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    Moving is a busy and exciting time and we're here to make sure the experience goes as smoothly as possible by giving you all the help you need under one roof. The company has always used computer and internet technology, but the company's biggest strength is the genuinely warm, friendly and professional approach that we offer all of our clients.
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Lettings Process
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    Initiation

    Once we have visited your property and you have decided to instruct our firm, we will send out the necessary paperwork in order for us to commence marketing. We will prepare the documents and have them sent to you for your perusal,. Please feel free to download our Terms & Conditions. If you are still unsure about anything please contact us.


    Contact

    Once we have received your instruction we will then arrange a convenient time for our team to visit your property. This usually takes an hour depending on the size of your property. They will take the relevant details and discuss marketing requirements.


    Safety Guidance

    As a landlord you are responsible for the well-being of your tenant. There are a number of checks and certificates that you will need to provide us with before a tenancy can begin. These include insurance, gas, electrical, furnishings and fire alarm issues. We are here to help you through this process and provide you with all the necessary information and contacts.


    Marketing

    When our team returns with the marketing details, we create your property profile and will begin to market your property. Please see our marketing page for the ways in which we generate our enquiries.

    Viewings

    Interested parties contact us if they wish to arrange a viewing. We make certain they are matched to your ideal tenant requirements and that they are genuinely interested in your property. We do this to avoid conducting any unnecessary viewings. You will be informed when there is a viewing and we will endeavour to give feedback on all viewings.


    Offers

    When an offer is made to us by a potential tenant, our expert negotiators work tirelessly to ensure you get the right deal.


    The Right Tenant

    We have up-to-date details of our tenants's suitability and fully reference check them, via Legal4Landlords, before any offer is forwarded. These checks consist of income and employment records, previous address and landlord searches and general database enquiries. Based upon this information we will give a quote for a rent guarantee.


    Tenancy Agreement

    We can provide advice about getting you the most suitable tenancy agreement. Our tenancy agreements are fully up to date with the latest legislation.


    Inventory

    Before a tenancy begins we recommend that you arrange for an inventory to be performed. We can arrange for an independent inventory clerk to undertake the work and write a report. We would recommend www.storminventories.com or www.signatureinventories.co.uk


    Deposits and Rent Collection

    We advise collecting six weeks' rent as a deposit and a month's rent in advance. Once the tenant has moved in we will either hold the deposit for you or transfer it to your account to hold. Additionally we can provide a rent collection service at a further cost of 3% PCM, or rent collection plus full management at a further cost of 6% PCM.


    Completion

    Once we are happy that everything has been covered, the keys are handed over and the tenancy commences.


    Our Commitment

    We keep all your details on record and hope that when a tenant decides to move on, we can re-market your property at the push of a button. We aim to prevent void periods in your cash flows by our attention to detail and commitment to providing you with the best service

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Renting Process
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    Make your move as smooth as possible 
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    Property Details

    As a prospective tenant you will either find our property in our lettings property section, or on one of our portal partner property websites, or through our email updates for registered applicants. We provide floor plans, photos and full descriptions.


    Arrange a Viewing

    Before you arrange a viewing, you must be registered with us, with your full details filled in. Our negotiators do the majority of viewings, however in some circumstances our Landlords will undertake their own viewings and we hope you understand that they expect us to pre-qualify any potential tenant. When you find a property that you wish to view, simply contact us.


    The Viewing

    Please make sure to give us as much notice as possible if you have any problem in getting to your viewing. We will generally ask for feedback so we can give this information to our landlord.


    Making an Offer

    If you like the property and wish to make an offer, please call or email us at the office as soon as possible. You can also discuss it with our negotiator at the viewing.


    Offer Acceptance

    On acceptance of your offer we will supply you with an offer letter outlining all the information for the tenancy agreement.


    References

    To commence a tenancy we will require you to complete a reference form, the cost of which is £42 inc VAT per person.


    Holding Deposit

    We require a holding deposit of two week's rent to secure the property subject to your reference check to clear. If the landlord withdraws from the tenancy agreement process you will be refunded. If you withdraw from the tenancy the deposit will be retained by the landlord.


    Rental and Deposit

    Prior to the commencement of your tenancy date a deposit (of six weeks) and one month of rent needs to clear into our bank account (your holding deposit will be subtracted from this amount). This money is traditionally held by us on behalf of the landlord until your move in date.


    Tenancy Agreement

    Once there is an agreement in principle between parties, we will draft the relevant tenancy agreement and the cost of this is £240 inc VAT.


    Insurance

    We advise you to insure the contents of your property as they are not covered by the landlord's insurance. We are more than happy to help you to find the right contents insurance solution.


