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    Dwell Estate Agents prides itself on providing a first class professional service whether it be buying, selling renting or managing your property in the London and Essex area. We offer the highest standard of customer care whilst constantly looking to improve the way our business operates.

    We are an independent company of sales and letting agents offering specialist advice on the sale and rental of properties in Walthamstow and surrounding neighbourhoods of Chingford, Leyton, Leytonstone and Hackney.

    Local

    Most of the experienced and professional team at Dwell Estates live and work locally, so are able to offer an in-depth and unique knowledge of these areas. We like to combine a warm and friendly approach with a true and respectful understanding of the local cultures and community - a service which we believe is second to none.

    Reputation

    The reputation we have earned for repeat business is testament to the loyalty we receive from our long-standing clients, some of whom we have helped to move 2 or 3 times over the years

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Landlords
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    Our marketing know-how

    Knowing the type of people who live and want to live in your area allows us to target our marketing accurately and find the right tenant, fast. Of course, we will present your home on Rightmove and every other relevant property site, but we do much more to gain maximum exposure to find you the perfect tenant. We know the papers and magazines and websites your perfect tenants read, so your home will be visible there too. Good design, professional photography and carefully chosen words mean that when the perfect tenant sets eyes on your home, we make sure it makes a great impression.

    Our people know how to find the perfect tenant

    Our people work with one aim in mind - finding the perfect tenant for your home and securing the best possible price. They're trained and inclined to think beyond the obvious, putting in the hard work it takes to find the perfect tenant - and providing the extra touches that keep the process from instruction to completion moving smoothly

      The Property Ombudsmen

    Dwell Estates are full members of The Property Ombudsmen (TPO). The Property Ombudsmen provides a free, fair and independent service for dealing with unresolved disputes between sales or lettings agents and consumers who are actual or potential buyers, sellers, landlords or tenants of residential property in the UK.

    Office of Fair Trading

    The OFT makes sure that estate agents such as Dwell Estates act in the best interests of their customers at all times, and that both buyers and sellers are treated honestly, fairly and promptly.

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    Other important considerations for Landlords before Letting


    • Written consent must be obtained from your Mortgage Provider/Freeholder (if property is leasehold).
    • Your Insurance Company must be notified that the property is to be rented out and appropriate insurance obtained for a tenanted property. There are specialist insurance companies who can provide this and we would be happy to assist you.
    • The Inland Revenue must also be informed within 6 months of letting your property, flat or apartment in the UK and failure to do so will incur penalties, interest and other consequences. The Inland Revenue are apt to deal harshly with Landlords who do not declare rental income and it is always best to seek advice on tax planning and Capital Gains Tax from a fully qualified Accountant.
    • Mail should be redirected with the Post Office.
    • Further copies of keys will need to be provided, at least two if you have Management Agents acting for you.
    • Utilities such as gas/electricity/water/telephone & Council Tax will have to be transferred to the successful Tenant.
    • An Inventory and Check In should be drawn up. This is an important legal document which forms an integral part of the Tenancy Agreement and, as such, it is a false economy to prepare your own in most cases.


    The Inventory is required whether the property to let is furnished or unfurnished and accurate descriptions of the overall condition of wall/floor coverings, kitchen and bathroom fittings to name but a few are essential. Amounts cannot be withheld from the Tenant's deposit unless the loss or damage is proved to have been caused by the Tenant. In the event that any dispute concerning loss or damage to your property is not amicably resolved then the matter will be referred to the Courts and arbitration but should be noted that any judgement will be on the basis of written documentation the Inventory.


    TENANCY

    The Housing Act 1988 (amended 1996) has given rise to two types of Tenancy: Assured and Assured Short hold Tenancy as well as the existing Company Tenancy and Contractual Tenancy. A) ASSURED TENANCY Certain criteria have to be satisfied for a tenancy to qualify for assured status. Assured Tenancy gives the Tenant security of tenure but at a market rent negotiated between the parties. The Landlord may request back possession of the property let on an Assured Tenancy but must obtain a COURT ORDER. This has its advantages but is not as flexible.

    B) ASSURED SHORTHOLD TENANCY (AST) This Tenancy is attractive to Landlords as it offers market rents without security of tenure beyond the contractual term and the majority of Tenancies are based on this format. However, certain criteria must first be met: a) The Tenant must be an individual b) The property must be the Tenant's main residence/home c) The rent cannot exceed £25,000 per annum d) The Landlord must not occupy the same property If the property is let under an Assured Short hold Tenancy, the Landlord can issue a Section 21 Notice to guarantee possession provided the term of the Short hold is expired and not less than two months notice has been given by the Landlord stating he requires possession. If court action is needed, this can be obtained on a number of different grounds against the Tenant. However, it should be noted that is a criminal offence under the Protection from Evictions Act 1977, for a Landlord to threaten or forcibly evict a Tenant from their property.

