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Guide to Lettings

Why Choose Woolley & Wallis Lettings?


Woolley & Wallis have been providing a high quality, local lettings service for over 50 years. Our experienced agents all have a thorough knowledge of the market, local area and relevant legislation ensuring that you can rely on us to provide a high level of service whether that be the full management of your property, rent collection or tenant find.

We understand that each of clients have differing objectives for their portfolio and so prior to undertaking any service, we will have a detailed conversation to understand this and ensure the service provided is in line with your requirements.

If you would like to discuss the services we offer, please contact one of our experts for a no obligation and confidential discussion.

 
Full Management     |     Rent Collection     |     Tenant Find 












A Landlord's Guide



With ever increasing legislation it is important to choose an agent who understands the rental market and who puts you at the forefront. Our RICS and ARLA teams know the marketplace and how to present your property to obtain the best possible return on your investment. 

At Woolley & Wallis, which has been operating independently in the local area since 1884, Lettings is handled within its own specialised department, similarly to the other facets of the Partnership, such as our Sales, Rural and Commercial Departments. We are regulated by the Royal Institution of Chartered Surveyors (RICS) and the Association of Residential Letting Agents (ARLA).

Each of our local offices in Salisbury, Romsey, Fordingbridge and Shaftesbury has ARLA qualified, experienced Lettings and Property Management experts to guide you through the process and our offices are always manned to offer advice and support as required.

Being a local, independent Agent we are not guided by large corporation philosophies of meeting targets and churning numbers meaning that we are able to offer a far more personable service – with all aspects of the Letting process being handled in house. Whether you wish to discuss the marketing process, a maintenance query, inspection or even an accounts discrepancy you would be able to speak to the right person in the office.
We feel that there are some clear reasons why Woolley & Wallis should be your first choice when thinking about letting property – read on to see how we think we can help you.
Our experienced valuer(s) will be able to provide an accurate valuation for your rental property not only advising on current trends in the market but also able to offer advice on whether the property requires any works prior to being advertised.

As the Agency uses a number of different platforms to advertise your property, such as Rightmove, On The Market and the Salisbury Journal, we are very confident that we give it the best possible exposure to be able to secure you suitable tenants quickly.

Whilst the ever changing nature of the business does mean that the majority of enquiries come in through online platforms, our prominent office positions in all locations mean that we also have the high street presence to cover that aspect of the market as well.

We use high quality digital photography to ensure that the pictures taken show your Property in the best possible light. We also use floorplans on our particulars to give the tenant a better understanding of the Property they are viewing.
Security & Protection for landlords

A Zero Deposit Guarantee can replace a traditional tenancy deposit, giving landlords the same cover and protection as having a tenancy deposit in the bank, whilst making renting more affordable for tenants.

Tenants pay the equivalent of one week’s rent for a Zero Deposit policy, which is non-refundable and gives you effectively the same cover as a 6-week tenancy deposit. Tenants remain fully accountable for any damages or unpaid rents.

In the event of any financial loss or damage due to you, this is settled by the tenant or if they dispute the claim the evidence is sent for expert evaluation. If found in your favour, we settle the claim with you and recover the costs from the tenants directly, along with any recovery costs. Non-payment by the tenant at this stage may impact on the tenants credit history.

Why would landlords choose Zero Deposit?

Speeds up the rental process

Zero Deposit helps tenants reduce the upfront cost of renting, which can help speed up the process and reduce void periods.

Provides security & protection

A Zero Deposit Guarantee provides effectively the same cover as a 6-week tenancy deposit and is underwritten by Great Lakes Insurance SE.

Helps to attract a wider audience

By giving you the potential to attract a wider audience of tenants, you can increase demand and reduce the time taken to rent.

Supports accountable tenants

Tenants remain fully accountable for looking after your property and making rental payments, with us only making payment to you in the event of a fair claim at the end of the tenancy. Claim disputes are settled by 

The Dispute Service (TDS) and we will pay you within two working days.

Reduces paperwork & hassle

A Zero Deposit policy is not a traditional deposit, so it doesn’t need to be registered with one of the deposit protection schemes, which can save landlords time and money.

To help make your property stand out to the widest possible tenant audience speak to a member of our team or for more information visit zerodeposit.com or call 0333 200 2541

Zero Deposit is a trading name of Global Property Ventures Limited, the head office of which is at Business & Technology Centre, Bessemer Drive, Stevenage, SG1 2DX (company number 10328435). Global Property Ventures is authorised and regulated by the Financial Conduct Authority and can be found on the Financial Services Register (firm reference number 797026).

