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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 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
  • Introduction

    We are based in the heart of Waltham Abbey Sun street pop in for a chat.
  • Team Member

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    Lettings manager- Lauren Sandford
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    Accounts- Louise Burgess
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    Property Manager-Ashlee Wright
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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

    8a Sun Street,
    Waltham Abbey,
    EN9 1EE

    Telephone us

    Letting: 01992 847410  Local call rate

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    Testimonials
    • Introduction

      A selection of happy clients looking forward to you becoming one

    Testimonials from Landlords

    • Landlord Testimonial

      Always proffesional
      · 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 !
    • Landlord Testimonial

      Best Manager
      · 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

      Well trained
      · Managed Landlord We are very impressed with the service provided. Every one appears very well trained so can always discuss any concerns with all staff.
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