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    Parkheath are market leaders in letting properties in Prime North and North West London having gained a reputation for delivering the highest professional standards for over thirty five years.

    5 linked offices within some of London's most desirable locations and with an extraordinary range of properties that encompass all property types from grand period mansions to cutting edge modern apartments. Our award winning lettings team are primed to utilise their many years of experience to provide a comprehensive lettings and management service whilst ensuring high level customer service is at the heart of our business. We believe it is this that brings outstanding results for our clients and is the reason why we are the one of the leading letting agencies.

    Our Sold on Service motto originated from a letter of thanks from a returning client. It has long been our business philosophy, but we now display the words on our advertising, marketing and sales material and even on the walls of our offices.

    A full marketing campaign will be arranged and co-ordinated by your designated lettings manager to ensure the greatest exposure is gained for your property. They are also on hand to assist in navigating the legal and financial responsibilities of a landlord thus minimising the impact of continuous legislation change whilst maximising your return on investment.

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    Landlord Services

    Free marketing on the UK's leading Property Portal Websites

    • 5 High Street offices
    • Unrivalled local knowledge
    • Free Market Appraisals
    • Tenant Find Service
    • Rent Collection
    • Right to Rent Checks
    • Professional tenant referencing
    • Tenancy renewals & rent reviews
    • Full Property Management
    • Vacant Property Management
    • Arranging Inventories& Professional Cleaning
    • Refurbishments Service & Project Management
    • Friendly ongoing advice from knowledgeable and experienced staff
    • Liaison with utility companies
    • ARLA Propertymark approved Tenancy Agreements with up to date legislation
    • Serving of correct documents prior to tenancy start dates
    • Arranging of routine and emergency repairs
    • Periodic Inspections
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    Our business is built on our ability to offer our clients a personal service that is both professional and flexible to suit all our clients' needs. Above all we believe our success is underpinned by two things - our experience, and our intimate and extensive knowledge of the areas we operate in. Our network of offices are in regular contact with each other which means we have a large pool of applicants which may be interested in your home.

    Around The Web

    In addition to listing all of our properties here, we make our property details available on all of the other leading property websites including Zoopla, Rightmove, PrimeLocation and many more.

    Accurate Valuations

    At Parkheath we believe that it is only through valuing a property accurately that we can achieve the best market price for your property.

    Parkheath staff carry out high numbers of property valuations every month and this provides them with first-hand knowledge on property values in your area.

    This is why we consistently achieve successful prices for our clients.

    To arrange a free valuation of your property you can either call or visit your local office to make an appointment with one of our experienced members of staff or alternatively you can fill in our simple online form. As soon as we receive the form, one of our experienced members of staff will contact you to arrange an appointment.

    Traditional Estate Agency Practices

    We believe strongly in building relationships with our clients and it is through these relationships that we are able to successfully sell and let our clients' properties. Relationship building can only take place utilising the age old traditional estate agency practice: getting on the phone. It is only through talking to and getting to know our clients that we know best how to market your property to them and how best to negotiate with them on your behalf.

    We do still utilise a number of other more technological means to promote your property, but these are tools to help us and are not relied upon solely to sell or let your property.

    We Employ Experts

    We see property as a people business. It is a business that revolves around working with people and for people. It is a business that requires people with experience and a solid understanding of property in its entirety.

    It is for this reason that Parkheath do not employ young graduate commission chasers to work in our offices, as this leads to you being frustrated with the lack of experience and us frustrated as it ultimately leads to high staff turnover and customer complaints. We employ people who have a genuine interest in property and doing the best for our clients. All of our offices have staff members that have been with the company for years and this is a reflection of the type of agency that we are: an agency where people matter and where our employees like to stick with us.

    Along with the low staff turnover, comes the advantage that our staff have been in their areas for quite a while and this means that they know the area intimately, and furthermore, know the properties and the local property market.

    Extensive Marketing

    At Parkheath we understand the importance of presentation and maximum exposure to achieve the best possible price for our clients' properties. We are dedicated to presenting every property in our portfolio at its very best, regardless of the price.

    We are constantly working on new ideas for marketing our clients' properties and utilise a number of avenues to ensure your property is seen.

    Advertising in Local Publications

    Parkheath maintains a strong presence in the local press and local glossy magazines, and in many of our publications even have exclusive contracts for prime position slots within the publication.