The Zero Deposit Guarantee is provided by Great Lakes Insurance SE, UK branch office. Great Lakes Insurance SE is a German insurance company with its headquarters at Königinstraße 107, 80802 Munich. It is registered with the commercial register of the local court of Munich under number: HRB 230378. The UK Branch office is at Plantation Place, 30 Fenchurch Street, London, EC3M 3AJ. Great Lakes Insurance SE UK Branch is authorised by the German Bundesanstalt für Finanzdienstleistungsaufsicht (BaFin) and subject to limited regulation by the Financial Conduct Authority and the Prudential Regulation Authority.

We have a number of different service levels ranging from a basic Advertising Only option through various Tenant Find Services up to a ‘Fully Comprehensive Premium Managed Service’ which includes Legal Expenses Insurance and a Rent Guarantee to ensure you are as fully protected as you can be. We can even tailor a service to your specific needs if that is what is required. Our fee structure is clear and transparent.
All Managed Service

Set Up and Tenancy Fee: Maximum of two weeks rent (subject to minimum fee £300 + VAT).


To include marketing photos, preparing a floorplan, standard advertising online and in local offices, undertaking of viewings, professional in-house tenant vetting, drafting and issuing of ARLA Propertymark approved tenancy agreement and notification of change in occupancy with Council and utility suppliers.

Premium

Maximum fee of 16.8% (14% + VAT) of monthly rent.

In addition to ‘All Managed Services’ also includes ‘Premium’ online property advertising, independent tenant referencing and credit checks, right-to-rent checks, registration of tenants damage deposit, a full independent inventory/schedule of condition, collection and payment of rental payments, issuing of all monthly and annual statements, periodic inspections throughout course of tenancy, fixed term contract renewals, serving of any Section notices, checkout inspection, negotiation of deposit return, TDS arbitration management, Full Rental Warranty Protection, Legal Expenses Insurance, Eviction Management (as required), annual rent review and capital growth valuation of the rental portfolio and own property (if within 20 minutes of instructed office) and FREE initial consultation with independent and local legal, tax, insurance and lending experts as required.

Standard

Maximum fee of 12% (10% + VAT) of monthly rent.

In addition to ‘All Managed Services’ also includes a full independent inventory/schedule of condition, collection and payment of rental payments, issuing all monthly and annual statements, periodic inspections throughout course of tenancy, checkout inspection, negotiation of deposit return (should independent adjudication be required through TDS arbitration service for deposit return then an additional one off fee of £150 will be charged).

Rent Collect 

Maximum fee of 9.6% (8% + VAT) of monthly rent.

In addition to ‘All Managed Services’ also collect the monthly rent from the tenant and issue monthly statements plus an annual end of year statement. As part of this service, should any arrears accrue we will also chase the tenant for payment of any outstanding monies.

Let Only Service 

Maximum fee equivalent to one months’ rent + VAT.

To include taking marketing photos and preparing a floorplan, standard advertising online and in local offices, undertaking viewings, professional in-house tenant vetting, full independent inventory/schedule of condition, tenancy agreement and notification of change in occupancy with Council and utility suppliers.

Standard Checkout Inspection (applies to Rent Collect and Let Only Service): £100

To attend the property at the end of the tenancy and compile a report based on the condition of the property in comparison to the condition detailed in the initial inventory. We will also negotiate the return of the deposit to the tenant based on our findings (should independent adjudication be required through TDS arbitration service for deposit return then a one off fee of £250 will be charged).

Additional fees for services (All fees inclusive VAT unless stated)

*denotes service included under Premium Full Managed Service

  • Independent Right to Rent, Credit Score and Comprehensive Tenant Referencing: £75 per tenant*
  • Deposit Registration Fee: £48*
  • Rental Warranty Protection (including Legal Expenses Insurance and Eviction Management): Included with Premium Fully Managed Service but also available on Standard Managed Service at additional cost: Minimum £190 (depending on property size and rental figure)*
  • Fixed Term Renewal of Tenancy: £120*
  • Serving of Section Notices: £90*
  • Changes to standard Tenancy Agreement (aside of Special Conditions): £60*
  • Rent review fee: £90*
  • To obtain more than two contractor quotes for works: £24 per additional quote
  • Court Attendance: £120 per hour
  • Additional inspections to those included in service: up to £120 per visit within 5 miles of the instructed office otherwise additional mileage may be chargeable
  • Supervision of major maintenance works (over £1000): 10% of total repair cost
  • Sale of property by another agent (other than Woolley & Wallis): £150
  • Sale of property to tenant: 1% plus VAT of the agreed sale price

Other potential additional fees (All fees inclusive VAT unless stated)

Short term tenancy fee: £360

For tenancies of less than 3 months.