    C) COMPANY TENANCY This is governed by contract law and is not regulated by the Housing Acts of 1988 or 1996. It is used when a Private or Public Limited Company (excluding partnership or sole trader) want to enter into a Tenancy. There is no security of tenure and rental payments are often made on a quarterly basis by prior agreement.

    D) CONTRACTUAL TENANCY Contractual Tenancy also falls outside the provisions of the Housing Acts of 1988 and 1996 and is not regulated by statute. It is most commonly used where the rent exceeds £25,000 per annum and both parties have the freedom to contract as they choose, but must then rely solely on the provisions of that Agreement.

    FURNISHED OR UNFURNISHED

    Most professional Tenants prefer the property to be unfurnished and it has been found that a Tenant is likely to respect the property more if they have their own possessions. Moreover the difference between rent for furnished or unfurnished is negligible and the Landlord remains responsible for the repair of replacement of any furnishings which become broken or worn (unless this was caused by a deliberate act of the Tenant see Damage Deposits).

    MARKETING/FINDING A TENANT

     You will need to decide whether you require your agent to simply market your property and find a Tenant or whether you would prefer to engage the services of their Managing Agents. Whether you chose to opt for a Managing Agent or not, Dwell Estates as your Letting Agent will firstly provide colour property details and a rental valuation which will be based on the popularity of the area, proximity to transport, rental price of similar property handled and decorative condition to name but a few. It is important to price your rent fairly but realistically in order to attract the most suitable Tenant. Your rental property will be regularly advertised in the local press and publications dedicated to the letting industry as well as displayed in our offices and feature on our website and other sites such as RightMove, Prime Location and Property Finder to ensure maximum exposure. We also contact any listed prospective Tenants, local companies and relocation agents. Should you decide to employ us as your Managing Agent, we will also field calls, arrange viewings, vet prospective Tenants and obtain references, draw up contracts and advise you on your Safety and Repairs obligations (see LEGAL DUTY OF CARE).

    FULL CREDIT CHECKING

    Thorough credit checks are carried out on all prospective Tenants as we can reserve the right to decline an application where necessary in the interests of protecting the Landlord's investment.

    REFERENCES -

    These can be obtained through us as your Managing Agent and include references from the Tenant's employer and previous Landlord. We can also provide you with/assist you in obtaining a linked insurance policy to safeguard your rental income and provide legal protection (RENT GUARANTEE).

    DRAFTING OF TENANCY AGREEMENT/LEASES

    - the Letting team at Dwell can prepare and supply you with all legal documentation and give practical general legal advice.

    DAMAGE DEPOSITS

    This is usually equivalent to one month's rent and is taken from the Tenant to be held in our Client Account until the end of the Tenancy. Upon vacation of your property, there will be a re-inspection and any refunds will be made within a maximum of 28 days, provided that there are no disputes and all utility accounts have been settled. The costs of everyday repairs and maintenance are the responsibility of the Landlord but, if we are instructed to manage your property on your behalf, we will pay the contractor out of the Tenant's rent. We can also organise quotes for approval on any major repair as this becomes apparent. Under the LANDLORD AND TENANT ACT 1985, Landlords are responsible for repair of the structure and exterior of the property, together with installations for the supply of gas, electricity, water and sanitation. If the property is not in a good state of repair at the commencement of the Tenancy, the Tenant has the right to insist that repairs are carried out and, in the event that the damage is serious, the Tenant will be entitled to consider the letting as terminated as the Landlord will be in breach of his obligations.

    COLLECTION OF RENT

    This is usually done on a calendar monthly basis and is forwarded to the Landlord via any previously approved method after any agreed deductions have been made for contractors etc.

    LEGAL DUTY OF CARE -

    Under common law, the Landlord must ensure that properties to let are safe and failure to comply with Safety Legislation is considered a criminal offence resulting in legal action and prosecution. As your Managing Agent, we can carry out safety checks upon your request, deducting the cost from your rent.