    Press Coverage

    Parkheath generates valuable press exposure, not only in property publications but also in the wider consumer press. Our database of property editors keeps us in regular contact with journalists who look to us for comment on local issues and market activity

    Boards

    You may well have seen Parkheath's distinctive boards in your area. Boards are a valuable way of generating high quality enquiries as it both, attracts people looking for property in specific roads or areas and complements the marketing effort.

    Parkheath Online

    Our website receives over 100,000 visitors a month. Each property is presented with colour photographs, location maps and a printable colour brochure, regardless of the price of the property. And to ensure the widest possible audience for your property Parkheath is represented on various leading property internet portals.

    Brochures and Floor Plans

    It is important that your property is presented in the best possible light and to do this we create high quality property brochures with detailed floor plans for each of our properties, regardless of the price.

    Email Alerts to Buyers and Tenants

    When you instruct us to market your property, we send your property details to all suitable tenants through email alerts.

    Window Displays

    All Parkheath offices are located in prominent locations to ensure that there are high levels of passing trade. Our window displays are an ideal showcase for your properties.

    Strict Codes of Practice

    OEA www.oea.co.uk

    Parkheath are an accredited member of the Omdbudsman

    for Estate Agents (OEA). The OEA is an objective and independent body which lays down standards of business conduct for agents which are members of the scheme. This ensures that our clients have peace of mind that they will receive the highest level of customer service.

    ARLA www.arla.co.uk

    We encourage all our lettings staff to become members of ARLA (Association of Residential Lettings Agents). ARLA are the only professional body solely concerned with the self-regulation of lettings agents. ARLA has a robust Code of Practice, which covers the key stages in the letting and management of properties. There are extensive Byelaws to which ARLA members have to abide by, including compliance with issues such as handling and accounting for Clients' money (under the Client Money Protection Bonding Scheme) and Professional Indemnity Insurance.

    NAEA www.naea.co.uk

    We encourage all our offices to become members of the NAEA (National Association of Estate Agents). The NAEA is the UK's leading professional body for estate agency. All the NAEA's members are bound by strict rules of conduct, thus ensuring that their clients receive the highest level of integrity and service.

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    Renting a property through Parkheath is simple. We try to make the renting experience as straightforward as possible, thus enabling you to enjoy the area for however long or short your stay. This step-by-step guide will help to clarify the renting process for you and we hope will remove some of the stress involved in moving home.

    If you require further information or advice, contact your local office to talk to one of our experienced members of staff.

    Register with Parkheath

    The first step to finding your new home is to either contact or visit your local office to discuss your property requirements with one of our experienced members of staff.

    Alternatively, you can register online

    When registering, please give us as much information as you can about your requirements so that we can find the right home for you.

    Looking for a property

    Once you know your budget you can start searching for a property. As soon as you have registered with us and given us your requirements, we will keep you up to date with the local housing market, let you know when suitable properties become available and arrange viewings on your behalf. It is advisable to give us as much information as possible about your requirements as this will help us find you the right property.

    We will keep you up to date with any new properties that we have been instructed on by telephone and email.

    Viewings

    Viewing hours can be a little restricted and we do ask people viewing a property to be punctual. We will endeavour to arrange appointments to view properties at times that are convenient to you.

    It keeps things simple if you can let us know straight away if you are interested - or not - in taking matters further regarding a property after viewing it. We act on behalf of the Landlord and will be happy to pass on any queries you may have.

    Making an offer

    Once you have found the right property you will want to make an offer. Let us know if there are any items in the property or specific stipulations to which your offer depends, to be included in the Tenancy Agreement, as well as your preferred move-in date, the length of Tenancy you require and whether you require a break clause or not, as these are not standard terms.

    We will put the offer forward to the Landlord. If your offer is not accepted and you are still interested in the property, negotiations will take place. We make every effort to keep this process as simple and as stress-free as possible.

    As soon as an offer has been accepted, we will need to remove the property from the open market by taking a Holding Deposit' to allow us time to take references. You will be asked to provide details of your referees. References will be applied for and the information passed to the Landlord for acceptance. Any offers made on a property are subject to satisfactory references being received.

    Tenancy Agreements

    Once the references have been processed and the Landlord has confirmed they would like to proceed, we will draw up the relevant paperwork and form an agreement (the Tenancy Agreement), which is signed by both parties.

