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Mitchells past and present...
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    Mitchells was founded in 1962 and over the last 50 years it has become possibly the most recognised, popular and well respected lettings agency in Hampshire and Dorset. We have over the years managed literally thousands of properties for hundreds of landlords; both commercial and residential, including blocks of flats on behalf of freeholders... all with historically great rental yields for our clients.

    Our office is without any doubt one of largest and strongest dedicated "Lettings Management" teams in the area. Unlike others, who are often either using shared staff in an Estate Agency focusing far more on property sales or are one man bands operating from home, we only do Lettings Management. All of our team at "Mitchells Management" are therefore wholly focused on and are experts at lettings and nothing else.

    During the last 18 months since Mitchells Management and BrightWater Estates merged together we have made a number of positive changes and invested in things such as:

    New Enlarged offices in Old Milton Road, where the majority of agents operate from.

    Modern new "VECO" software operating systems, to improve administration controls.

    Qualified in house Finance Director, to improve and oversee the management of landlord's rents.

    Installation of Sage Line 50 to produce proper professional monthly management accounts.

    Additional new experienced full time staff, to manage increasing number of landlords.

    Created an audit & compliance oversight to ensure efficient processing and adherence to legal requirements 


    For any enquiries please contact the office on 01425 619900. The team will be more than happy to help. 

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    Mitchells - The future...
    We are actively looking to increase our presence in the south coast of the UK and we will be opening new offices in 2016 & 2017. Locations to be confirmed.
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A Landlords Guide to Letting & Management
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    Residential Letting & Management

    As the Landlord's Agent Mitchells Management delivers a highly professional and efficient residential letting and management service in Bournemouth, Poole, New Milton, the New forest and surrounding areas.

    Whilst embracing the principles of quality customer care, our aim is to provide unrivalled expertise in our market place, backed by a team of fully dedicated professionals and extensive property marketing.

    In order to maximise property exposure, our website is updated on a daily basis and our properties are also listed on market leading property websites such as Rightmove and from time to time Findaproperty, Zoopla and others.

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     LET ONLY Service

    With the 'LET ONLY' service, Mitchells Management would find you a Tenant and do all the necessary checks, leaving the Landlord to take downstream responsibility for things like rent collection and any issues that may arise following the commencement date of the tenancy.

    • The LET ONLY service provides you with the following;

    • Providing a rental valuation of your property

    • Local and national marketing, including a professional "To Let Board" where appropriate.

    • Free advice on the presentation and preparation of your property.

    • Carrying out an accompanied viewing with prospective Tenants.

    • Considering and vetting application from prospective Tenants and (if needed) Guarantors in order to assess suitability.

    • Preparing and signing as Agent on your behalf a suitable Assured Shorthold Tenancy Agreement in accordance with current law.

    • Ensuring that service suppliers details are given to the Tenant, (i.e. Gas, Electricity, Water rates and telephone services, where applicable).

    • Advice on subjects like Gas Safety Certificates, Electrics, Appliances and Furniture suitability, Rental guarantees, Smoke & Fire Alarms, Contents Insurance, Landlords Liability Cover etc.


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    FULL MANAGEMENT Service

    In addition to the LET ONLY service we can arrange:

    • An inventory detailing the property's general condition and contents, with the condition being checked at the end of the Tenancy prior to any deposit being repaid to the Tenant.

    • Collecting ongoing rental payments, chasing unpaid rents, and preparing and sending on monthly Landlord Statements with funds by bank transfer to your chosen account.

    • Managing government required Deposit Protection Scheme deposit funds, cost recovery and final agreements on repayments to outgoing Tenants.

    • Inspecting the property at agreed intervals to ensure that the Tenants are fulfilling their obligations under the terms of their Tenancy Agreement, and providing a written condition report when needed.

    • Action against the Tenant in the event of rental arrears or any other breaches of condition within the tenancy agreement.

    • Organizing repairs or maintenance works, instructing tradesman to attend, obtaining estimates, supervising such works and settling accounts (subject to agreed limits). Also arranging of service contract if requested by the Landlord.

    • Carrying out, full property inspections and inventory checks at the end of each Tenancy and dealing with matters relating to unfair wear and tear before releasing the Tenants deposit.

