regulated by the Financial Services Authority Registered Number 305327. John Francis (Wales) Ltd is a Private Limited Company, Registered in Wales 3802479 Registered Office 18 Lammas Street, Carmarthen, SA31 3AJ. Registered for VAT Number 74155730.  You are the visitor to this site.