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    Since opening in early 2004 Michael Nicholas have been dedicated to providing the very best in service and choice of properties throughout the Downend, Frenchay, Staple Hill, Mangotsfield, Emersons Green, Kingswood and surrounding areas.

    Our experience within the property market also puts us in an excellent position to advise on the viability of buy to let properties for the first time/experienced investor alike, whilst our local knowledge means we are acutely aware of the demand for and rental values of properties.

    For Landlords we offer:-

    1. Fully managed letting service
    2. Or Introduction only service
    3. Accompanied viewings
    4. Advertising in our window, our website, Rightmove.co.uk, zoopla.co.uk, as well as other well known property websites.
    5. Referencing of potential tenants (to include credit check, employer's reference and current/previous landlord's reference)
    6. Advice on safety tests

    Our aim is to make the process of letting your property as simple and stress free as possible, from marketing your property through to providing the ideal tenant.

    For Tenants our objectives are simple, to find you the right property at the right price, and our helpful staff will guide you through the process to ensure that moving in is as swift and straightforward as possible. Bristol is a diverse city and our local knowledge will mean that we can help you find the right area of the city for your lifestyle.

Contact us

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MICHAEL NICHOLAS LETTINGS
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    We at Michael Nicholas pride ourselves in only the highest standards of customer service and professionalism. We aim not only meet your expectations but to exceed them.

    Our office is open 6 days a week to ensure that both landlords and tenants are able to reach a member of our team to deal with your enquiry as quickly as possible.

    We have packages and options to suite all requirements ranging from find a tenant only to a full management service.

    Our in-house tenant referencing procedure will ensure that the right tenant is found and accredited before they move in to your property. The referencing process will include employers checks, previous landlord references, and full credit check.

    Our fully managed service includes a full photographic inventory and check in and check out service.

    Our fees and charges are very competitive and laid out simply with no hidden extras. All work instructed through Michael Nicholas to a recommended contractor will not include an uplift charge. We operate on a no let no fee basis.

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    MICHAEL NICHOLAS SERVICES

    Michael Nicholas can offer a competitive fee structure. If you have multiple properties that you are looking to rent then we would be happy to meet with you to discuss a tailor made package

    Fully Managed Service

    Our comprehensive Fully Managed Service takes the day to day stress away from Landlords. Let us do the hard work for you.

    Within this package we offer the following:-

    • Advertising of your property
    • Accompanied viewings
    • Tenant referencing (to include credit check, employer's reference and where applicable current landlord reference)
    • Preparation of Tenancy Agreements
    • Inform utility companies confirming change in occupancy and metre readings
    • Preparation of standing order mandate
    • Handling of the deposit (paid into the Deposit Protection Scheme as required by law)
    • Quarterly property inspections (or more frequent if required)
    • Handling of Maintenance issues (Michael Nicholas being the tenants point of contact) including emergency 24 hour assistance
    • Rent collection
    • Full photographic Inventory
    • Check in and check out service


    Tenant Find Service

    Our Introduction Only Service includes the following:-

    • Advertising of your property
    • Accompanied viewings
    • Tenant reference (to include credit check, employer's reference and where applicable current landlord reference)
    • Preparation of Tenancy Agreements
    • Inform the Council & Wessex Water of the change of occupancy (Tenants/Landlords are required to inform gas & electric companies of metre readings the day of move in)
    • Preparation of standing order mandate
    • Handling of the deposit if requested (this would not include dealing with any disputes between landlord & tenant via the Deposit Protection Service)

    After move in day the management of the property is then handed back to you as the Landlord and the Tenants deal with you direct on any problems/queries during their tenancy.


    For a detailed breakdown on all fees relating to the various services please call us on 0117 957 4000 to discuss or book in your free letting valuation


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    LEGAL REQUIREMENTS FOR LETTING A PROPERTY

    There are various legal obligations to letting a property within the Uk, please speak to Michael Nicholas on 0117 957 4000 for more information.
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    FREQUENTLY ASKED QUESTIONS

    How do I go about marketing my property?

    We can arrange to meet you at your property where we will undertake a free market appraisal and discuss your requirements and explain our fees and services. If you are happy we can arrange for the details of your property to be put together and advertising to begin.

    Do we let the property furnished or unfurnished?

    This will depend on your preference. Most properties are offered on an unfurnished basis with kitchen white goods included. If you do offer your property on a part or fully furnished basis then you will need to ensure any furnishings left in the property meet with current regulations. As a general rule there is usually no or very little difference in the rent that will be achieved between furnished or unfurnished properties. From experience we find that unfurnished properties with kitchen white goods included are more popular and let quicker than fully furnished ones.

    How much rent can we expect to achieve?