    • Re-letting the property unless otherwise instructed by the Landlord

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    First Stages of Renting your Property

    VALUATION
    Mitchells management will initially view the property to assess it rental value. At this point we will answer any questions you may have and determine the most suitable service to meet your requirements. we will also be able to make recommendations where necessary that could potentially increase the rental value of your property. Our advice at this point is completely free and aimed at making sure you have a firm understanding of all your obligations before proceeding to let your property.

    Marketing your Property

    Once you have decided to appoint us as your agent, one of our representatives shall visit the property in order to take some internal and external photographs. We shall use the photographs and the information we have collected to create an attractive advert which we shall display whilst marketing your property. In order to maximize property exposure, our website is updated daily and our properties are often listed on market leading websites such as Rightmove, Find a property, Property Index and many more. Our highly trained and efficient staff will make sure that the best service is delivered to both the Landlord and Tenant.

    Presenting the Property

    As the lettings market becomes more and more competitive, it's important that the property is presented in the best way possible. Without this, the property could remain empty for longer as well as affecting its rental value.

    To help a rental property appeal to a wider market, we would suggest the following:

    • If the property is a flat, with a communal entrance and hallway, make sure that for the benefit of all Tenants that this area is kept tidy and clear of debris at all times.

    • Gardens must be kept, maintained (when a Tenant occupies the property, the maintenance of the garden becomes their responsibility).

    • Check for any grouting issues in places such as the bathroom. Any mould issues here can really effect a prospective Tenant's decision to rent the property.

    • Keep the colours of the property neutral.

    • Keep the equipment provided and furnishings as contemporary as possible.

    • Double glazing and gas central heating is another popular feature amongst prospective Tenants.

    • In general, try to find and rectify any damages around the property that can be easily seen or experienced.

    Obtaining the Tenants and referencing

    Arguably the most important factor when letting the property is the prospective Tenant. The whole success of letting depends on finding the right Tenant. If an applicant wishes to proceed with a Tenancy, then Mitchells Management's next step is to access their suitability.

    References are taken to check that each Tenant is creditworthy, by for example checking for CCj,s and arrears and obtaining employer, landlord and character references. Once references have been received, Mitchells Management will be in a position to advice on the possible suitability given the level of checking in date.

    All necessary legal paperwork, including the preparation of an Assured Shorthold Tenancy Agreement and an inventory for the Tenant to sign, will be done, and the necessary Rent Deposits (and managing same with the Deposit Protection Scheme) and any other fees collected from the Tenant before the tenancy commences.

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    Houses in Multiple Occupation

    If the Landlord wishes to rent their property to multiple occupants, it may mean that I license is required before the property can be legally rented. Houses in multiple occupation are also referred to "HMOs" and the purpose of the licensing scheme is to improve management and safety standards in this area of the rental sector.

    It is now a mandatory duty for:

    All local Authorities to have a licensing scheme

    Owners of certain types of HMOs to have a license

    What is a House in Multiple occupation and do I need a license?

    A HMO is a building or part of a building which meets one of the following tests;

    A - The standard test

    Any building in which two or more households share basic amenities. For example toilets, kitchens and bathrooms

    B- The self-contained flat test


    Any flat in which two or more households share basic amenities for example toilets, kitchens and bathrooms.

    C- The converted building test

    Any converted building comprised of one or more units of accommodation that are not self-contained.

    D- Certain converted block of flats

    Any converted building comprised of self-contained flats that does not meet the 1991 Building Regulation Standards, and more than one third of the flats are occupied on short tenancies.

    A House in Multiple Occupation (HMO) MUST have a license if it fits:

    A - The standard test or C - the converted building test, and it is more than 3 storeys high (this includes basement and attic rooms)

    It has more than 5 people living there and, the 5 people make up more than one household (family unit).

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    Overseas Landlords and Income Tax

    The scheme requires UK letting Agents to deduct basic rate tax from any rent they collect for non-resident Landlords.  If non-resident Landlords don't have UK Letting Agents acting for them, it is their responsibility to inform the Inland Revenue of rental income received, and to pay any tax due.  Non-resident Landlords can apply at any time for approval to receive rent with no tax deducted.