Multiple/Joint Agency Advertising: £180

If the landlord wishes to use both Woolley & Wallis and another agent(s) to market their property, and the other agent was to let the property, the landlord would incur a fixed leaving fee.

Early termination fee: £360

If the landlord wishes to remove the property from Woolley & Wallis Lettings to switch to another agent while a tenant remains resident in the property.

Withdrawal fee: £540

Incurred if the landlord withdraws from a prospective tenancy where satisfactory references have been obtained and legal documents prepared by Woolley & Wallis Lettings.

CLIENT MONEY PROTECTION (CMP) PROVIDED BY: RICS
INDEPENDENT REDRESS PROVIDED BY TPOS
Our professional vetting of tenants is not limited to just undertaking relevant credit and reference checks. At Woolley & Wallis, we use the viewing process as an interview for tenants. Our accompanied viewings, which are carried out 6 days a week, are a vital stage of the process to ensure that not only are we finding you tenants quickly but that they are also suitable for your Property – finding the ‘Right Tenant for the Right Property’ is a key belief we stick to.
For those that opt for our Full Management packages, your Property is managed by a dedicated Property Manager meaning that inspections are carried out (usually after 1 month, 6 months and then every 6 months thereafter) by the same person each time. The frequency of this can change to suit your requirements though.

Maintenance is dealt with by an in-house administrator who will directly liaise with the Landlord, Tenant and Contractor accordingly. We only use the best, most trustworthy local contractors and you will only pay whatever the invoice is – no retainers are paid to the contractors and nothing is added onto the invoice for the arrangement of works.
We will arrange for Tenants to pay a month’s rent in advance at the start of the tenancy and thereafter rent on the same day of each month. For our Fully Managed Landlords we will arrange for monies to be sent out by BACS to your nominated Bank or Building Society account within 5 days of receiving it. Included in this service is a full statement, emailed to you every month, detailing any deductions (e.g. contractor’s invoices, gas safety checks) from rent received with a copy of all invoices attached.
At the end of the tenancy we also undertake a full checkout inspection (chargeable on Tenant Find services) and report to you should we feel that deductions from a tenant’s damage deposit are necessary. We will negotiate on your behalf for a quick resolution of any dispute and also arrange all necessary works accordingly.

Once we receive notice from a tenant then, pending authorisation from the landlord, we will re-market the property immediately for re-let and start the search for new, suitable tenants.
Fire and Safety Regulations

The responsibility for compliance with the following regulations or any re-enactment, is and remains the personal obligation of the Landlord. Failure to comply with safety legislation is a criminal offence and will lead to prosecution, fines or imprisonment.

Landlord Statutory Obligations

The Furniture and Furnishings (Fire) (Safety) Regulations 1988

The Furniture and Furnishings (Fire) (Safety) (Amendment) Regulations 1993

All upholstered furniture, permanent or loose fittings, beds, mattresses, padded headboards pillows and cushions supplied to a property and forming part of a letting must comply with these Regulations. Carpets and curtains are not covered by the Regulations. Furnishings manufactured pre 1st January 1950 are exempt from this legislation as toxic foam was not used in manufacture. However if the item has subsequently been re-upholstered then the filling must comply with the Regulations.

Where there are no labels, contact the manufacturer or retailer for confirmation. If in doubt the items should be replaced. It is illegal to let a property with furniture, which does not comply with the Fire Resistance Regulation as in Regulation 14 of the 1988 Regulations.

The Gas Safety (Installation and Use) Regulations 1998

Landlords are legally responsible for ensuring that gas appliances, fittings, flues and pipework in tenanted premises are maintained in good order and in a safe condition. Landlords are responsible for an annual gas safety check on every gas appliance and flue by a registered Gas Safe engineer. Before any new tenancy starts Landlords must ensure these checks have been carried out.

