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With You All The Way
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    Many estate agencies simply act as a broking service that matches people to property. However, we are acutely aware that there is far more to successful selling than this alone. Indeed, over 30% of property sales in this country fail to reach completion, falling through for various reasons.

    One of the main reasons is that a buyer simply gets cold feet and withdraws as a result of "buyer remorse". This is a familiar phenomenon to estate agents and occurs when a buyer feels overwhelmed by the apparent enormity of the decision to buy and takes the more comfortable "low-risk" option and does nothing.

    Perhaps the buyer is offered another property which they prefer, or something else comes on the market that makes the price they have offered on your home look expensive.

    Your buyer may lose their job, or get a promotion. They might decide to get married or divorced; they might inherit or win a fortune, or their business may be experiencing difficulties. They could even die!

    Whilst these types of issues are generally unavoidable and naturally have a profound effect on people's decision to move, the main problem concerns timing. Because offers in this country are not binding until exchange of contracts, the longer the time between offer and exchange, the greater the opportunity there is for the buyer or seller to decide to withdraw.

    We go to great lengths to help you move and seek to become very familiar with your circumstances and plans. Our agent will usually be the same person who negotiates for you and who will be thoroughly involved in any linked transactions. This is why we do not have a separate "sales progression" department. We find our clients appreciate the level of personal dedication and accountability provided by a single point of contact, which in turn leads to understanding, trust, and a speedy conclusion.

    Steven Celimon

    Director

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Advice for landlords
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    Advice for Landlords

    Assured Shorthold Tenancy Agreement
    Landlord's Consent
    Your Tenant
    Marketing Your Property
    Finding The Right Tenant
    The Rent
    Dilapidation Deposit
    Notice Period
    Insurance
    Taxation
    The Property
    Cleaning
    Inventory
    The Garden
    Contents Under Hire Purchase
    Contractors/Recommended Tradesmen
    Tenants Reason for Renting

    Assured Shorthold Tenancy Agreement

    The Tenancy Agreement is aimed to protect the Tenant against unscrupulous Landlords and the Landlord against sitting Tenants. Once the rent has been agreed, it will remain at the same level throughout the term of tenancy. The same rule applies with any furniture which the Landlord has agreed to leave, as long as it is mentioned in the inventory.

    The Landlord is allowed to inspect the property but only by prior appointment and giving at least 48 hours' notice. If Kings are managing the property, regular property inspections will also be carried out. This is an agreement between the Landlord and the Tenant, which is legally binding and an enforceable document. The terms set out in it are not flexible and must be strictly adhered to by both parties.

    The tenant may occupy a property on the day the tenancy commences and should vacate it the day that the agreement terminates. The date and frequency of the rental payments is determined before the tenancy commences and is clearly stipulated within the Tenancy Agreement. The agreement will be for a minimum of six or twelve months, or for a period agreed by both parties. If, once the original term has ended, a renewal is required by the Landlord and the Tenant then further agreements are drawn up.

    Alternatively, a Memorandum of Agreement may be entered into by both parties, on statutory periodic tenancy. The Assured Short hold Tenancy Agreement will be signed by the Landlord prior to the commencement of the tenancy and signed by the Tenant just prior to moving in. At this time, the Tenancy Agreement will be dated and therefore will be become legally binding for both parties. At this time, the first month's rent and the dilapidations deposit will be paid. If an inventory is supplied, this will be checked and signed by the tenant on the day of move in. Thereafter, a copy will be forwarded to the Landlord. The Landlord will need to check if there are any adjustments and ensure that they are happy with the details contained within the inventory. By simply paying your rent and deposit and moving into the property, you are entering into a Tenancy Agreement.

    Landlord's Consent

    It is essential that the Landlord obtains the necessary consent, where applicable, for example from the bank, a building society or head lessor. This should be done prior to letting the property in order to avoid any delay and a copy is to be held by Kings on file.

    Your Tenant

    The most crucial elements to a smooth tenancy is finding a suitable tenant. We appoint a Professional Referencing Agency on your behalf to carry out references, including a Credit Check. More in depth references are available at an additional charge but please contact staff at your nearest Kings branch, who will be happy to assist you. If the references have come back and we do not consider the tenant to be suitable, we will search for and find an alternative tenant for you. If the Landlord wishes to meet the tenant, we can arrange it by prior appointment at the property or in our offices. Kings Lettings highly recommend this meeting.

