Northfields

Top Ten Tips for Renters

There are a number of ways that you can get the best out of renting a property, here are our top 10 tips to renting the smart way:

1. Find your property through a professionally regulated letting agent.  Membership of the government-accredited National Approved Lettings Scheme (NALS) and other professional bodies such as the Ombudsman scheme (both of which Northfields Estates is a member), ensure that the agent is bound by the strict rules and high standards demanded by these professional bodies to protect you from sharp practise.

2.  Especially if you choose to rent property privately through a landlord, do not hand over your deposit until you have written confirmation that your money will be protected by the Tenancy Deposit Scheme.  Find out more about the scheme by clicking here.

3. Ask to see a copy of the Energy Performance Certificate (EPC) so you can budget for your utility bills.  Asking to see the EPC is also a way to check that the landlord or agent is fully aware of and compliant with current legislation.  EPCs have been required for all rental properties since 1st October 2008.  To find out more about Energy Performance Certificates click here.

4. Do not rent a property unless you have seen a current copy of a Gas Safety Certificate which is another legal requirement and either an Electrical Safety Certificate or written confirmation from the landlord that the electrics are in good order.  Both of these bits of paperwork will protect your safety.

5. Never rent a property without an up-to-date tenancy agreement.  Tenancy agreements are meant to protect your rights as well as the landlord's.

6. If you don't understand something within the contract - don't sign it until you understand what it means.  A good estate agent will be able to explain.

7. Never move into a property until you have had a "check-in" with full inventory, ideally with photos.  The check-in protects your rights as it establishes the state and condition of the property when you moved in.  If an inventory is completed at the outset of your tenancy you can establish that the cigarette burn in the carpet was there before you moved in and you won't be charged for the damage when you move out.

8. If you find anything wrong with the property report it immediately - by phone - and follow up in writing what needs fixing.  To find out what repairs your landlord is responsible for and which repairs, you as the tenant can be expected to carry out, click here. One way to make things easy for yourself is to choose to rent out a property that is professioanally managed, if there is a dedicated team to deal with repairs you are more likely to have your issue dealt with in a speedy and professional manner.

9. Don't disturb your neighbours - they can report you - and you could lose your tenancy and your references for any future rentals could be affected.

10. Make sure that you have a check-out inventory when you move out.  It is best if this check-out is completed by an independent clerk rather than the landlord, as the clerk will likely be more objective.  This way any damage will be recorded fairly.

If you are searching for property to let in the West London area, click here to see what properties Northfields has to offer.

To get notice of new instructions before they even appear on the internet, click here to register your details.

What type of survey should you get when buying a property?

Why Do You Need Any Type of Survey?

At the very least both you and your mortgage lender need to know whether the property is actually worth the amount of money you have agreed to pay for it. In order to establish the property's worth you will need a mortgage valuation.  Besides this most basic form of survey, there are two main types of survey: the homebuyer's report and the buildings survey (also known as the full structural survey). 

The only time that a survey is not required, is when you are buying the property entirely in cash as all lenders require a mortgage valuation.  However, it is strongly advised that you also have an independent, more detailed survey carried out as the mortgage valuation will only show up any obvious problems that you will probably have noticed yourself. The level of survey you need depends a lot on the individual property you are buying.

A survey might seem to cost a lot at the time, but it will cost you more in the long run if you have to pay out thousands of pounds for major repairs that you didn't know about when you bought the property. If major defects are uncovered you might decide to pull out of the purchase, or you could be in a position to renegotiate the purchase price.  In the end, a survey could save you thousands of pounds and a big headache.

If problems do appear later on which the surveyor did not point out, you may be able to claim compensation.

Mortgage Valuation

All lenders require a basic mortgage valuation. The surveyor is looking to establish that they are not lending you more than the property is worth, and that if you sell it off you will get at least as much money back as you paid for it. Although this is often referred to as a survey, it is really more of a valuation.

The valuer arrives at a value by comparing the property with similar ones, taking factors such as age, condition and location into account. Estate Agents and surveyors call these similar properties, "comparables".  Your estate agent should provide the surveyor with comparables to establish that the sale price is correct. The valuation also points out any very obvious major faults which could affect the property's value, but is very brief and is not nearly as detailed as a real survey.

The mortgage valuation is commissioned by your mortgage lender, and is for their benefit, but unfortunately it is the buyer who must pay for it. If the house is valued lower than the purchase price this is called "down-valuing".  To find out more about down-valuing and what you should do if it happens to you, click here.