    1. Gas - (The Gas Safety (Installation & Use) Regulations 1994 (amended 1998) the Landlord must maintain gas installations and all gas appliances through annual inspections and safety checks carried out by a CORGI registered engineer and a copy of the Current Inspection Certificate must be left at the property.
    2. Electricity - (The Electrical Equipment (Safety) Regulations 1994 & Electricity at Works Regulations 1989 - the Landlord must ensure that all mains voltage household electrical appliances and equipment is tested and safe to use. Any non-repairable items must be replaced and removed. An NICEIC or similarly qualified electrical engineer must carry out these tests on an annual basis and we would also recommend this is done upon change of Tenancy All operating instructions must be left in the property for the Tenant's benefit.
    3. Furniture and Furnishings The Furniture and Furnishings (Fire) (Safety)Regulations 1988 (amended 1989 & 1993) - Soft furnishings (such as mattresses, settees, bed bases, cushions and padded headboards) must meet fire resistance standards and bear a permanent label confirming this. If compliance cannot be proved, the item must be removed and replaced.
    4. Smoke Detectors whilst only properties built after 1992 legally require the fitting of smoke detectors (Building Regulation 1991), we would strongly recommend that smoke detectors are fitted to each floor of the property being let. NB: The penalty for failure to comply with statutory safety legislation is currently a maximum of £5,000 and/or 6 months imprisonment for each offence. This can be harsher in the case of injury or fatality. The above is only a guide to the legal safety requirements and should you have any further enquiries, we would recommend that you contact a qualified solicitor who will be able to verify these in full.


    OVERSEAS LANDLORDS - you are considered an overseas Landlord if you live abroad or go to work abroad for lengthy periods of time. It is important to firstly note that Inland Revenue regulations apply even if you are a non-UK resident. Moreover, non-resident Landlords must apply to the Inland Revenue Financial Intermediaries Claims Office (FICO) for authorisation (by way of an exemption certificate) to receive payment of property rental "gross", that is without deduction of Income Tax by the letting agent or Tenant as required by law.

    NB: The above is merely a guideline and for fully qualified advice, you should contact an appropriate Accountant or Tax Expert.





















Contact us

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Our branch location

Our Branch

Our Branch

Our Office Address Services Contact
Walthamstow
262 Hoe Street,
London,
Walthamstow
E17 3AX
Letting: 020 8521 4207  Local call rate

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Where we're active

Our Branch

Our Branch

Current Properties

Previously Marketed Properties

Note: Markers represent the centre of postcodes, not exact locations

Find us

262 Hoe Street,
London,
Walthamstow
E17 3AX

Telephone us

Letting: 020 8521 4207  Local call rate

Email us

Contact us

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Testimonials from Landlords

  • Landlord Testimonial

    i will continue to use and recommend

    'Sian & Peter'

    I have been renting my property out through Dwell for the past 2 years and both times they have found me perfect tenants, they provided me with full references for all the tenants and made me feel very comfortable. They are always at the other end of the phone to answer my questions and i will continue to use and recommend. Great Job Guys !! Thank You.

  • Landlord Testimonial

    Would gladly use them again

    'Roy'

    I do not normally leave reviews but in this instance I feel like I have too, I cannot thank Dwell enough for the quick turnaround, professional approach and great communication I received during this transaction. I had my property marketed with another agent who had only 1 viewing in 2 weeks, unimpressed I began marketing with Dwell. They secured several viewings quickly, put forward a professional couple who were interested and set up all agreements very smoothly. Would gladly use them again.

  • Landlord Testimonial

    extremely polite, professional and understanding
    'Davey'
    Charlie, Sam and the agency went above and beyond what they had to do to help me settle into my new home which I was very surprised about - they handled all niggling problems with the property within the first few weeks of my moving in despite the fact they weren\'t managing it post-contract! I was also allowed access to the property beforehand to measure the place up for furniture etc. which they didn\'t have to agree to. All in all, extremely polite, professional and understanding - and having dealt with nearly 50 estate agents throughout many moves in the last decade I can confidently say they are one of the best I\'ve dealt with. If only I could choose to rent my property in any area through them, I\'d guarantee them my business for my next move in advance.
  • Landlord Testimonial

    To date my rent has always been paid on time

    'Harvey'

    I was asked by Daniel at Dwell Estates to put an honest review on this website of my experiences over the past 12 months and am more than happy to do so.I was recommended to Dwell by a friend who had a great experience when they found a tenant for his flat in E17. My property was a little further away in Essex so i was a little dubious about opting for their managed service as they were 15 minutes away. Any worries i had were eased as soon as i spoke to Daniel who assured me that they deal with many properties in my area.To date my rent has always been paid on time and not unnecessarily held, property inspections carried out with detailed reports sent to me and here i am 12 months later having just renewed for a further year with my tenant and Dwell.I appreciate not many people are as lucky as me in having a friend recommend an agent but i guess thats what this website is all about

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Disclaimer

The content on this Microsite has been uploaded by Blakes Estates, Walthamstow. Rightmove Group Limited makes no warranty as to the accuracy or completeness of the content, any queries should be sent directly to Blakes Estates, Walthamstow. 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 Blakes Estates, Walthamstow. 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.

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