    Marketing Your Property

    The relationship between the Landlord and the Agent should last for many years and as such at Kings Lettings Property Management, we will endeavour at all times to provide a service which will stand the test of time. From the moment you invite a member of our staff into your property, you will be granted access to a professional company and, through a wealth of experience, Kings Lettings will guide you through the lettings process, hopefully for many years to come. Once instructed, your property will be marketed through the most popular local newspapers and some of the most popular property portals, including RightMove, Zoopla, Find A Property and Prime Location, just to name a few. We will erect one of our distinctive "To Let" boards and your property will appear on our website and in our offices.

    The Rent

    The rent needs to be paid on time to the managing agent. Thereafter, either a cheque will be issued to the Landlord or the rent will be distributed into the Landlord's bank account via BACS. This procedure takes approximately three to five working days. A statement is forwarded to the Landlord on the day which the rent is processed.

    Tenancy Deposit Scheme

    From April 2007, all tenants' deposits must be held in an approved Tenancy Deposit Scheme in order to provide a fair and equitable way of agreeing the return of deposits to tenants. It provides a mechanism for both the protection of the Landlord and the tenant, should a dispute arise in relation to the tenancy.

    Kings are members of an approved scheme and all deposits are transferred to a separate custodial account until the tenancy reaches a termination. The deposit will be returned to the tenant if everything is acceptable to the Landlord, which is the reason why we recommend an inventory and regular inspections to be carried out. If there are any problems and the Landlord wishes to withhold the deposit, the case will be handed over to the TDS, who arbitrate in this situation. Kings are not allowed to be involved in any such arbitration, should it reach this stage.

    In January 2009, The Deposit Scheme announced that they would not offer protection to Landlords and tenants who had used agents who were not members of the 5 recognised trade bodies. These bodies are, NAEA, ARLA, The Law Society, RICS and the National Approved Letting Scheme. We would strongly advise that any prospective landlords check the accreditation of any Letting Agents before entering into a contract. Kings are members of both ARLA and the NAEA. An article from Mortgage Introducer in December 2008 on mydeposits.co.uk, a Government-approved tenancy deposit protection scheme, is warning Landlords that they must provide sufficient evidence in the event that they feel the need to withhold part or all of a deposit.

    Some disputes arise because the Landlord unfairly withholds the deposit. However, a growing number of reputable Landlords who find tenants have damaged their property at the end of a tenancy are having to dig into their own pockets because they do not have enough evidence to justify withholding all or some of the deposit. Landlords are entitled to withhold deposit money to cover damage beyond fair wear and tear that tenants cause during their stay. Under deposit protection legislation, tenants can now formally dispute the amount withheld. If the landlord cannot provide evidence of damage or failure to clean, tenancy deposit protection schemes will often have no choice but to act in favour of the tenant.

    Figures from mydeposits.co.uk, for the third quarter of 2008, show that out of 125 disputes dealt with by independent adjudication, tenants received all or part of their deposit back, 91 per cent of the time. Tenancy deposit protection legislation was introduced to protect the rights of tenants by ensuring deductions from deposits are genuine. The onus is on the Landlord to show that any money being withheld is for a good reason.

    David Salisbury, Chairman of mydeposits.co.uk, when commenting on the latest figures, said "Landlords who genuinely need to withhold a tenant's deposit at the end of a tenancy are able to do so but they must take some simple steps to show any deductions are justified and proportionate. Preparing an agreed inventory with the tenant will provide evidence of any damage to the property or furniture, while bank statements can be used to highlight non-payment of rent. Photographic records can be useful, as can any exchanges of correspondence. The vast majority of tenancies end harmoniously but when problems do arise, Landlords need to be prepared to safeguard themselves against abusers of the system. Although the deposit remains the property of the tenant, landlords should not find themselves paying for any tenant's misdemeanours out of their own pockets." For more advice or assistance on the Tenancy Deposit Scheme, contact us at helpineedadvice@kings-group.net or visit www.thedisputeservice.co.uk

    Notice Period

    The Tenancy Agreement will specify the term of the contract, which is usually 6 or 12 months. By signing the Tenancy Agreement, both parties are committing to the specific term stated. Failure to abide by this period by either party will result in the contract being breached. Should either party wish to terminate early, then agreement has to be reached that both parties are happy to do so. Confirmation in writing from both parties is required by the Agent. In these circumstances, Kings would recommend a minimum notice period of 2 months.