Home Buyers Report

This type of survey is much more detailed than the mortgage valuation, and is for your own benefit rather than the mortgage lender's. A large majority of people opt for a homebuyer's report when buying a new home, and it is definitely worth it to be sure that your new home is in good condition. It allows you to evaluate whether you want to continue with the purchase at the present price, and to consider any urgent problems with the property.

The homebuyer's report is recommended for houses that are under 50-75 years old, conventionally constructed, and in generally sound condition.

While less comprehensive than a full structural survey, a homebuyer's report gives a good indication of the state of the property and its level of repair and maintenance. The surveyor reports on all visible parts of the property, such as the condition of the roof, pointing out particularly any areas that will need work straight away or at a later date. Further specialist surveys will be recommended if required. Any issues to be discussed with your solicitor, such as parking spaces or rights of way, should be noted in the report. An estimation of the value of the property is also included. The contract will specify exactly what will be examined, so do check this carefully.

It is easiest, and often cheapest, to ask your mortgage lender to arrange for the surveyor doing the mortgage valuation to carry out a homebuyer's report at the same time. However, if you prefer, you can find your own surveyor.

Building Survey

This is the most comprehensive - and the most costly - type of survey. It is suitable for any building, but is especially recommended for older buildings (75 years and upwards); those constructed out of unconventional materials such as timber or thatch; and properties which have had lots of alterations or extensions, or which you intend to alter or renovate.

The surveyor will check the property thoroughly, looking at everything that is visible or easily accessible to examine the soundness of the structure, its general condition and all major or minor faults. More specialist surveys can also be carried out on aspects such as foundations, damp proofing, or tree roots, either by a specialist within the firm of surveyors or by an independent specialist surveyor.

The report you receive will be extremely thorough and very long, as surveyors are legally obliged to inform you of all the findings of the survey. Don't necessarily be put off if it seems that endless defects are listed - every house has some defects and surveyors tend to show the worst-case scenario for anything they discover. You should be provided with a list of prices for repairs and maintenance work, which will also tend to over- rather than under-estimate prices.

If you would like to be referred to an independent and reliable surveyor, contact Northfields Estates on 0208 840 6666 or e-mail us at sales@northfields.co.uk.

Ask the Agent: Do I Need to Pay my Estate Agent If I've Found a Buyer?

You've instructed an estate agent to sell your property, but someone has offered to buy your home directly, do you still need to pay your estate agent's fees?  Peter Bolton King, CEO of the National Association of Estate Agents (NAEA) of which Northfields is a member, answers the question in the following video:

Need more advice about selling or buying a property?  Contact our sales team on 0208 840 6666 or e-mail your questions to sales@northfields.co.uk.

PRESS RELEASE: NORTHFIELDS SCOOPS INDUSTRY’S TOP LETTING AWARDS

Northfields has scooped five awards in the Estate Agency of the Year Awards 2010 including the ultimate honour for a lettings business, Lettings Agency of the Year. The awards, the “Oscars” of the estate agency industry, are the longest running and most highly regarded accolades in the profession, championing best practice. The winners were announced on Tuesday 15th June at a glittering awards ceremony hosted by American comedienne, Ruby Wax.

  

As well as the top award for best overall performance, Northfields won the Gold for Best Small Lettings Agency, Silver for Best Property Management, Gold for Best Marketing and Bronze for Training and Development. The judges commented, “For an agency of its size, Northfields’ investment in its staff training, technology and innovation is impressive. It continuously demonstrates an ability to punch well above its weight.”

The Northfields lettings team invests equal time in both landlord and tenant and have implemented innovative ideas to help both. The judges noted, “Excellent communication is key to this business and is shown in every relationship. Both tenants and vendors comment on the team’s exceptional knowledge, dedication and enthusiasm.”

The difference our approach makes is reflected in our figures: 86% of our business comes from personal recommendation, 18% of landlords have stayed with Northfields for over a decade and six out of ten properties are let within 24 hours. This impressive performance is enabling us to open our fifth office in Bayswater, W2 this year, despite the recession.

Proud lettings director Silvia Eldawi comments, “It takes something special to be a member of the Northfields’ lettings team. Our staff are passionate about what they do and I am thrilled that the hard work they put in to helping our customers has been recognised.”

The awards, which are chaired by the Property Ombudsman and have the backing of the Association of Residential Lettings Agents (ARLA), were judged by a panel of highly experienced property professionals. All the judges have seen numerous different agencies over many years, giving them the ability to compare one lettings agency with another.

Northfields, which already has branches in Shepherds Bush, Ealing Broadway, Northfields and Pitshanger, To discuss how we can help you, call our award-winning lettings team on 020 8567 6660.