Oil and Solid Fuel Boilers

Should your property contain an oil, solid fuel boiler or Aga, we recommend these are serviced on an annual basis, as good practice. We ask all Landlords to have any biomass or solid fuel domestic heating appliance, i.e. woodburner, approved by a HETAS engineer.

The Electrical Equipment (Safety) Regulations 1994

You must ensure that the electrical equipment, wiring and installations are safe. A qualified NICEIC approved contractor should be asked to carry out a full test.  It is best practice to get an electrical safety test carried out every 5 years.  Any portable electrical appliances also need to be PAT tested, good practice is annually.

Furniture Regulations

(Fire and Furnishing (Fire Safety) Regulations 1988 (As Amended))

These regulations apply to all soft furnishings. Your property must meet the regulations and compliant furniture should have conforming labels attached. Non-compliant furniture must be removed or replaced.

Chimneys Swept

Prior to your property being occupied, all working chimneys must be swept. Following occupation this becomes the responsibility of the Tenant and should be done at least once a year. All chimney sweeps should be registered with the National Association of Chimney Sweeps, The Guild of Master Chimney Sweeps or the Association of Professional & Independent Chimney Sweeps.

Legionella

Legionnaires’ is a pneumonia-like disease commonly caused by the inhalation of small droplets of contaminated water. Landlords must assess and control the risk of exposure of tenants to legionella to ensure the safety of their tenants, but this does not require an in-depth detailed assessment. Most landlords can assess the risk themselves and do not need to be professionally trained. However, Landlords can arrange for a competent person to carry out the assessment if they wish.

Asbestos

As the Landlord, it is your responsibility to notify us if there is any asbestos within the property, including fixtures and fittings. We can then ensure that the correct contractors are used for any works that may be required during the tenancy. It is a criminal offence to expose anyone to a risk from asbestos.

Energy Performance Certificates

As from 1st October 2008 an Energy Performance Certificate EPC will be required for a new Tenancy which must be given to an applicant on or before the first viewing. Woolley & Wallis will be unable to market the Property until we are in receipt of the EPC. The EPC lasts for ten years.

The Energy Efficiency (Private Rented Property) (England and Wales)Regulations 2015 introduce measures to improve the energy efficiency of private rented property under the Energy Act 2011. Landlords must not grant a new tenancy of a property (including an extension or renewal) they let after 1 April 2018 and must not continue to let the property (on an existing tenancy) after 1 April 2020, where the Energy Performance Certificate (EPC) is below the minimum level of energy efficiency for private rented properties of band E. Since October 2015, where a landlord hasn’t provided an assured shorthold tenant with an EPC, they won’t be able to evict them using a Section 21 Notice.

The Building Regulations 1991: Smoke Alarms

All properties built since June 1992 must be fitted with mains-operated interlinked Smoke Detectors/Alarms on each floor.

The Smoke and Carbon Monoxide Alarm (England) Regulations 2015

Private sector landlords are required from 1 October 2015 to have at least one smoke alarm installed on every floor of their properties and a carbon monoxide alarm in any room containing a solid fuel burning appliance (eg a coal fire, wood burning stove). After that, the landlord must make sure the alarms are in working order at the start of each new tenancy. The requirements will be enforced by local authorities who can impose a fine of up to £5,000 where a landlord fails to comply with a remedial notice.

The Landlord’s Obligation to Repair (Section 11 – Landlord & Tenant Act 1985)

As the Landlord, you are required to repair the structure and exterior of your property, this includes drains, gutters and external pipes. The supply of gas, electricity and water must be kept in working order to provide the Tenant with hot water and heating. It is your responsibility to ensure your property is always kept to a habitable standard.

Consents

Before entering into any agreement to let your property you must check whether there are any restrictions to your doing so and whether consent needs to be obtained from:

Superior Landlord/Freeholder

If you hold the property on a Lease you must ensure that your Lease permits you to let the premises and that you are granted consent to do so. You must also ensure that the letting is for a period expiring prior to the termination of your own Lease. If the Superior Landlord makes a charge for granting consent you will be responsible for payment. You should also provide us with a copy of the relevant sections of the Head Lease so that they are attached to the Tenancy Agreement. Failure to do so will mean that your tenant may not have to comply with some of your legal obligations under the Head Lease. This could cause problems if there is a breach of the Head Lease by the Tenant. Obligations cannot be enforced on the Tenant after the start of the Tenancy.