    A Tenancy Agreement is a legally binding contract between a Landlord and a Tenant, which sets out the contractual responsibilities of both parties. All persons over the age of 18 must be named on the Tenancy Agreement either as a Tenant or a Permitted Occupier. Prior to the commencement date of the Tenancy, the agreement must be signed by all of the parties and executed.

    Inventory

    In most instances an inventory will be prepared prior to the commencement of a Tenancy, which details the contents of the property and a schedule of its condition. Parkheath complies with the EEC regulation, stating: 'it is imperative that the Landlord provides an independent inventory prepared by an independent clerk", however, if the Landlord refuses to prepare an inventory and schedule of condition, it is not the responsibility of Parkheath. A copy of the inventory will be supplied to both Landlord and Tenant.

    Documentation Required

    We will need to take a copy of your Passport and Visa (if applicable) and current proof of residency in the form of a recent utility bill and hold on file. Such copies will need to be taken in person at one of our offices. This is in line with the Right to Rent Immigration checks under Section 22 of the Immigration Act 2014.

    Deposit

    A security deposit is required from the Tenant. This deposit is held for the duration of the Tenancy and will be returned to you at the end of the Tenancy, subject to the details of your agreement and the findings of the inventory check-out report.

    As per recent legislation, where relevant, your deposit will be held by a third party as part of a Deposit Protection Service. In the event that there is an unresolved issue over the allocation of a deposit, it can be referred to the scheme for an independent third party adjudication, which will provide a resolution fair to the Landlord and Tenant.

    Parkheath are members of the Tenancy Dispute Service (TDS) and are legally entitled to hold deposits on behalf of Landlords. Further information is available at www.tenancydepositscheme.com or www.propertymark.co.uk.

    Rent

    An advanced rental payment is required prior to the commencement of the Tenancy.

    You will also receive a statement of account showing the initial monies due to Parkheath. This statement will normally include the first rental payment and deposit for which you are responsible.

    Insurance

    We always recommend that Tenants arrange insurance to provide cover for their own contents and personal belongings, as the Landlord's insurance will not cover any of the Tenants' contents or personal belongings.

    On the day the Tenancy commences, you will either be asked to collect keys for your new home from one of our offices or be checked into the property by an independent inventory clerk and have the keys to your new home handed over to you.

    Disclaimer

    This guide is intended to help readers navigate their way through the renting process under the estate agency systems in England and Wales. Readers take any advice at their own risk. Parkheath accept no responsibility for any action taken, or loss occurring, as a result of any advice and/or information in this guide. If you require further information or advice, contact your local office to talk to one of our experienced members of staff.

Contact us

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    Testimonials from Landlords

    • Landlord Testimonial

      They really do care for their clients
      "I have been dealing with Parkheath for many years now. The company has been letting and managing my property in Belsize Park. I have found the staff in the lettings, property management and accounting departments to be efficient, proactive and very friendly . They really do care for their clients and look out for them providing counsel and sound advice. Parheath is a top notch real estate agency in every respect. Highly recommended"
    • Landlord Testimonial

      The best agency I've ever worked with
      "The best estate agency I've ever worked with - charming, efficient, straight forward and helpful. A joy! I hugely recommend." C. Danser
    • Landlord Testimonial

      experts in lettings and sales
      "Professional, prompt and so helpful in many aspects. I will highly recommend them as experts in lettings and sales specialising in the Hampstead area." J. Foo
    • Landlord Testimonial

      Great communication and would highly recommend
      "Excellent service from these guys. Great communication and would highly recommend" F. Jackson

    Testimonials from Tenants

    • Tenant Testimonial

      I can't recommend them highly enough
      "Max at Parkheath Estate Agents was brilliant in helping us to find a place to rent in London, and made what can often be a difficult and tiresome experience into one which was very easy. All communication was dealt with extremely promptly and efficiently (even on the weekend in some instances) and we immediately felt at ease, trusting him to negotiate with the landlords on our behalf. Parkheath stood head and shoulders above any of the other estate agents we dealt with and I cant recommend them highly enough." J. Toby
    • Tenant Testimonial

      He was professional and super helpful
      "Joseph from Parkheath Belsize Park was brilliant and made the process of looking for a flat much easier for us as we started looking when we were overseas. He was professional and super helpful but also super friendly and available for any questions we had. after we found the flat the process was easy and smooth. Thank you!!" L. Helfgott
    • Tenant Testimonial