    Finding a good quality tenant is of upmost importance. It is essential that you market your property at the correct price. If you ask too much your property may not get any interest and may take longer to rent. It is important that you take into consideration the competition and market conditions which can vary at different times of year. We will be able to offer you advice on the best marketing price for your property. Potential

    tenants will take into consideration the location of the property (is the property in close proximity to good schools, facilities and transport links) Condition and presentation of the property - a well presented and decorated property with modern and clean kitchens, bathrooms and flooring will be impressive to any potential tenant. If your property is correctly presented it may let out quicker and is likely to attract a higher calibre of tenant at potentially a higher rent.

    How do we know a tenant is suitable?

    It is not difficult to find a tenant, however it can be more challenging to find the right tenant. Our experience combined with our full referencing checks will ensure that the chances of an unreliable tenant is kept to a minimum. Our referencing includes previous addresses, employers referencing, previous landlord referencing and credit checks including county court judgements, court decrees & bankruptcy searches.

    How much deposit is paid by the tenant and where is the deposit held?

    The deposit is paid by the tenant usually either before or on the day the tenants move in as cleared funds. In most cases the deposit will equate to 1 months rent. All deposits must now legally be held in one of the government schemes. We will pay the deposit into the government run Deposit Protection Scheme where it will be held until the end of the tenancy. If we are managing your property, at the end of the tenancy we will deal with the release of the deposit once the property has been checked and found to be in satisfactory condition. In the event of any disputes we will guide you through the Deposit Protection Scheme adjudication process so that any disputes can be resolved as quickly as possible.

    How is the rent paid to me as the landlord?

    If we are managing your property we will collect the rent from the tenant usually by standing order and forward payment less expenses into your designated bank account. This transaction would usually take three working days to show in your account.

    If it is a let only service we will set up a standing order for the rent to be paid direct from the tenant to the landlords account.

    What happens if the tenant fails to pay the rent?

    If we are managing your property in the event that the rent is not paid on time we will endeavour to obtain any outstanding rent as quickly as possible and keep you informed of any progress - there are no guarantees with this. If it becomes necessary for you to take legal action against your tenant we will let you know and guide you on what steps you need to take.

    Do I need insurance?

    You should always contact you insurer before placing a tenant into a property. Depending on your insurer you may need additional landlord's insurance to protect the property and yourself. As a landlord you will need to provide buildings insurance cover. However it is the tenant's responsibility to insure their own personal belongings. If however you are renting your property on a part or fully furnished basis you will need to make sure any contents you leave in the property are covered by contents insurance.

    How long should the tenancy be for?

    The minimum tenancy agreement we would recommend is 6 months, with the maximum being 12 months. The tenancy can be renewed after the 6 months for a further 6 or 12 month period, or on a month by month rolling contract. We will prepare the assured short hold tenancy agreements which will be signed by both the tenant and landlord.

    For managed properties, contracts renewals will be handled free of change.

    Who will deal with change over of bills and utility companies?

    Should you choose our fully managed service we will take gas & electric meter readings before the tenant moves in and contact relevant utility companies to inform them of the change in occupancy. We will always recommend to tenants that they also contact utility companies direct themselves when they move in to transfer over any services. We will also contact the relevant council for council tax and water companies to inform them of the change of occupancy and the dates this will take effect from. Tenants are responsible for all associated bills. Telephone companies and television licensing will not take a 3rd party instruction so these will need to be cancelled by the landlord and a new relationship organised by the tenant.

    If your property is leasehold or has a rent charge it is usual for the landlord to pay any associated costs relating to this including management charges.

    Do I need an inventory?

    Apart from the tenancy agreement itself this is one of the most important documents, the inventory lists room by room any contents, cleanliness and condition of the property before the tenant moves in.

    Michael Nicholas can provide a full photographic inventory to ensure there are no discrepancies at the end of the tenancy and that the property is handed back in similar condition allowing for reasonable wear and tear. A detailed inventory is therefore essential and this is included free of charge if you choose our fully managed service. Be aware a diligent inventory is the most powerful evidence when dealing with deposit disputes.

    Who is responsible for maintenance of gardens?

    Tenants are responsible for maintaining gardens in the same way they are responsible for the internal condition of the property. However do not expect more than basic weeding and lawn cutting. Should you have any trees or bushes that will require regular pruning or cutting back or plants of any value, we suggest that you make arrangements for these to be dealt with on a regular basis.

    Do you inspect the property during the tenancy?

    Michael Nicholas will carry out regular inspections of managed properties usually once every 3 months to ensure the tenant is keeping the property to a satisfactory standard. We will inform you in writing of the outcome of our inspections so that you are kept fully informed.

    Do I need to inform my mortgage company when letting my property?