    Insurance

    It is the responsibility of the Landlord to take out buildings insurance. If a property is furnished then the Landlord is also responsible to insure the contents within it that belong to him. The tenant should consider insuring their own personal items. We would be happy to provide you with information about insuring your belongings, if required.

    Taxation

    If the Landlord is a non-resident of the UK, the agent will be obliged to retain funds as a provision for taxation or source. Alternatively, a non-resident Landlord can apply to the Inland Revenue to deal with the tax affairs personally. We will be happy to provide the appropriate information and application forms for this purpose. We will hold back a percentage of the rental income until certification from the Inland Revenue is received. If the Landlord is resident in the UK, there is a tax implication from renting a property on an unearned income basis. Although we are not accountants, we can give basic advice on the expenses and costs deductible from a Landlord's point of view. We would also recommend that the Landlord consults an accountant for a detailed calculation.

    The Property

    A thorough inspection of the property is recommended prior to the start of the tenancy to ensure that the structure, roof, plumbing, electrics etc. are all in good working order. If a property is let with many appliances remaining, for example a washing machine, cooker, fridge and freezer then any repairs due to wear and tear or general maintenance are the responsibility of the Landlord. The central heating system and the plumbing are the responsibility of the Landlord and electrics are also the responsibility of the Landlord. If any of the above are damaged due to negligence on behalf of the tenant, then it is the tenant's responsibility to pay for the repair.

    All appliances should have operating manuals, where possible. A Gas Safety Record is to be supplied by the Landlord for gas central heating system, gas supply and any gas appliances, which Kings Lettings can organise. This must be current and produced prior to a tenant moving in. All furniture supplied by the landlord must meet the current fire regulations. Kings lettings would normally undertake to discuss this in detail with the prospective Landlord. On a Leasehold property, it is the Landlord's responsibility to pay service and maintenance charges. The Landlord should attend to any internal or external decoration as necessary prior to the commencement of the Tenancy. This can be arranged through the agent if required. The tenants are not allowed to redecorate during the tenancy unless otherwise agreed in writing by the Landlord.

    Cleaning

    It is the Landlord's responsibility to ensure that the property is in a clean and habitable condition prior to commencement of the tenancy. It is the tenant's responsibility to maintain the standard and cleanliness thereafter. Regular Inspection will be carried out by the Agent, if the tenancy is on a full-managed basis, to ensure that the property is being kept clean. We would advise Landlords to carry out regular checks if the tenancy is on a different basis to full-managed, as this is not carried out by Kings.

    Inventory

    A full inventory of the property is required prior to the commencement of the tenancy. This takes account of the following: the items of furniture that are to remain in the property, wall coverings, carpets, curtains and a reasonable description of their condition. This is so that an accurate assessment of damage can be made at the end of the tenancy for dilapidation deposit purposes. On the day of move in, the tenant has to sign the inventory and return to agent. If any changes are required, they are discussed with the Landlord.

    We recommend that Landlords appoint a Professional Inventory Company to carry this out for them. Your Kings Branch will be able to advise you on this. A proper Inventory will provide the necessary evidence, should a claim arise through the Tenancy Deposit Scheme, and will protect both Landlords and tenants. When the tenancy starts, the services will change over to the tenant's name, with the appropriate meter readings. The Landlord should not have the utilities disconnected.

    The Garden

    The Landlord should ensure that the garden is in a good state prior to the tenancy. The responsibility is then passed over to the tenant. If garden tools are not supplied, it is still the responsibility of the tenant to maintain the garden.

    Contents Under Hire Purchase

    The Landlord should cover all rental hire payments and hire purchase instalments for the period of the tenancy for items that are already at the property and will remain at the property for the duration of the tenancy. The tenant should cover all rental hire payments and hire purchase instalments for any items that the tenant may wish to supply for their self.

    Contractors/Recommended Tradesmen

    The agent will normally arrange for repair and maintenance on behalf of the Landlord. However, if the Landlord requires a specific contractor in any matter then the name, address and telephone number must be supplied for each area of responsibility; plumbers, electricians, builders. All tradesmen recommended by Kings Lettings are checked for competence and price. However, as they are not Kings Lettings employees, Kings Lettings will not be held responsible for their actions.