Mortgage Provider

If the property is subject to a bank loan or mortgage, in most cases permission will be required from the lender before the property can be let. Many corporate tenants insist on having a copy of the consent prior to taking up a tenancy. You should ensure you hold consent as failure to do so could delay a successful letting of your property.

Insurers

Most insurance policies require you to notify them if the property is to be let. Failure to do so may void the policy. You should hold both buildings (unless the Superior Landlord holds it) and contents insurance for the property. You must check that the policies include public liability cover. You should also provide us with copies of the relevant sections of your policies which include any obligations especially those relating to vacant properties so that they are imposed on the Tenant as part of the Tenancy. Obligations cannot be enforced on the Tenant if the Tenancy has commenced.

Non-Resident Landlords / Overseas

In accordance with the Finance Act 1995, agents are required to deduct tax at the basic rate from rental monies net of expenses prior to paying these monies to overseas Landlords. The payments must be made to the Inland Revenue quarterly and at the end of the tax year. If there have been excess payments then Landlords can, on submission of detailed paperwork, apply to the Inland Revenue for a rebate.

However, under this Act the Inland Revenue introduced a system of Self-Assessment and all overseas Landlords may apply to the Inland Revenue for Approval to be paid the rent without tax being deducted. If granted the agent is issued with an Approval Number for the Landlord, whereby they are allowed to pass the rental monies to the Landlord without deduction of tax. Should you move abroad whilst in the middle of a Tenancy you will need to notify us of your new details so that we can ascertain whether tax should be deducted from your rental income. We would strongly recommend that you apply for Self-Assessment and we can provide you with the appropriate application form. Further information can be obtained from the Inland Revenue web site (www.hmrc.gov.uk).

Right to Rent Immigration Checks

Under Section 22 of the Immigration Act 2014 a Landlord must not authorise an adult to occupy property as their only or main home under a residential tenancy agreement unless the adult is a British citizen, or European Economic Area (EEA) or Swiss national, or has a Right to Rent in the UK. The law introduced a requirement from 1 February 2016 for all Landlords of private rental accommodation in England to carry out Right to Rent checks for new tenancy agreements to determine whether occupiers aged 18 and over have the right to live in the UK legally.


"Woolley & Wallis have recently let two properties for us and throughout the process have been highly efficient and helpful/informative. I would have no hesitation in using the lettings team again should we have a requirement."

 SN, Salisbury


A Tenant's Guide



Renting can be a daunting process. It helps to have an understanding of how the process actually works, so that when the time comes, you know exactly what is necessary to secure that dream flat or house.

The following guide gives you a rough idea, from start to finish, of the lettings process. However if there is something that you are unsure of, please feel free to phone and speak to one of our lettings experts - we are here to help! Please be aware that this guide is specific to our Letting departments and some other letting agent’s processes may differ.

We advise, before you start your search for your ideal home, it is worth considering your requirements:

  • Location
  • Type of Property
  • Must have lists. For example, is a garden essential? Or a garage?
  • Maximum budget
  • Length of tenancy? Is it a stop gap or a long term solution?
  • Ideal move in date? Work backwards and start your search around six to eight weeks before this

We recommend that you register your details with us when you start to look for property. Once you are registered we will keep you update with new properties and will contact you by your preferred method. Every time a new property is listed with us an e-mail is automatically sent to those applicants registered with matched requirements. As your search progresses you may wish to update your search requirements as they may vary.
It is wise to consider before your move the funds that will be required. Before signing a tenancy agreement we will request one month’s rent in advance, a security deposit equal to five weeks rent (unless you are able to apply for a Zero Deposit) and a refundable Holding Deposit equivalent to one weeks’ rent. This is quite a lot of money to produce, you may therefore need to financially plan ahead.
Pay less upfront and gain greater freedom when moving home

Moving home can be costly, making it hard to find your deposit, first month’s rent and the other costs of moving. A Zero Deposit Guarantee costs the equivalent of one week’s rent and replaces the traditional tenancy deposit, aiming to make renting more affordable.