    Yes - you must always inform your lender if you are planning on letting your property. They will need to give you consent to do this. Most lenders will generally charge a higher lending rate for your mortgage if your property is rented out. It is strongly recommended that you discuss this with your lender in advance.

    Redirection of post

    We would always recommend you set up mail redirection service and not rely on tenants to forward any mail to you. This usually takes around 7 days to take effect.

    Who will deal with any repairs to the property?

    You can choose to use any company you wish to undertake any repairs or maintenance to the property. Michael Nicholas however do have long standing relationships with recommended contractors who we can instruct on your behalf. We will wherever possible contact you first should a problem arise to discuss this with you and can provide quotes for any work needed upon request.


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    FOR YOUR FREE LETTING VALUATION PLEASE CALL US ON 0117 957 4000
Contact us

Title

Our branch location

Our Branch

Our Branch

Our Office Address Services Contact
Downend
77A North Street,
Downend,
Bristol,
BS16 5SE
Buying: 0117 407 2174  Local call rate
Letting: 0117 407 2175  Local call rate

Title

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

77A North Street,
Downend,
Bristol,
BS16 5SE

Telephone us

Buying: 0117 407 2174  Local call rate
Letting: 0117 407 2175  Local call rate

Email us

Contact us

Disclaimer

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

Title

  • paragraph

    Downend Office - 0117 957 4000

    Founded in early 2004 Michael Nicholas has now emerged as one of the leading estate agents in and around the Downend / BS16 Area. This success is based on a reputation of giving honest and professional advice with a number of customers returning to us or recommending us.

    We are a truly Independent company with local people being the backbone of our business. We aim to offer every customer a professional, courteous service and a quality product at a competitive fee. Co-founders Michael Hooper and Nicholas Marsland have proven track records in a highly demanding estate agency background giving you the confidence that your expectations will be exceeded with a service second to none.

    During the past seven years Michael Nicholas have expanded into Residential lettings and management and are now responsible for a substantial number of managed properties. We offer a comprehensive package to landlords, whether you are looking for the basic tenant find service or the full property management of your home we will be able to provide this.

    If you are selling, buying or letting then please contact your local office for more information.

    Services and Benefits
    1. Free pre-sale valuation appraisal and advice
    2. Use of Rightmove.co.uk, Zoopla and other portals
    3. Unique and individual for sale boards
    4. Digital colour photos internal and external
    5. Floor plans including measurements
    6. Accompanied viewings six days per week
    7. No sale-no fee service
    8.  Energy Performance Certificates Completed

    Our aim: To exceed your expectations.

    Opening Hours: Monday to Friday 9:00-6:00; Saturday 9:00-5:00

Contact us

Title

  • paragraph

    Downend Office - 0117 957 4000

    Founded in early 2004 Michael Nicholas has now emerged as one of the leading estate agents in and around the Downend Area. This success is based on a reputation of giving honest and professional advice with a number of customers returning to us or recommending us.

    We are a truly Independent company with local people being the backbone of our business. We aim to offer every customer a professional, courteous service and a quality product at a competitive fee. Co-founders Michael Hooper and Nicholas Marsland have proven track records in a highly demanding estate agency background giving you the confidence that your expectations will be exceeded with a service second to none.

    During the past seven years Michael Nicholas have expanded into Residential lettings and management and are now responsible for a substantial number of managed properties. We offer a comprehensive package to landlords, whether you are looking for the basic tenant find service or the full property management of your home we will be able to provide this.

    If you are selling, buying or letting then please call          0117 957 4000 for more information.

    Services and Benefits
    1. Free pre-sale valuation appraisal and advice
    2. Use of Rightmove.co.uk, Zoopla and other portals
    3. Unique and individual for sale boards
    4. Digital colour photos internal and external
    5. Floor plans including measurements
    6. Accompanied viewings six days per week
    7. No sale-no fee service
    8.  Energy Performance Certificates Completed

    Our aim: To exceed your expectations.

    Opening Hours: Monday to Friday 9:00-6:00; Saturday 9:00-5:00

Contact us

Title

Our branch location

Our Branch

Our Branch

Our Office Address Services Contact
Downend
77A North Street,
Downend,
Bristol,
BS16 5SE
Buying: 0117 407 2174  Local call rate
Letting: 0117 407 2175  Local call rate

Title

Where we're active

Our Branch

Our Branch

Current Properties

Recently Sold Properties

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

Find us

77A North Street,
Downend,
Bristol,
BS16 5SE

Telephone us

Buying: 0117 407 2174  Local call rate
Letting: 0117 407 2175  Local call rate

Email us

Contact us

Title

Testimonials from Sellers

  • Seller Testimonial

    Thank you all for the help, support & advice you have given us during our house move, we  really appreciate it.