Change of Address - Who You Need to Notify When you Move

You can get so busy packing boxes to move to your new home that you might forget to tell all the relevant people and organisations that you are moving.  Remember not to notify anyone of your change of address until the contracts have been exchanged, as a sale can still fall through leaving you to contact everyone again.

Use the handy checklist below to help you remember who you need to contact.  We've also provided links where possible to help you make all the relevant changes online.

1.  Council Tax office - Contact your local council's Council Tax office online to tell them about your change of circumstance and let them know the date you move out of your current property and when you move into your new one so they bill you correctly.

2.  Redirect your post to your new address- You can download the form from the Post Office website. It can take up to 10 days to set up and there is a charge.

3.  Utility providers (gas, water, electricity, phone) - You need to notify these service providers at least 48 hours in advance that you are moving. Pass on the details of your current supplier to the people moving in. On your moving day you will need to read the meters in both properties so the correct bills can be issued. When you move in to your new home contact who you want to supply your utilities so they can register you as a new customer and start billing you from that day. 

4.  Driver and Vehicle Licensing Agency (DVLA) - You must inform the Driver and Vehicle Licensing Agency (DVLA) immediately of any changes to your name, address or both. You must also inform the DVLA if either the name and address details shown on the registration certificate are incorrect. Follow the links to find out how to make these changes.

5.  Electoral Register - The register is updated every month and you need to be included on it to vote. A form is available from the Electoral Commission's 'About my vote' website. You can complete the form online, or download and send it to the Electoral Registration Office which is based at your local council.

6.  TV licensing - Your television licence will need to be transferred to your new address. You can do this online or by calling 0870 241 6468.

7.  Identity card (if you have one) - If you hold an identity card and you move house, you need to update your details on the National Identity Register by informing the Identity and Passport Service.

The Other Option - Change of Address Services

You can tell many organisations of your new address, including gas and telephone companies and government offices, by using change of address services. These can be found by searching online.

Ask the Agent: How Do I get the Deposit if my Tenants Leave No Forwarding Address?

If a tenant leaves your property with no forwarding address and the property has been damaged are you, as the landlord, left holding the bag?  There is a way to release the tenant's deposit to repair the damage.

You will need to get in contact with the relevant tenancy deposit scheme or if you have your property managed, your property manager can handle this for you.  After 14 days have passed from the end of the tenancy, you can lodge a claim for the deposit to be paid to you as compensation for the damage.

Under the Deposit Protection Service there is a single claim process where the landlord can claim an amount of the deposit for loss or damage caused by the tenant. The process is begun by going to a solicitor or commissioner of oaths or a magistrate to swear in a statutory declaration.  The declaration is then issued by the scheme to the other party's registered address. If there is no response from the tenant within 14 days, the scheme will release the deposit to the landlord.

What if the deposit does not wholly cover the costs of the damage?

To recover the full costs of damages you can bring a civil claim for the rest of the damage costs but you will need some contact address for the tenant so that the papers can be served on the defendant.

The other thing to consider, to ensure that this does not happen again in the future, is to take out contents insurance to cover loss incurred by tenants or insist on a guarantor for the prospective tenant.

If you would like any further advice about recovering deposits or you need help finding quality tenants, call our multi-award winning lettings team on 0208 567 6660.

Protect Your Family from Carbon Monoxide Poisoning

Not everyone realises that carbon monoxide from your gas boiler or appliances can make you and your family extremely ill or could in fact be fatal.  Sadly, a family of four in my own home town were all killed by this silent and odourless killer.

It is essential that all homeowners and landlords be aware of carbon monoxide poisoning and what to do to prevent it.

The Gas Safety Register recently replaced CORGI as the register of approved gas engineers in the UK.

The Gas Safe Register has produced the following video about the changes which have come into effect this spring:

What is carbon monoxide- why is it a problem?
Carbon monoxide (CO) is a colourless, odourless, tasteless, poisonous gas produced by incomplete burning of carbon-based fuels, including gas, oil, wood and coal. Carbon-based fuels are safe to use. It is only when the fuel does not burn properly that excess CO is produced, which is poisonous.When CO enters the body, it prevents the blood from bringing oxygen to cells, tissues, and organs. The biggest problem with Carbon Monoxide is that you can't see it, taste it or smell it but CO can kill quickly without warning.

What preventative measures can I take against carbon monoxide exposure?

The Health and Safety Executive shares several steps that you can take to protect you, your family and your tenants (if you are a landlord):

Ensure that any work carried out in relation to gas appliances in domestic or commercial premises is to be undertaken by a Gas Safe Registered engineer, competent in that area of work.