    If your intention is to reside abroad then Mitchell Management as your Agent can offer the following services:

    Arrange for annual rental accounts and be submitted to the Inland Revenue at the end of each tax year.  Details available on request.

    Tax saving schemes relating to earned income abroad and the possibilities of re-investing your income to receive tax-free interest.  Again we have the expert advice of a firm of financial consultants on hand, details are available.

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    Landlord Insurance

    Through our association with our brokers who specialise in Landlord's insurance, we can offer comprehensive buildings insurance, rental income guarantee and contents insurance.

    Not only does the comprehensive building insurance protect against all the things you would expect, but it is also there to help with a lot more including:

    Loss of rent and re-letting costs following flood or fire to the property up to 30% of the insured amount.

    The rebuilding of your property following loss or damage.

    Owners property liability of £5 million. 

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    The Tenancy Deposit Protection Scheme

    Under the provisions of the Housing Act 2004 every Landlord or Letting Agent that takes a deposit for an Assured Short-hold Tenancy in England and Wales must join a Tenancy Deposit Scheme. The new regulations is to try and keep disputes between Landlords and Tenants out of the courts by encouraging Alternative despite Resolution.

    How does it work?

    The Tennant pays over the deposit in the usual way when the tenancy Agreement is signed. The Landlords Agent then has 14 days from the commencement of the tenancy to provide the Tenant with details of the scheme that they are using (known as the prescribed information).

    If there is no dispute at the end of the Tenancy the deposit will be returned to the two parties as agreed. If a dispute has arisen then the parties will be invited to make use of the Alternative Dispute Resolution process that is provided free within the scheme. Should the parties opt for Alternative dispute resolution they will be bound by its decision with no redress to the courts.

    There are two types of scheme; insurance backed or custodial. Under the insurance backed scheme the Landlords Agent on his behalf pays a premium to the scheme but retains the deposit whereas with the custodial scheme the whole deposit is transferred to the scheme within the 14 day timescale. If a Landlord or Agent does not protect a Tenants deposit and provide the Tenant with the prescribed information within the 14 day timescale the Landlord will lose their right to regain possession of their property under the section 21 (notice only) instrument. If the Tenant applies to court for their deposit to be protected and it is shown that the Landlord has not complied with the scheme the court will order the Landlord to pay the Tenant three times the deposit amount within 14 days.

    In November 2006 three companies were awarded contract by The Government to run Tenancy deposit Schemes:

    Custodial Scheme

    • The Deposit Protection Service (The DPS) - Mitchell Management uses for it Landlords

    Insurance backed schemes

    • Tenancy Deposit Solutions Ltd (TDSL) (now trading as my deposits)

    • The Tenancy Deposit Scheme (TDS)

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    Important Safety and Legal Requirements

    Gas safety

    The Gas safety (Installation and Use) Regulations 1998 says Landlords must ensure that gas appliances, fittings and flues are safe for Tenant's use and that, installation, maintenance and annual safety checks are carried out by a technician registered with the Gas Safety Register (which superseded CORGI on 1st April 2009)

    Electrical Safety

    While there isn't a legal obligation on Landlords to have professional checks carried out on the electrical appliances, there is, however, an obligation to ensure that all electrical equipment is safe, under the electrical Equipment (Safety) Regulations1994, the Plugs and sockets Regulations 1994, the 2005 Building Regulation - Part P, and the British Standard BS1363 relating to plugs and sockets.

    All electrical certification should be carried out by an electrician whom is registered with the National Inspection Council for Electrical Installers and Contractors (NICEIC). There are two types of electrical certificate:

    Periodic Inspection Report

    It is advisable to have a full electrical inspection carried out every 5 years. This examination investigates the state of the electrical wiring throughout the property and thoroughly checks the safety of the electrical installation. These inspections cost from £100 to £250. The electrician should issue a Landlord with 'Periodic Inspection Report' for an Electrical Installation' at the end of the examination, which declares the electrical installation as safe.