    Completion

    Once all the paperwork, guarantees and cleared funds are in place, the tenancy can go ahead

Contact us

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    Testimonials from Landlords

    • Landlord Testimonial

       I just wanted to write a quick note to say that James Altman has been absolutely outstanding in every way and has earned every single penny of the commission I am paying. He has been incredibly patient with me especially considering how difficult I can be as a property lawyer, and has been wonderfully attentive, efficient, thorough, helpful, responsive and professional. He has been cool, calm and collected from day one and I am certain I have received the best level of service possible. I will not hesitate in future to use James again nor to recommend him to anyone looking for an agent in the area. When deciding which agent to use to market the property, I was very confused owing to the sheer number of estate agencies in the area. At the time when deciding between Paramount and Abacus, a friend told me to go with Paramount because "owing to their size they are more thorough and professional and offer a better all-round service". I can say, with great pleasure, you've proven my friend wrong. I hope your business proves to be a great success because, based on the level of service you provide, you deserve it. Kind regards.
    • Landlord Testimonial

      1st rate service
       Just an email to let you know that I have decided to not renew my Tenants lease for Priory Road at the end of its current term (18 November). I will therefore organise to move out of the flat on Saturday the 18th of November. I'd like to take this opportunity to thank you and the others at Abacus for taking such good care of the flat and providing excellent quality tenants over the years. You've been great to deal with. Thanks and regards.

    Testimonials from Tenants

    • Tenant Testimonial

      Extremely satisfied-thank you!
      I have been letting a property in St John's Wood for over two years now through Abacus Estates, and in all my dealings Abacus they have acted with amazing courtesy, kindness and efficiency. Every time I have had an issue, big or small, with my flat, they have acted extremely professionally and have always kept me up to date and apprised of what they are doing to resolve it - and that resolution has always been swift. Please pass on my thanks to the Property Management team, they are a credit to your team and to your company.
    • Tenant Testimonial

      You showed my partner and I around a couple of properties in South Hampstead/Kilburn area in the summer and whilst we have taken a property in Queen's Park, I just wanted to thank you for your time and say it was a pleasure viewing properties with an estate agent who was honest and nice. Many thanks and best wishes.
    Contact us

    Disclaimer

    The content on this Microsite has been uploaded by Abacus Estates, West Hampstead, London. Rightmove Group Limited makes no warranty as to the accuracy or completeness of the content, any queries should be sent directly to Abacus Estates, West Hampstead, London. Where properties are displayed on a page, this comprises a property advertisement. Rightmove Group Limited who operate the website Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. These property advertisements do not constitute property particulars. The information is provided and maintained by Abacus Estates, West Hampstead, London. Please contact the agent directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland and if you have any query over the content.

    *Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

    Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

    Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Abacus Estates, West Hampstead, London on 02038155711.


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    • paragraph

      Moving is a busy and exciting time and we're here to make sure the experience goes as smoothly as possible by giving you all the help you need under one roof. The company has always used computer and internet technology, but the company's biggest strength is the genuinely warm, friendly and professional approach that we offer all of our clients.
    Contact us

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    Sales Process
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      Please find our extensive Sales Process Guide for your review 
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      Value Your Property

      We offer a free no obligation valuation service We would recommend that one of our experienced members of our team meets with you to discuss the potential and price of your property.


      Initiation

      Once we have visited your property and you have decide to instruct our firm we will send out the necessary paperwork in order for us to commence marketing. We will prepare the documents and have them sent to you for your perusal. Please feel free to download our Terms & Conditions. If you are still unsure about anything please contact us.


      Contact

      Once we have received your instruction we will then arrange a convenient time for our team to visit your property. This usually takes an hour depending on the size of your property. They will take the relevant details and discuss marketing requirements.


      Marketing

      When our team returns with the marketing details, we create your property profile and will begin to market your property. Please see our marketing page for the ways in which we generate our enquiries.


      Monitoring and Feedback

      During the sales process you will have access to relevant information such as the amount of viewings we have conducted. We will send you regular email updates of any developments, and our staff are here for you should there be anything you wish to discuss.


      Viewings

      Interested parties contact us if they wish to arrange a viewing. We make certain that they are matched to your requirements and that they are genuinely interested in your property. We do this to avoid conducting unnecessary viewings. You will be informed when there is a viewing request via email or telephone.


      Offers

      When an offer is made to us by a potential buyer, our expert negotiators work tirelessly with you to ensure that the deal moves forward and is right for you in all respects. When you accept an offer, letters are sent to you, the buyer and the respective solicitors. Sales letters and memorandums are drafted by us.


      Conveyancing

      Once the buyer's solicitor has checked all the relevant documentation, any omissions are raised and a local authority search is initiated.


      Survey

      A surveyor will be appointed by the buyer or their lender via the mortgage broker. The survey establishes the structural integrity of the building and its value. Mortgage offers will be issued within ten days of the survey.