It is strongly recommended that gas appliances and/or flues are  installed and serviced regularly for safety by a Gas Safe Registered engineer. If you are a landlord you have a legal duty to carry out an annual gas safety check and maintain gas appliances. You must provide  tenants with a copy of the completed gas safety check certificate.

Always make sure there is enough fresh air in the room containing your gas appliance. If you have a chimney or a flue, ensure it is not blocked up and also ensure that vents are not covered.

If you plan to install a gas fire in a bedroom, use a Gas Safe Registered engineer; do not use unflued appliances like paraffin heaters and cabinet heaters.

Get your chimney swept from top to bottom at least once a year by a qualified sweep.

If you have appliances that use other fossil fuels, make sure they are serviced and maintained by a competent person.

What about the use of carbon monoxide alarms?
The Health and Safety Executvie also strongly recommends the use of audible carbon monoxide (CO) alarms as a useful back-up precaution but they must not be regarded as a substitute for proper installation and maintenance of gas appliances by a Gas Safe Registered engineer. Before purchasing a CO alarm, always ensure it complies with British Standard EN 50291 and carries a British or European approval mark, such as a Kitemark. CO alarms should be installed, checked and serviced in line with the manufacturer's instructions.

You can be particularly at risk from CO poisoning when you are asleep, because you may not be aware of early CO symptoms until it is too late. Having an audible CO alarm could wake you and save your life.

What are the symptoms of carbon monoxide poisoning?
Early symptoms of carbon monoxide (CO) poisoning can mimic many common ailments and may easily be confused with food poisoning, viral infections, flu or simple tiredness. Symptoms to look out for include:

headaches
breathlessness
nausea
dizziness
collapse
loss of consciousness
tiredness
drowsiness
vomiting
pains in the chest
stomach pains
erratic behavior
visual problems

If you or your family experience any of the above symptoms and you believe CO may be involved, the Health and Sfety Executive recommends that you seek urgent medical advice from either your GP or an accident and emergency department. You should ask for a blood or breath test to confirm the presence of CO. Be aware, CO quickly leaves the blood and tests may be inaccurate if taken more than four hours after exposure has ceased.

If you are a homeowner you are solely responsible for the safety of your family, so take precautions.

If you are a landlord then you need to provide your tenants with an up-to-date Gas Safety certificate.

If you are a tenant you are entitled to ask your landlord for a copy of the current Gas Safety certificate. This certificate shows that gas appliances have had an annual gas safety check by a Gas Safe registered engineer.

There are many regulations regarding the proper maintenance of rental properties and many landlords find it difficult to keep up with the changing regulations.  Our Property Management Team can look after the details and legal requirements related to your property for you, call 0208 567 6660 to speak to a member of our team or e-mail propertymanagement@northfields.co.uk  for more information on gas safety certificates.

If you are a homeowner, we can still help by referring you to a Gas Safe Registered engineer that we use for all our properties at Northfields.  Please call our Property Management team directly on 020 8799 4366
for a referral.

How to Spot a Good Agent the Moment You Register

As soon as your register your details with an estate agent, you'll have a good idea of exactly how on the ball that agent is.  Here are some of the things a good agent should be asking you and why.

Does that agent take time to register you?

First of all, if an agent doesn't take the time to register you, they will not understand what you are looking for in a property.  While it might be a pain to go through all your details and what is on your checklist for property, particularly if you have registered with every agent in the area already, if the agent doesn't take the time to register you in the first place they will very likely waste your time later on by showing you properties that don't meet your criteria. 

Do they take all your contact details and double-check that they are correct?

An agent should take your full name, the names of anyone else you are buying or renting with and check the spelling.  Your registration details will likely be used in paperwork down the road after you have made an offer on a property.  The paperwork produced by estate agents when an offer is made is legal paperwork and your name must be spelled correctly.

Do they take several contact numbers and an e-mail address?

Does the agent then get several methods of contacting you, such as multiple phone numbers and e-mail addresses?  If the agent can't contact you, they can't tell you about new instructions that have come to the market.  It is particularly indicative of how good an agent you are dealing with, if they take your e-mail address - most estate agents worth their salt will send all new instructions and price changes on properties in an e-mail on a regular basis so that you don't miss out on anything.

Did they find out what you are basing your budget figures on?

Most agents will at least ask what your maximum budget is, however, a good agent should ask you what you are basing the figure on. 