    Portable Appliance Testing (PAT)

    It is also advisable to instruct an electrician to carry out PAT testing on all portable electrical appliances once a year. Portable electrical appliances are defined as any appliances that a Landlord may supply with the property that can be plugged into the mains electricity (for example lamps, microwaves, portable electrical heaters, TV etc.). The purpose of the PAT is to ensure that all portable electrical items provided with the property are electrical safe. PATs typically cost around £5 -£20 per appliance.

    Fire Safety

    The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended in 1989 and 1993) sets minimum fire resistance standards for domestic upholstered furniture, furnishings and other products containing upholstery that remain in a dwelling during the course of a tenancy.

    • These include any of the following which contain upholstery:

    • Furniture intended for private use in a dwelling, including children's furniture

    • Beds, headboards of beds, mattresses of any size

    • Sofa-beds, futons and other convertibles

    • Nursery furniture, garden furniture suitable for use in a dwelling

    • Scatter cushions, pillows, seat pads and loose stretch covers for furniture

    For items that do apply, a suitable label must be attached to the furniture in a prominent position so hat the label will be clearly visible to a potential purchaser of the furniture and the wording on both sides can be read with reasonable ease.

    Smoke Alarms & Carbon Monoxide

    All properties built since June 1992 must have a interlinked mains-connected smoke detectors/ alarms on each floor of the property. to help protect the investment and to prove compliance with the common law "duty of care", it is strongly advised that properties built before 1992 are fitted with at least standard (battery powered0 smoke detectors/alarms. Smoke alarms must be checked regularly to ensure that they are in full working order. A carbon monoxide detector should also be supplied. these can be purchased for around £5 from most DIY shops.

    Energy Performance Certificate

    With effect from 1st October 2008, all new Tenancies require an "Energy Performance Certificate". Their purpose is to determine how energy efficient homes are on a scale of A-G. The most efficient homes - which should have the lowest fuel bills - are in band A.

    The certificate uses the same scale to define the impact a home has on the environment. Better-rated homes should have less impact through carbon dioxide (CO2) emissions. The average property in the UK is in bands D-E for both ratings.

    The certificate includes recommendations on ways to improve the home's energy efficiency to save money and help the environment.

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    Mitchells Management......... who we are?


    "Mitchells" was founded in 1962 and over the last 50 years it has become possibly the most recognised, popular and well respected Lettings Agency brand in Hampshire and Dorset.  We have down the years managed literally thousands of properties for hundreds of landlords; both commercial and residential, including blocks of flats on behalf of freeholders for our clients and their tenants.  Over the last 20 years the group has also built hundreds of properties from Poole all the way along the coast through to the heart of the New Forest, although we now focus purely on managing the properties of Landlords, big and small.

    As members of the association of Rental letting Agents, the "Mitchells Management" team is highly skilled and professional, with many years of expertise between us - in Letting Agency, Sales Agency and Property Construction and Development. We therefore have a high level of knowledge of both the local lettings market and the range of repair and maintenance trades needed to manage properties properly.  However we also operate best precise modern day computer systems, use clear and easy to understand documentation, implement good accounting controls, and have excellent access to high quality legal advice and specialist repairers.

    we pride ourselves in offering a very personal service, one designed to provide the best possible outcomes whether that be advice on preparing homes for letting or vetting prospective tenants, and certainly in helping you achieve the best rent possible.  We also have within the group a Commercial Property division dealing with shops, office and industrial units as well as experts within our organization dealing with planning matters, Land and new Homes.  Here at "Mitchells Management" we are completely independent and so can offer the complete property service. 

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    Rental Process

    Once you have found a property that you like we at Mitchells Management will help you with our highly trained staff with the rental process from enquiring to completing your move to your new property.

    Once you have seen a property we will arrange a viewing for you, if you like the property we will then start the process to get you moved into your new home with no stress and worries.


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    Completion

    On completion you will receive a welcome pack and included in this will be the following:

    You're Assured Short Hold Tenancy Agreement

    The Assured Short-hold Tenancy Agreement is an important document and you should retain it for your records. It is a form of Assured Tenancy with limited security of tenure, and an important class of residential tenancy in England and Wales. It was introduced by the Housing Act 1988 with important changes made by the Housing Act 1996.