Pay less upfront: Free up cash by paying a fee equivalent to one week’s rent

More choice: Zero Deposit gives tenants an alternative to the traditional deposit

Greater freedom when moving: Avoid having to fund a second deposit when moving from one rental property to another

How it works

1. You review your Zero Deposit Guarantee quote online, having been introduced to us by your letting agent

2. You make a payment equivalent to one week’s rent, provide your Direct Debit details and then the paperwork is generated, and copies sent to all parties


3. Your landlord gets a guarantee for the same amount as a 6-week tenancy deposit and you remain liable for any damage or financial loss due to them

4. At the end of the tenancy, the inventory and check-out are completed and if you leave the property in a satisfactory condition with no outstanding rent or bills, there is no further action required

5. If there is any damage to the property or any unpaid rent, you will need to reimburse the landlord yourself. If you dispute the landlord’s claim, you and the landlord will be asked for evidence which will then be sent for expert evaluation

6. If the expert finds in the landlord’s favour, we settle the claim with your landlord and seek reimbursement from you directly. If you fail to reimburse us at this point, you may be liable for recovery costs and it could impact on your credit history

Important Information

  • This Guarantee provides your landlord with protection if you do not pay them directly for the cost of any financial loss or damage due

  • You remain completely responsible for any financial loss or damage due to the landlord, as you would with a traditional tenancy deposit

  • The cost of the Zero Deposit Guarantee is not returned to you at the end of your tenancy or offset against any claim by the landlord

  • If you dispute your landlord’s claim, and our expert evaluation partner finds in your landlord’s favour, we will settle with them and then seek reimbursement from you. Failure to pay us at this stage will result in us passing your debt to a debt collection agency which may incur further costs for you and could affect your credit rating

  • A Zero Deposit Guarantee is offered to you as a choice, so if you prefer to pay a security deposit, you can. With a traditional deposit your money will be returned to you if there is no financial loss or damage due to the landlord at the end of the tenancy

There is an annual admin fee of £26 per tenancy collected every year by Direct Debit from the first anniversary

For more information visit zerodeposit.com or call 0333 200 2541

Zero Deposit is a trading name of Global Property Ventures Limited, the head office of which is at Business & Technology Centre, Bessemer Drive, Stevenage, SG1 2DX (company number 10328435). Global Property Ventures is authorised and regulated by the Financial Conduct Authority and can be found on the Financial Services Register (firm reference number 797026).

The Zero Deposit Guarantee is provided by Great Lakes Insurance SE, UK branch office. Great Lakes Insurance SE is a German insurance company with its headquarters at Königinstraße 107, 80802 Munich. It is registered with the commercial register of the local court of Munich under number: HRB 230378. The UK Branch office is at Plantation Place, 30 Fenchurch Street, London, EC3M 3AJ. Great Lakes Insurance SE UK Branch is authorised by the German Bundesanstalt für Finanzdienstleistungsaufsicht (BaFin) and subject to limited regulation by the Financial Conduct Authority and the Prudential Regulation Authority.

Once you find a property that matches your requirements, you are ready to book a viewing. You can simply phone our office to arrange a convenient time for a viewing or you can go online to our website and request a viewing by filling in the appropriate form.
Once you have found the ideal property you need to complete the application process. Even though you have secured a property, the offer is subject to satisfactory references being completed. We recommend that you complete and return your applications forms to us as soon as possible in order that we can start the process.