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Advice for tenants
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    Tenants

    Securing A Property & Moving In
    Renting With Pets
    Once You Have Moved Into The Property
    Condensation
    Ending The Tenancy

    Securing A Property & Moving In

    A holding deposit secures the property, subject to Landlord's approval and is then deducted from the month's rent and month's deposit on move-in day. The fee is only refundable in the event that the Landlord/Agent rejects the tenants or decides not to let the property.

    We normally ask for a reference fee and then a professional referencing company will carry out a number of referees.

    A bank reference may be required, depending on your banking arrangements.

    We will then pass on to you an Assured Short hold Tenancy Agreement and ask you to read this carefully to ensure that you fully understand the implications. We are happy to answer any questions you may have. We urge you to be very clear about the Tenancy Agreement in every detail. You may wish to have it checked by a Solicitor or the Citizens Advice Bureau.

    You will need to contact the service companies for gas, electricity, water rates and Council Tax. These companies, which can be found in all Kings Lettings offices, must be notified about the date of commencement of the tenancy and the names of all the tenants. Meter readings, where appropriate, will be taken on the move-in day. The companies are happy to accept a subsequent phone call notifying them of the meter reading. The same process is usually required at the end of the Tenancy. Your first month's rent and your deposit must be paid in 'cleared funds'. This can be a building society cheque, a bankers draft or cash. Personal cheques can be used to pay rent or deposit but they must be banked 10 days prior to the start date of the Tenancy and has to be cleared before moving into the property. Subsequent rental payments are required by standing order. Cash or monthly cheques are acceptable.

    If an inventory has been supplied, you will need to sign a copy of the inventory on day of move in. We will leave you with a copy of the inventory. If there are any adjustments you would like to make, you must inform Kings Staff.

    An appointment will be arranged to meet you in our offices on the day you move in. Keys to the property will not be passed over to you until we have received the following from you. A signed Tenancy agreement, rent & deposit in cleared funds.

    Your deposit will be held in an approved deposit scheme, which will be the Tenancy Deposit Scheme, and this will ensure that if there is any dispute between you and your landlord at the end of the Tenancy, this will be dealt with by an independent body. In January 2009, The Tenancy Deposit Scheme confirmed that any tenants who do not use letting agents who are members of the five recognised bodies would not be offered the same protection as letting agents that are members in relation to deposits.

    It is vital that all tenants check the validity and accreditation of the agents who they are registering with. The five recognised bodies are, ARLA, NAEA, RICS, The Law Society, and National Approved Letting Scheme. Kings are members of ARLA and NAEA. For more information on the Tenancy Deposit Scheme, contact us at helpineedadvice@kings-group.net or visit www.thedisputeservice.co.uk

    Renting with Pets

    A pet is an important part of any family whether you have a dog, a cat or a small animal such as a hamster or guinea pig. However, it is important that you discuss this with your Kings Letting agent at the outset, as this will enable us to find the most appropriate home for you and your pets. Whilst some landlords are happy to take pets, there are instances where their lease precludes them from doing so. This means that it is important that all parties are aware of the situation, to ensure that everyone understands the whole situation from the outset. At Kings, we would love to discuss your pet requirements with you and set you up with your prospective animal-loving landlord.

    Once You Have Moved Into The Property

    Usually, there will be a number of instruction manuals at the property for using appliances and the instructions for turning on the gas central heating boiler.

    If there are any initial problems and Kings Lettings are fully managing the property, we would ask you to call us immediately. Alternatively, call your Landlord if the property is non-managed. Either way, please inform us about your new home telephone number as soon as you receive it.

    If there are any routine maintenance issues or repairs required during the tenancy, we would ask you to call us (Fully Managed) so that we may carry out the repairs on behalf of the Landlord. If the issues are of a non-urgent nature, an appropriate timescale for the repair will be organised. If it is not of an urgent nature, the relevant tradesperson will be arranged for you immediately. If your property is has non-management status, we will give you your Landlord's telephone numbers so that you may contact them.

    If you wish to change or alter the property in any way, you must call us so that we may gain the Landlord's permission prior to making any changes. This would include decorating, erecting shelves, and placing pictures on the wall. We find that if a polite request is made, most Landlords will oblige with their agreement. Please remember that the Landlord's permission is required and if you carry out any alterations to the property without permission, you will be in breach of your Tenancy Agreement. Again if your property has non-management status, we will inform you of your Landlord's telephone numbers, so that you may contact them regarding the above.