      He worked incredibly hard for us
      "Richard Ornstein is the best estate agent in North London. I cannot recommend him highly enough. He worked incredibly hard for us, finding a range of suitable rental properties, within budget and preferred area of NW3, sending us details and arranging property viewings around our work schedules despite any inconvenience to himself. He is courteous, kind, friendly and, above all, professional. When we next seek a rental property - or one to buy - we know exactly who we will be contacting. Thank you, Richard, for your time and your gracious help." K. Winton
    • Tenant Testimonial

      best places in the market, and the best agents.
      "Cassie and Georgia were great, recommend Parkheath they have the best places in the market, and the best agents." P. Daczowska
    Contact us

    Disclaimer

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

    *Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

    Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

    Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Parkheath , Belsize Park on 020 7431 1234.


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      Parkheath are market leaders in selling properties in Prime North and North West London having gained a reputation for delivering the highest professional standards for over thirty five years.

      5 linked offices within some of London's most desirable locations and with an extraordinary range of properties that encompass all property types from grand period mansions to cutting edge modern apartments.

      Our award winning team are primed to utilise their many years of experience to provide a comprehensive sales service with extraordinarily high levels of customer service fixed at the core of our business.

      We believe it is this that brings outstanding results for our clients and is the reason why we are the one of the leading agencies.

    Contact us

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      PARKHEATH - Sold on Service


      At Parkheath we appreciate that selling a home or property requires important financial decisions. This is why we feel that offering quality service is more important than the quantity of properties that we sell. We are proud that our high levels of customer service have time and time again not only referred business, but repeat business from clients we have built strong relations with.

      We have put together this step-by-step guide to help clarify the selling process for you, and we hope this will show you how we can help achieve the maximum price for your property.


      1. Valuing your property.

      The first step to selling your home is to either contact or visit your local Parkheath office to make an appointment for a free, without obligation market appraisal with one of our experienced members of staff.

      In order to establish a value for your property, we will perform what is technically called a 'competitive market analysis'. This takes in to account factors such as the location, size and decorative condition of your property and local market trends to calculate the 'estimated market value' of your property. We then use this figure and any further information from you such as timescale requirements to arrive at your asking price.


      2. Preparing your home for marketing.

      First impressions count and it is important that you keep your property as presentable as possible throughout the time your property is on the market for sale. How you present your home can have a huge impact on peoples impressions and your success in selling for the price you would like to achieve.

      We will commission professional photography to use in our marketing. The visual impact of these can dictate the attention the property receives and whilst we do not recommend spending a fortune on home improvements, there are a few things you can do to aid the sale of your property from the outset.

      A. Paint the front door and ensure the entrance is clean and tidy.

      B. Spring clean your property (including skirting boards and windows).

      C. Maximise a feeling of space, clear work tops and rooms of clutter.

      D. Check to see if there is anything that needs to be fixed such as a door bell or dripping tap.

      E. Air all rooms.

      F. Fully draw back curtains and open blinds to maximise the daylight in the room.


      3. Marketing.

      Parkheath's marketing is extensive and proactive, with a wide reach through media and e-marketing. We ustilise all of the major property websites including Rightmove, Zoopla, Primelocation and OnTheMarket as well as other smaller but equally focused websites to ensure maximum exposure.

      Our website Parkheath.com and social media sites on Facebook, Twitter and Instagram alongside fundamental estate agency practises such as connecting with applicants via phone and email ensures our extensive database of applicants are continuously informed of new properties and property news.


      4. Viewings

      Our policy is to accompany all viewings. Having access to your property at short notice is important in order that we can show your property to perspective purchasers as soon as they contact us with an interest in your property.

      We will notify you of any viewings that are taking place and follow up with the feedback from the viewing.

      Our typical viewing times will be:

      Monday - Thursday: 9am to 7pm

      Friday: 9am to 6pm

      Saturday: 10am to 3pm


      5. Receiving and negotiating an offer.

      As soon as we receive an offer for your property, we will discuss it with you and then confirm in writing. If you have received an acceptable offer you need to make a decision as to whether or not to continue to market your property. We can advise you on this.

      There is always a possibility you may receive multiple offers and that you may receive several identical offers and need to decide between buyers. In these instances we will spend time with you going through the individual details of each of the applicants who have made an offer to bring this to a satisfactory conclusion.


      6. Instructing your solicitor.

      Having accepted an offer you will need to instruct a solicitor to handle the legal paperwork (known as conveyancing). We recommend you use a solicitor who specialises in conveyancing. Each of our offices will have a selection of solicitors that we have worked with and who we are happy to recommend.