You will be required to pay your Holding Deposit at this stage to secure the property. The references are carried out by an independent company who will contact your employer to confirm your employment details and salary, undertake a Landlord reference if you are currently in rented accommodation, ensure that your Right to Rent identification is valid and also ensure that your credit history is clear.
Until a tenancy agreement is signed, the tenancy proposed is not binding. Once the references are returned satisfactorily, we will then produce the tenancy agreement and forward a copy of this for your perusal giving you time to read over the terms and conditions and return to us before your agreed start date.
An amount equivalent to 5 weeks rent is required as security against damage and dilapidations if paying a cash deposit. At no time can these monies be used in payment for rent. This too is required prior to the commencement of the tenancy in the form of cleared funds. The deposit is held by Woolley & Wallis as Stakeholder. Please also see information under the Zero Deposits tab above for further information regarding Deposit Replacement Schemes.
A full Inventory & Schedule of Condition of the property will be carried out by an Independent clerk a day before you move in. The information will give details of the condition of the property (and contents if applicable), along with all relevant meter readings. You will have 5 working days in which to go through this once you have moved in, allowing you to make any amendments that you feel necessary before returning a signed copy to our office. A copy will then be forwarded to you for your records.
The rent is exclusive of water, gas, oil, electricity, council tax and any other telephone/broadband services (unless otherwise stated). The requested method of payment is by standing order, which is paid monthly in advance. The first payment is due on or before the commencement date of the tenancy in the form of cleared funds i.e. Bankers Draft, Transfer or Cash. Personal cheques must be received 10 working days prior to the commencement date of the tenancy to allow time for funds to clear.
he Gas, Electricity and Water Services are automatically transferred into your name at the commencement of the tenancy. Some utility providers may require a deposit if you have not previously had a supply in the UK in your name. We will automatically notify the relevant Council Tax Authorities of your occupation at the commencement of the tenancy. Telephone lines/internet connections and TV Licences are the responsibility of the tenant. 
During the course of the tenancy the Landlord’s contents only are insured for forcible entry, theft and water/fire damage caused through a system fault or failure. We recommend that you should also insure your own belongings and the Landlord’s contents, furniture, fixtures and fittings at the Property as described in the inventory.
All of our deposits are registered and protected by the TDS (Tenancy Deposit Scheme), you will be issued with a deposit Certificate at the start of your tenancy. At the end of your tenancy, as a guideline, we are required to return the undisputed balance of your deposit to you within ten days of the undisputed amount being agreed. For Zero Deposit properties please see the separate information listed under the relevant menu tab above.
The Tenant Fees Act 2019 came into force on 1 June 2019. From that date it is illegal for letting agents to charge fees to tenants apart from a small number of exemptions that are referred to as ‘permitted payments’.

Permitted payments are:

  • Rent
  • Utilities and council tax
  • Security deposits
  • Holding deposits
  • Default fees
  • Fees for changing a tenant or ending a tenancy early

Permitted Payments


Holding Deposit
(per tenancy)

One week’s rent. This is to reserve a property. Please Note: This will be withheld if any relevant person (including any guarantor(s)) withdraw from the tenancy, fail a Right- to‐Rent check, provide materially significant false or misleading information, or fail to sign their tenancy agreement (and / or Deed of Guarantee) within 15 calendar days (or other Deadline for Agreement as mutually agreed in writing).

Security Deposit
(per tenancy. Rent under £50,000 per year)


Five weeks’ rent.
This covers damages or defaults on the part of the tenant during the tenancy.


Security Deposit
(per tenancy. Rent of £50,000 or over per year)


Six weeks’ rent.
This covers damages or defaults on the part of the tenant during the tenancy.


Unpaid Rent

Interest at 3% above the Bank of England Base Rate from Rent Due Date until paid in order to pursue non‐payment of rent. Please Note: This will not be levied until the rent is more than 14 days in arrears.

Lost Key(s) or other Security Device(s)
Tenants are liable to the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys for the tenant, landlord any other persons requiring keys will be charged to the tenant. If extra costs are incurred there will be a charge of £15 per hour (inc. VAT) for the time taken replacing lost key(s) or other security device(s).

Variation of Contract (Tenant’s Request)
£50 (inc. VAT) per agreed variation. To cover the costs associated with taking landlord’s instructions as well as the preparation and execution of new legal documents.

Change of Sharer (Tenant’s Request)
£50 (inc. VAT) per replacement tenant or any reasonable costs incurred if higher.
To cover the costs associated with taking landlord’s instructions, new tenant referencing and Right‐to‐Rent checks, deposit registration as well as the preparation and execution of new legal documents.


Early Termination (Tenant’s Request)
Should the tenant wish to leave their contract early, they shall be liable to the landlord’s costs in re‐letting the property as well as all rent due under the tenancy until the start date of the replacement tenancy. These costs will be no more than the maximum amount of rent outstanding on the tenancy.


If you any questions on our fees, please ask a member of staff.

Intro

Renting can be a daunting process. It helps to have an understanding of how the process actually works, so that when the time comes, you know exactly what is necessary to secure that dream flat or house.The following guide gives you a rough idea, from start to finish, of the lettings process. However if there is something that you are unsure of, please feel free to phone and speak to one of our lettings experts - we are here to help! Please be aware that this guide is specific to our Letting departments and some other letting agent’s processes may differ.

Registration

We advise, before you start your search for your ideal home, it is worth considering your requirements:

  • Location
  • Type of Property
  • Must have lists. For example, is a garden essential? Or a garage?
  • Maximum budget
  • Length of tenancy? Is it a stop gap or a long term solution?
  • Ideal move in date? Work backwards and start your search around six to eight weeks before this

We recommend that you register your details with us when you start to look for property. Once you are registered we will keep you update with new properties and will contact you by your preferred method. Every time a new property is listed with us an e-mail is automatically sent to those applicants registered with matched requirements. As your search progresses you may wish to update your search requirements as they may vary.