    If you have an accident at the property or damage the property in any way during your Tenancy, then please advise us immediately (Fully Managed). Any accidents you have, the cost will be your responsibility. We can assist you by recommending appropriate tradesmen and services, should they be needed. We are sure that if we can assist you, it is very likely that we will save you money.

    Property inspections will be carried out throughout your Tenancy, at regular intervals unless your property is on a Non Managed basis, when these will be carried out by your Landlord. This is time for us to check the condition of the property and for you to advise us of any problems you may be encountering. We will write to you suggesting a particular time and day, giving approximately one week's notice. Should the day or time be inconvenient for yourself, we would ask you to call us to arrange an alternative appointment.

    Your rent is due on the same date each month as stated in the Assured Short hold Tenancy Agreement and we require you to have this with us on time. If, for any reason, it is going to be paid late or your standing order is cancelled, please advise us in advance, inform us of the problems you may be having and inform us of when you expect to pay the rent. This will allow us to inform the Landlord. Good, clear communication is always the best policy in these situations.

    Condensation

    Some tenants report 'dampness' to us, which almost always turns out to be condensation. This happens when warm air comes into contact with a cold surface and moisture in the air turns into droplets of water.

    If your home has condensation, you will find a black mould growing on outside walls, in the corners of rooms, on windows and behind wardrobes.

    You can reduce the risk of condensation by doing the following:-

    • Ventilating when you are cooking, bathing or showering
    • Not blocking air vents or air bricks
    • Opening windows in all of your rooms for a few minutes each day to let some fresh air circulate
    • Leave some background heating on all day in cold weather

    Ending The Tenancy

    To end the tenancy, you must give the appropriate notice in writing which is usually two months. Please check your Assured Short hold Tenancy Agreement to confirm at which point you can officially give your notice. When the final day for the tenancy has been agreed, we will arrange to meet you at the property for the final inspection. Normally this will include yourselves, the Landlord and Kings Lettings checking the property after all of your belongings have been removed and everywhere has been cleaned. If there are any discrepancies with the property, they will be discussed immediately. This may involve a deduction in or the entire use of your deposit. If there are no discrepancies, the Landlord will endeavour to return your deposit to you within seven working days. Please remember that we will need a forwarding address in order to send your cheque to you. For security reasons, we are unfortunately unable to return deposits in cash. We apologise for any inconvencience which that may cause.

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Meet our team
  • Team Member

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    lettings manager-Lauren Sandford
  • Team Member

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    Lettings negotiator- Robyn McCabe
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    Accounts-Louise Burgess
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    Property Manager-Ashlee Wright
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    Where we're active

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    Our Branch

    Current Properties

    Previously Marketed Properties

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

    Find us

    86 Old Church Road,
    London,
    E4 8BX

    Telephone us

    Letting: 020 8012 2353  Local call rate

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    Testimonials
    • Introduction

      Here are some happy clients comments and hope in the future you will also become one

    Testimonials from Landlords

    • Landlord Testimonial

      Impressed
       We are very impressed with the service provided. Every one appears very well trained so can always discuss any concerns with all staff.
    • Landlord Testimonial

      Best manager we have ever had
      · I just wanted to send a note in appreciation of Ashlee. She has been the best manager we have ever come across (in UK and Canada), and we thought you should know how we feel. All the various contractors that have come around to sort stuff here have said the same. She is efficient, caring and methodical about anything that arises, so we wanted to let you know. With kind regards, Catharine, Matt and William
    • Landlord Testimonial

      Wonderful Tenants
      I will not hesitate you use your company again but hopefully not to soon as you have found us some wonderful tenants. Bob & Sue
    • Landlord Testimonial

      Always professional and fair
      · Linda Driver-Richardson Kings has been brilliant for me. Ashlee on the Maintenance side and Louise on the Lettings in Particular, always professional and fair, and help above and beyond, plus, they are always available when needed. We wouldn't let a property with any other Agent !
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    The content on this Microsite has been uploaded by Kings Group, South Chingford - Lettings. Rightmove Group Limited makes no warranty as to the accuracy or completeness of the content, any queries should be sent directly to Kings Group, South Chingford - Lettings. 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 Kings Group, South Chingford - Lettings. 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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