    Initial Invoice

    This invoice will show you the name and address of the property being rented, your initial deposit, the apportioned rent through to the end of the first month you rent the property, and the checkout fee. If you have moved in late in the month then you may also have been invoiced for the forthcoming month too.

    How to Rent Booklet

    This is a government issued document which is updated from time to time (Search on GOV.UK for How to rent) and is issued by the Department for communities and local Government. It covers what you do before you start seeking a rented property; any issues associated with renting such a home; what you do when you have found a suitable place; responsibilities when living there; what you do at the end of the fixed period; and finally what to do if things go wrong.

    Energy performance Certificate

    This will be for the specific property that you have decided to rent and is designed to inform you of the Energy Efficiency Rating of that property. It will also provide you with an estimate of the likely energy costs of the dwelling for a period of 3 years. It will further describe the home's energy performance related features in detail, along with the Assessor's accreditation number and the overall property rating from G (lowest) to A (Highest) rating.

    Gas safety Record

    This is a copy of the Landlords / Homeowners Gas safety Record. It will show you the registered business who carried out the check, the name of the property involved, details of the landlord, and the number of appliances tested. In particular it will show the appliances details, the inspection outcome, any defects identified, and whether or not they passed or failed the safety check.

    Standing Order Mandate

    This is the document Mitchells Management uses to collect your rent on the property on behalf of the landlord. You will be required to provide details of your bank or building society and their address , the amount to be paid monthly and the first and subsequent due dates (normally 1st of the month); your details as tenant including the mane of your bank account, its sort code and your account number. You and whoever shares that account with you will then have to sign the form and then sent directly to your bank for action.

    Mitchells Management Contact List

    We will include a flyer which will provide you with all the key contacts within Mitchells Management should you need to talk to anyone about anything. This might not be the member of the sales team with whom you viewed the property. But it will include key contacts on Finance (queries on rent payments?), property maintenance (issues you may have with the condition of the property or its contents), Administration (general documentation and the renewal of your tenancy agreement at the end of its term). 

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    Tenancy deposit Protection scheme

    Under the provisions of the Housing Act 2004 every Landlord or Letting Agent that takes a deposit for an Assured Shorthold Tenancy in England and Wales must join a Tenancy Deposit scheme. The new regulations came into effect from April 6th 2007. The purpose of this regulation is to ensure good practice. The secondary purpose of the new regulations is to try and keep disputes between Landlords and Tenants out of he courts by encouraging Alternative Dispute Resolutions.

    How does it work?

    The tenant pays over the deposit in the usual way when the Tenancy Agreement is signed. The Landlords Agent then has 14 days from commencement of the Tenancy to provide the Tenant details of the scheme that they are using (known as the prescribed information).

    If there is no dispute at the end of the Tenancy the deposit will be returned to the two parties agreed. if a dispute has arisen then the parties will be invited to make use of the alternative dispute Resolution process that is provided free within the scheme. Should the parties opt for Alternative dispute Resolution they will be bound by its decision with no redress to the courts.

    There are two types of scheme; insurance backed or custodial. Under the insurance backed scheme the Landlords Agent on his behalf -pays a premium to the scheme but retains the deposit whereas with the custodial scheme the whole deposit is transferred to the scheme within 14 day timescale. if a landlord or their agent does not protect a Tenants deposit and provide the Tenant with the prescribed information within the 14 day timescale the Landlord will lose their right to regain procession of their property under the section 21 (notice only) instrument. if the tent applies to court for their deposit to be protected and it is shown that the Landlord has not complied with the scheme the court will order the landlord to pay the Tenant three times the deposit amount within 14 days.

    In November 2006 three companies were awarded contract by the Government to run Tenancy Deposit Schemes.

    Custodial Scheme

    • The Deposit Protection Service (The DPS) - the one Mitchells Management uses for its Landlords

    Insurance backed schemes

    • Tenancy Deposits Solutions Ltd (TDSL) (now trading as my deposits)

    • The Tenancy Deposit Scheme (TDS)

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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

    Shop 6, Parkland Place
    39-41 Old MiltonRd
    New Milton
    BH25 6DJ

    Telephone us

    Letting: 01425 545007  Local call rate

    Email us

    Contact us

    Disclaimer

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