      Exchange of Contracts

      Your solicitor will notify you when the contract is ready for signing. You then have to agree a completion date with your buyer or their solicitor. If you are in a chain, a simultaneous exchange with your next purchase needs to be carried out, possibly using the deposit from your sale.


      Completion

      Completion usually can only take place between 9am and 3pm on a weekday, and our fees should be paid by your solicitor from the proceeds of the sale.

    Contact us

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    Buying Process
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      Buying Process Guide to help you on your move!
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      Property Details

      As a buyer you will either find our property in our sales property section or through our email updates for registered applicants. We provide floor plans, photos and full descriptions.


      Calculate your Finances

      Before you do anything, speak to our mortgage broker who will find you the cheapest and most appropriate arrangement for your circumstances. There are many options such as:

      • Repayment Mortgages
      • Different Types of Interest Only Mortgages
      • Fixed Rate Mortgages
      • Capped Mortgages
      • Different available Interest Rates
      • Types of Insurance

      Instruct a Solicitor

      It is important to have a solicitor in place who is based within easy reach, who knows your target area and who has experience in property conveyancing.


      Arrange a Viewing

      Before we are able to arrange a viewing, you must be registered with us with your full details. Our negotiators do the majority of viewings, however in some cases our vendors will undertake their own viewings, and we hope you understand that they expect us to pre-qualify any potential buyers. When you find a property that you wish to view, simply contact us.


      The Viewing

      Please make sure to give us as much notice as possible if you have any problem in getting to your viewing. We will generally ask for feedback so we can give this information to our vendor.


      Submitting an Offer

      If you like the property and wish to make an offer please ring or email us at the office as soon as possible.


      Acceptance of Offer

      On acceptance of your offer we ask you to supply us with the details of your solicitor and your mortgage broker. Terms of the agreed sale (sales memorandum) are then drafted by us and sent through to yourself, the vendor and your respective solicitors.


      Survey

      Your lender will usually arrange for a survey through your mortgage broker, so contact them to set it up. Once the survey has been done, your lender should approve or reject the mortgage offer within 3-10 days. If you are a full cash buyer, you should arrange for your own survey to be done by a chartered surveyor. See the RICS website (www.rics.org), there may be a link to recommended surveyors.


      Conveyancing

      The solicitor will respond to enquiries raised within the 'Seller's Pack' which includes: the contract, vendor's questionnaire form, fixtures and fittings form, planning consent, building regulations and guarantees; and in the case of leasehold properties: accounts, projected future works to the property etc. When the solicitor is satisfied with the purchase, a report is sent to you.


      Local Authority Search

      Instruct your solicitor to carry out the local authority search. This is submitted to the local council and establishes any current planning or other local issues such as drainage, roads and highways etc.


      Exchange of Contracts

      Once the contract is ready to sign you will be required to put down a deposit, usually 10% of the purchase price (subject to your mortgage requirements). This will be handled by your solicitor, as will be the setting of a completion date. Upon completion you will need to pay the stamp duty.

      Price band: Duty:
      Up to £125,0000%£125,001 - £250,0002%£250,001 - £925,0005%£950,000 - £1,500,00010%£1,500,000+12%


      Completion

      This takes place a short time after the exchange of contracts (usually within 28 days). Any outstanding money will be paid by your solicitor to the vendor's solicitor.

    Contact us

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    Additional Services
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      Mortgages
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      Goldberg Steele is a firm of financial advisers based in Finchley, UK. We provide advice to both individuals and companies on all aspects of financial planning, through a long term approach of fully understanding our clients' needs, wants and aspirations and then prioritising objectives.

      As independent advisers, our clients benefit from our being able to offer advice on the broadest range of products and services. Whether it be for investment advice, retirement planning, inheritance tax planning or simply reducing costs, we have many years of experience in finding the most suitable solution for our clients' needs.

      We provide advice and help following a personal / business financial review which can take place at a convenient time and place. Usually a review will start with a very broad discussion of your concerns and aspirations, before moving on to a thorough financial review. Following your initial review, we will take time to consider your situation, needs and priorities before writing a detailed financial report. We will discuss this face to face in a follow up meeting in which we'll fully explain our recommendations and agree affordable priorities to assist you in achieving your objectives. Our charges can be structured in several ways. Some of our clients prefer a fee-based approach, whilst others are more comfortable with a commission basis. Either way will result in our fully disclosing our fees in an open and transparent manner. The FSA do not regulate all forms of Inheritance Tax Planning.