If you are buying, the agent will be looking to establish if you have spoken to a mortgage adviser of some sort.  It would be horribly disappointing and a waste of your time to have found the perfect property only to discover that no one will give you the financing to buy it.  The agent should also ask what sort of deposit you have.  Although, some people find these sorts of questions quite invasive, all this information will have to passed be on to the seller once you make an offer anyway. 

Sometimes the agent may ask if you would like to see an independent mortgage broker recommended by the agency.  Even if you have already seen a mortgage adviser it can't hurt to get another quote.  You would never buy the first car insurance you came across, you would comparison shop, so why would you take the first mortgage deal you were offered?  There are other reasons why an estate agent might ask you to see their own mortgage adviser which may help you when you make an offer, find out what those reasons might be by clicking here.

If you are renting you may be asked what you do for a living and what you make.  This information will come out during the referencing process anyway and the landlord will need to know that you are able to afford the rent.  If you are unable to afford the rent on your own, you may be asked to use a guarantor.  To find out what a guarantor is, click here.

Why are you moving?

Agents should ask this question not just to get to know you better, but because it helps to establish your time-frame and what you are looking for in a property.  For example, if you need to move to get your child into a better school catchment area then you will likely need to be moved in before the school year starts and the agent will need to know what school catchment areas you are looking for.  It is also likely that you will want a house with a garden and several bedrooms - a family home.

How many bedrooms do you need and why do you need them?

Every agent should ask how many bedrooms you are looking for, but what the truly good agent asks is "why do you need that many?".   If a young couple is registering to find a two bedroom property and are asked what the second bedroom is for, the answers could greatly affect the properties that they might be shown.  For example, if one member of the couple works from home and needs space for an office, then a property with an outdoor workshop with electricity and heating would serve the purpose quite well, however, if that couple needed the second bedroom for a child they are expecting in a few months time, then the outdoor workshop would not be appropriate at all.

What is the single most important feature that you are looking for in a property?

Unless you have an almost limitless budget, you will likely have to compromise on one or more things to get a property that you can afford.  The lower your budget is, the more you will have to compromise.  If the agent asks what your biggest priority in a property is for you, they can concentrate on finding a property that meets your most important criteria.  For example, if it is most important to you to live very close to a tube station, then you may need to compromise on space or up your budget.  A good agent will be honest with you and tell you what you can expect to find in that area. 

Don't have a lot of time?  Register online first.

If you are short on time, use an agent with an online registration service.  The estate agent will still need to call you to find out more detail, but at least your name, address and e-mail are all taken care of.  Register online with Northfields Estates by clicking here.  Even if you are not looking for a property in West London, we can still help by referring you to a vetted agent who is part of the Home Sale Network.

Or call us now on 0208 840 6666 to register.

Ask the Agent: What is an Inventory in Regards to a Let Property?

Answer:  The inventory is a listing of the contents of a property. This list can include the state and condition of a property including the garden and can cover everything from whether the property is clean or dirty to the state and repair of structural fixtures and fittings such as power points, furniture, windows etc.

At the start of the tenancy there should be an inventory to "check in" with the tenant and then at the end of the tenancy the tenant should be "checked out". 

It is more and more usual that a professional inventory clerk is employed. When a landlord employs an independent inventory clerk it ensures that the resulting report is objective.  If there is any disagreement about the findings and it goes as far a court,  a judge will not look favourably on a report that has been prepared by the landlord themselves as the landlord will obviously have a vested interest.

Even if the property is unfurnished you still need an inventory.  The inventory will cover the condition of the walls, curtains, carpets, bathroom, kitchen appliances, garden and the property as it stands.

If there has been found to be a great deal of damage to the property when the check-in inventory is compared to the check-out inventory, the landlord may deduct monies from the tenants' deposit.

It is vital for a landlord to protect their interests in their property with inventories and vital for a tenant to protect their deposit.  To find out how Northfields Estates can help landlords with inventories, contact our dedicated property management team on 020 8799 4366.

Ask the Agent: What is a Break Clause?

Answer:  A break clause, also known as a Release Clause is a clause sometimes included in a fixed term tenancy agreement.  Typically, this clause may be included if  the initial fixed term is for a year or more. It will not normally be applicable during the first six months of an Assured Shorthold Tenancy. (To find out what an Assured Shorthold Tenancy means, click the link).  If the initial tenancy is renewed either the landlord or the tenant can request a break clause. A break clause will usually be worded in such a way as to allow either landlord or tenant to give two months written notice at any stage after a particular date or period of the tenancy, thus terminating the tenancy earlier than the end of the original fixed term.

For more information on letting property or to register your details call our award winning lettings department on 0208 567 6660 or click here to register online.