    Mr & Mrs N, Downend.
  • Seller Testimonial

    Now that the dust has settled I thought I would drop a line just to say thank you for your assistance with the sale of our property.  We were really pleased how smoothly the process was thanks to your efficiency, thoroughness and promptness.

    Mr & Mrs A, Downend
  • Seller Testimonial

    Just to say thank you very much for all your help and advice.  You have all been fantastic and we will be certainly recommending you.

    Mr & Mrs L, Downend
  • Seller Testimonial

    Thank you for all your help in getting our sale over the line, were finally settled and very happy, thanks again.

    Mr & Mrs P, Fishponds
  • Seller Testimonial

    Thank you so much for all your hard work and professionalism in achieving a quick, efficient and hassle free sale of my property.  I shall have no hesitation in recommending you to others.

    Mr H, Staple Hill.
  • Seller Testimonial

    Thank you for all of your help and time with the sale of our house.

    Mr & Mrs M, Kingswood
  • Seller Testimonial

    Thank you for everything that you did to make the sale so successful  and memorable for all the right reasons.  I couldnt have asked for more.

    Ms G, Stoke Park
  • Seller Testimonial

    I would like to thank you for the very proffessional and kind way you dealt with the sale of my late fathers house.  I really appreciate the regular updates, the guidance and support especially as I live so far from Bristol.  It has not been the easiest of conditions or the easiest or happy times.  However we are now a big step closer to being able to move on now the house is sold.  I would recommend you without reservation. Thank you again.

    Mrs T
  • Seller Testimonial

    Our grateful thanks to you in regard to our recent selling and buying.  Your proffessionalism allied with kind advice and consistant positive attitude was always helpful.  Moving house is a daunting prospect but your approcability, maintained contact and cheerful nature helped paved the way to a successful move.  Although this is by way of our personal appreciation please feel free to use our expression as a well earned recommendation.

    Mr & Mrs D, Downend.
  • Seller Testimonial

    We would like to thank you for all your help in selling our house.  The whole process has been most professional, but more than that it has been conducted in a very patient and friendly manner.  Nothing has been too much trouble for you and we have felt totally confident in accepting all your advice.  We have no hesitation in recommending your agency to anyone in the future.

    Mr & Mrs P,Downend.
  • Seller Testimonial

    A few lines to thank you for all your efforts and support these last few months whilst we have sold our house.  Whilst it has been difficult at times the help of all the staff has been greatly appreciated.

    Mr & Mrs Q.
     
  • Seller Testimonial

    Just a note to thank you for all your hard work.  You have been really helpful and friendly and have made a stressful time a little less stressful.

    Mr & Mrs R.
  • Seller Testimonial

    I would like to take this opportunity to thank the entire team for a truly excellent and proffessional service.  You were recommended to us by our old neighbours and you have lived up to and exceeded our expectations.  You kept us 100% up to date with everything regarding our sale and more importantly gave me better information than my solicitor.  Even though we have now left the area we have recommended you to some of our neighbours in case they plan to move in the future.  Thanks again.

    Ms Mi, Emersons Green 

Testimonials from Buyers

  • Buyer Testimonial

    Just a little note to say a big thank you with all the help in our first home, you have been great.


  • Buyer Testimonial

    Thank you all for your hard work in getting us our dream home at last, youve been great.

    Mr & Mrs H.
  • Buyer Testimonial

    Just a little thank you for all your help with my house purchase, you have been fab during somewhat anxious times.  I still cant believe I am the owner of such a gorgeous home, I am truly lucky.

    Ms F.
  • Buyer Testimonial

    Thank you so much for finding us our dream home.

    Mr & Mrs J.
  • Buyer Testimonial

    I wanted to pass on my thanks for your services during my house purchase.  The person who I mainly dealt with was just brilliant.  From the moment I was showed around the property I knew she were a cut above the usual estate agent and her proffessionalism throughout the whole process was second to none.  She definately made a stressful process seem very very easy and hassle free.  Based on my experience I wouldnt hesitate in using you again in the future.

    Miss C.
Contact us

Disclaimer

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

Welcome to Michael Nicholas, Downend

Title

  • Introduction

    image cannot be displayed
    Founded in 2004 Michael Nicholas has now emerged as one of the leading estate agents in and around the Downend Area. This success is based on a reputation of giving honest and professional advice with a number of customers returning to us or recommending us.

Find Us

Branch address

77A North Street,
Downend,
Bristol,
BS16 5SE

Get in touch

Buying: 0117 407 2174  Local call rate
Letting: 0117 407 2175  Local call rate
Note: The pin shows the centre of the branch's postcode, and does not pinpoint the exact address.

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