      Goldberg Steele

      Contact: Peter Steele (CeMAP)
      Whitlingham
      The Rutts
      Bushey Heath
      Hertfordshire
      WD23 1LH

      Direct Dial & Fax: 020-8421 8836
      Mobile: 07801-259863
      Email: peter@goldbergsteele.com
      Website: www.goldbergsteele.com

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      Professional Services
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      Abacus Estates have built a partnership with Lewis & Tucker. Based in the west end of London, they have a qualified and experienced team that covers all aspects of the commercial property market, together with residential and commercial management.

      Lewis & Tucker trades via two companies; Lewis & Tucker Surveyors and Lewis & Tucker Management. Both have identical directors who are members of the Royal Institution of Chartered Surveyors.

      Lewis & Tucker is a member of the Royal Institution of Chartered Surveyors (RICS), and is one of the most respected and high profile global 'standards and membership' organisations for professionals involved in land, property, construction and environmental issues, accountable to both members and the public.

      Following recent changes in legislation in respect of insurance, Lewis & Tucker are now authorised and regulated by the Financial Services Authority (FSA).

      Rent Reviews & Lease Renewals

      Our qualified surveyors act for landlords and tenants in respect to commercial and residential properties throughout the UK. Our client base is diverse and covers a wide range of private and public companies, developers and major corporations, as well as local authorities and major financial institutions and funds.

      Whether you are a landlord or a tenant, specialist guidance on leases and rent reviews is crucial to your business. Do not wait until lease renewal or rent review to contact us. We will identify and exploit every opportunity on your behalf. When acting for the landlord, we ensure the maximum revenue; when acting for the tenant, we negotiate the lowest settlement. In certain cases we will work based upon incentives, so we gain if we achieve a good result for you.

      Building Surveying

      Our qualified building surveyors will undertake full or partial surveys of properties throughout the country, reporting on condition prior to acquisition for all types of properties, whether for owner/occupier or investment purposes.

      • Advice on essential repairs
      • Price quotations obtained
      • Works specified
      • Supervision
      • Dilapidations
      • Schedules of condition

      We are always happy to discuss matters and provide a quote for our services without obligation.

    Contact us

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      Testimonials from Sellers

      • Seller Testimonial

        Mr R Adams- Happy Client! 
        Hi All, I wanted to send a quick email to offer my thanks on your efforts on Clifford Gardens. Fabian, you were great to deal with and an excellent communicator throughout the process. Caesar, I know you worked really hard to get it over the line. When things became a bit tricky you were on the case and sorted it all out. Craig, you employed these two, so well done for doing that! Thanks again for all your efforts!
      • Seller Testimonial

        Mr B- Very satisfied
        We write to tell you how satisfied we have been during the sale of our garden flat. The negotiator on our sale, Mr James Altman, was extremely professional and efficient from the initial viewing of the property to the exchange of contracts. He maintained contact and returned phone calls promptly and chased both vendor and solicitors even when off duty! We are grateful for his courteous approach and personal involvement during the process, which as you know, can be extremely stressful. We would have no hesitation in recommending your firm.

      Testimonials from Buyers

      • Buyer Testimonial

        We wanted to thank you for all the hard work and effort you put in to make sure the purchase of Agamemnon Rd went through smoothly which assisted us in moving to our new home. Yourself and your colleagues always made yourselves available to help the sale in a professional and friendly way. We would definitely use you again for any further purchase or sale and will be recommending your services to all our friends.
      Contact us

      Disclaimer

      The content on this Microsite has been uploaded by Abacus Estates, West Hampstead, London. Rightmove Group Limited makes no warranty as to the accuracy or completeness of the content, any queries should be sent directly to Abacus Estates, West Hampstead, London. Where properties are displayed on a page, this comprises a property advertisement. Rightmove Group Limited who operate the website Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. These property advertisements do not constitute property particulars. The information is provided and maintained by Abacus Estates, West Hampstead, London. Please contact the agent directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland and if you have any query over the content.

      *Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

      Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

      Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Abacus Estates, West Hampstead, London on 02038155711.


      Welcome to Abacus Estates, West Hampstead, London

      Title

      Find Us

      Branch address

      303 West End Lane,
      West Hampstead,
      London,
      NW6 1RD

      Get in touch

      Buying: 020 8012 3239  Local call rate
      Letting: 020 8012 3240  Local call rate

      Disclaimer

      The content on this Microsite has been uploaded by Abacus Estates, West Hampstead, London. Rightmove Group Limited makes no warranty as to the accuracy or completeness of the content, any queries should be sent directly to Abacus Estates, West Hampstead, London. Where properties are displayed on a page, this comprises a property advertisement. Rightmove Group Limited who operate the website Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. These property advertisements do not constitute property particulars. The information is provided and maintained by Abacus Estates, West Hampstead, London. Please contact the agent directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland and if you have any query over the content.

      *Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

      Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

      Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Abacus Estates, West Hampstead, London on 02038155711.