      7. Exchange of contracts.

      An exchange of contracts occurs once all the legal queries have been satisfied by the purchaser's solicitor and once they have commissioned and received the local authority searches.

      Your purchaser may require a mortgage to purchase your property and thus only once they have received a confirmation on their mortgage offer will they be ready to exchange.

      The contracts will need to be signed by you and the purchaser. The deposit (which is usually 10% of the purchase price) is transferred to your solicitor. Once they receive the deposit the contracts can be exchanged and it is at this point the sale is legally binding.


      8. Completion

      A completion can be set for any day from the day of exchange to a few weeks after exchange of contracts, depending on each parties requirements and what was agreed at the outset.

      The balance of the purchase price is sent from the buyers solicitors account to your solicitors account.

      It is at this point you have sold your property.

      Disclaimer

      This guide is intended to help readers navigate their way through the selling process under the estate agency systems in England and Wales. Readers take any advice at their own risk. Parkheath accepts no responsibility for any action taken, or loss occurring, as a result of any advice and/or information within this guide.

      If you require further information or advice, contact your local office to talk with one of our experienced members of staff.

    Contact us

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      PARKHEATH - Sold on Service

      Testimonials from Sellers

      • Seller Testimonial

        Another Stirling performance by Parkheath

        "Another Stirling performance by Parkheath! I've always used them as my first choice and by the end if the transaction, am reminded why. Genuinely impressive work ethic. Many thanks indeed to Ben, Mark, Jayson and the team." H. Sharkawi

      • Seller Testimonial

        We'd thoroughly recommend working with them!
        "Very professional office - David and Abby were both fantastic to work with on the sale of our flat. They understood our property immediately, secured us a sale quickly and efficiently, and Abby helped to get us smoothly through to exchange. We'd thoroughly recommend working with them!" J. Klein
      • Seller Testimonial

        The best agents in Belsize/NW3 - Simple as.
        The best agents in Belsize/NW3 - simple as. We used Parkheath to sell a flat in Belsize Park and every member of the sales team has been impressive, exceeding expectations. They have a first rate knowledge of market conditions in the local area, so can manage pricing/sales strategy in a very effective and sensible way. Whenever we sell our next property in NW3, they'll be given the instruction without hesitation. (Updated Feb 2019 - since our sale, we have been viewing a number of properties through Parkheath: they still have the best offering in the area and are always the first port of call for market info and potential properties). M. Jacobs
      • Seller Testimonial

        Excellent at finding potential buyers
        We recently sold our flat in Belsize Park through Parkheath, and found them excellent at finding potential buyers and then managing it through to the final sale. Thanks Abby, David and everyone at Parkheath who helped.
      • Seller Testimonial

        Excellent service together with thorough knowledge
        "Professional and longstanding team provide excellent service together with thorough knowledge of the area" J. Callaghan

      Testimonials from Buyers

      • Buyer Testimonial

        Parkheath is a very good company and helped a lot
        "Parkheath is very good company and helped a lot in your search for an apartment in Belsize Park. The agent Abby Francis is an excellent professional. Polite, quick, smart and very helpful. The information she provided about the flats were always correct and precise. Her comments during the viewings demonstrated that she knows the area and the properties very well, being able to provide the appropriate counselling. I have no words to thank for all the efforts made, and would highly recommend her and Parkheath."  L. Quintanilho
      • Buyer Testimonial

        I would highly recommend Parkheath

        "Excellent service -Abby made the home buying process as painless as possible. She went out of her way to ensure good communication between buyer and seller and assisted in resolving any hold-ups in the process. I would highly recommend Parkheath as an estate agent." J. Showell

      • Buyer Testimonial

        Great communication and would highly recommend
        "Excellent service from these guys. Great communication and would highly recommend" F. Jackson
      Contact us

      Disclaimer

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

      *Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

      Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

      Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Parkheath , Belsize Park on 020 7431 1234.


      Welcome to Parkheath , Belsize Park

      Title

      Find Us

      Branch address

      208 Haverstock Hill,
      London,
      NW3 2AG

      Get in touch

      Buying: 020 8012 1885  Local call rate
      Letting: 020 8012 1886  Local call rate

      Disclaimer

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

      *Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

      Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

      Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Parkheath , Belsize Park on 020 7431 1234.