Move in money needed

It is wise to consider before your move the funds that will be required. Before signing a tenancy agreement we will request one month’s rent in advance, a security deposit equal to five weeks rent (unless you are able to apply for a Zero Deposit) and a refundable Holding Deposit equivalent to one weeks’ rent. This is quite a lot of money to produce, you may therefore need to financially plan ahead.

Arranging property viewings

Once you find a property that matches your requirements, you are ready to book a viewing. You can simply phone our office to arrange a convenient time for a viewing or you can go online to our website and request a viewing by filling in the appropriate form.

Application Process

Once you have found the ideal property you need to complete the application process. Even though you have secured a property, the offer is subject to satisfactory references being completed. We recommend that you complete and return your applications forms to us as soon as possible in order that we can start the process.

You will be required to pay your Holding Deposit at this stage to secure the property. The references are carried out by an independent company who will contact your employer to confirm your employment details and salary, undertake a Landlord reference if you are currently in rented accommodation, ensure that your Right to Rent identification is valid and also ensure that your credit history is clear.

Tenancy Agreement

Until a tenancy agreement is signed, the tenancy proposed is not binding. Once the references are returned satisfactorily, we will then produce the tenancy agreement and forward a copy of this for your perusal giving you time to read over the terms and conditions and return to us before your agreed start date.

Security Deposit

An amount equivalent to 5 weeks rent is required as security against damage and dilapidations if paying a cash deposit. At no time can these monies be used in payment for rent. This too is required prior to the commencement of the tenancy in the form of cleared funds. The deposit is held by Woolley & Wallis as Stakeholder. Please also see information under the Zero Deposits tab above for further information regarding Deposit Replacement Schemes.

Inventory, Check in and Move Date

A full Inventory & Schedule of Condition of the property will be carried out by an Independent clerk a day before you move in. The information will give details of the condition of the property (and contents if applicable), along with all relevant meter readings. You will have 5 working days in which to go through this once you have moved in, allowing you to make any amendments that you feel necessary before returning a signed copy to our office. A copy will then be forwarded to you for your records.

Rent

The rent is exclusive of water, gas, oil, electricity, council tax and any other telephone/broadband services (unless otherwise stated). The requested method of payment is by standing order, which is paid monthly in advance. The first payment is due on or before the commencement date of the tenancy in the form of cleared funds i.e. Bankers Draft, Transfer or Cash. Personal cheques must be received 10 working days prior to the commencement date of the tenancy to allow time for funds to clear.

Utilities

The Gas, Electricity and Water Services are automatically transferred into your name at the commencement of the tenancy. Some utility providers may require a deposit if you have not previously had a supply in the UK in your name. We will automatically notify the relevant Council Tax Authorities of your occupation at the commencement of the tenancy. Telephone lines/internet connections and TV Licences are the responsibility of the tenant.

Insurance

During the course of the tenancy the Landlord’s contents only are insured for forcible entry, theft and water/fire damage caused through a system fault or failure. We recommend that you should also insure your own belongings and the Landlord’s contents, furniture, fixtures and fittings at the Property as described in the inventory.

Returning your deposit

All of our deposits are registered and protected by the TDS (Tenancy Deposit Scheme), you will be issued with a deposit Certificate at the start of your tenancy. At the end of your tenancy, as a guideline, we are required to return the undisputed balance of your deposit to you within ten days of the undisputed amount being agreed. For Zero Deposit properties please see the separate information listed under the relevant menu tab above.


"Over the past 5 years I have rented 2 properties in the Fordingbridge area through Woolley and Wallis. Dianne Farr was the Lettings Negotiator. I have always found her to be very helpful and professional. Any potential problems that arose were dealt with in a timely and efficient manner. Answerphone messages were picked up and returned without delay. Moving in and out on both properties went smoothly without any unexpected complications. I would certainly recommend them as letting agents."

 S & D G




Contact Our Lettings Offices


Fordingbridge Office

Call us on 01425 655900

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Lymington Office

Call us on 01590 689878

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Romsey Office

Call us on 01794 512129

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Salisbury Office

Call us on 01722 424524

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Shaftesbury Office

Call us on 01747 852242

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