Pinkerton Murray

In short, it should not be. Choosing your agent carefully will help. Your agent needs to share an understanding of your requirements and time scales. A good agent with experience will recognise the fact that introducing a buyer is only the start of the process. An agent should be there to manage your whole move, including liaising with other parties involved in your chain such as solicitors, mortgage companies and other agents. Of course, your interests should be best represented at all times.

If your agent provides an after sales service, qualifying the buyer's financial status and chain details at the outset, and maintain good contact once a sale is agreed, then this will certainly go a long way to reducing the stress.

At Pinkerton Murray, we have experienced staff that are well trained to deal with all of this for you.

The property market is exactly that - a market. Therefore, there is no secret formula to value properties; however there are some hard and safe rules to follow when pricing your home.

Firstly, don't simply chose the estate agent quoting the highest price as some agents may deliberately inflate the asking price simply to secure your instruction.

Conversely, you must be aware of agents who under value your home as they could be looking for a quick commission!

A good agent will provide you with comparable evidence of similar properties sold as those that are for sale to help you agree a marketing price.

This is an area where both the seller and agent need to work very closely together. As a vendor, it is important to present your home in the best possible light. To do this, de-clutter and depersonalise your home and remember that first impressions count. Make sure the front garden, front door and entrance hall all look as tidy and spacious as possible.

Put away, or store anything not used on a daily basis and clear kitchen work surfaces.

Your agent should also present your property in the best possible light. Make sure you chose an agent with good website coverage, colour details that provide as much useful information as possible, good local advertising and an inviting office environment.

Remember, the more people who see high quality information about your home gives the best chance of it achieving the best price.

A lot of people are unsure as to the right answer to this! It is however very straight forward. If you wish to save money (and stress!) you must look to find a buyer for your own property before identifying your next home.

If you do not, you will always run the risk of negotiating from a position of weakness. Not being in a "position to proceed", it is likely that to be taken seriously, you will have to offer the asking price on the property you wish to purchase.

Similarly, finding a buyer for your own home will become a major priority and as such, you may be tempted to take a lower offer just to get things moving.

Experienced estate agents have seen thousands of pounds lost in this manner and we would certainly advise against finding first if you are dependent on selling a property.

At Pinkerton Murray, we would be very pleased to give you personal advice relating to your own circumstances.

This should not cause any concern to you as a seller, providing that your estate agent has done their job and qualified the buyer's finances first.

Estate agents often offer mortgage advice in addition to other services.

This will enable a good agent to identify your buyer's suitability to proceed and advise you on this accordingly. This service will also be available to you, remembering that the advisor will be able to offer advice on all mortgage providers and products, unlike many banks and building societies who can only offer on their own.

Therefore, make certain that your buyer is financially qualified before you commit to agreeing for a sale to proceed.

The earlier the better. Ultimately, you don't need to instruct a solicitor until you have found a buyer/property. However, by instructing your solicitor as soon as you decide to buy or sell could well save time.

When you place your property on the market, your solicitor can often get paperwork in hand so that the contracts can be sent out just as soon as you have secured a sale.

In most cases it would be considered appropriate to do so, although this is a personal decision.

The decision to suspend marketing should be taking into account all information relating to your buyers position. i.e. are they under offer with a complete chain? Has your estate agent been able to financially qualify your buyer? Can the buyers move within your required time scale?

While the above information should be used, it is important to understand that even with this knowledge, there is no guarantee that the sale will proceed to a satisfactory conclusion.

Generally speaking, you will require a deposit in all cases unless you are obtaining a 100% mortgage.

Prior to exchanging contracts your solicitor will ask for your deposit.It would therefore be advisable to ensure that these funds are available early on or the necessary arrangements are made with your solicitor accordingly.

There are three types of survey that can be arranged. These are as follows: -

• Valuation Report
• Home Buyers Report
• Full Structural Survey

We will be happy to explain these in detail to you which will depend upon your personal circumstances. However, the prices of these vary considerably and often it is your own budget that will dictate which survey you commission.

Keys can only be collected on the day of completion. Even then, you will have to wait for solicitors to confirm that the appropriate finances have completed at the bank.

Sometimes, this can delay formal completion late into the completion day.

If the estate agent holds keys, they will not be permitted to release them to you until the solicitor acting for the sellers has authorised them to do so. This process is dependent on the purchaser's monies being received at the seller's solicitor's bank.

It is always advisable to check with your solicitors as to when they have actually transferred your funds.

Can I make an offer on a property before I have sold my own? Yes! Making an offer on a property before you have sold your own is always encouraged, as you have to begin somewhere!

Sometimes, this can delay formal completion late into the completion day.

Bear in mind however that you may not be in the strongest position to negotiate.

Whether you're buying a home for the first time or whether you're a frequent mover we have a great deal to offer. Our property experts will talk you through the options available to you when it comes to moving

Before you start looking for a new property it is useful to establish how much you can afford to spend. If a mortgage is required then it is always advisable to discuss your financial details with a bank or building society. Many lending institutions will enable you to apply on-line and tell you how much you can borrow; or you could talk to an independent mortgage adviser who will be happy to guide you through the process and help select the right mortgage for you

It helps to have some idea of what kind of property you require and where you want to live. We will listen to your needs and take information about what type of property it is you are looking for. Once we are able to match you with a suitable home we will contact you as soon as that property becomes available. You will also be able to view properties on-line, making it even easier to find the property of your dreams.

If you are interested in a property then make an offer. If your offer is accepted it will be on a "subject to contract" basis. It is important to remember that once an offer is accepted neither the seller or the buyer are legally bound until contracts are exchanged so, it is important to move as quickly as possible to avoid being disappointed at a later stage. Remember that the estate agent is legally bound to place all offers in writing to the seller and is instructed to act in the interests of the seller and not the buyer.

Whether you are buying with cash or whether you require a mortgage it is always advisable to instruct the services of a professional surveyor. If you require a mortgage you will have to obtain a valuation as part of the mortgage process. There are a number of different types of survey available.

A mortgage valuation is undertaken for the purpose of the lender to establish whether the intended property represents adequate security for the bank or building society and to ensure that you are purchasing at the correct value.

If you require an in depth report about a property then it would be wise to instruct your surveyor to carry out a full and detailed investigation on the property.

On some occasions it may be necessary to ask a structural engineer to inspect a property, normally a surveyor would state in the report, if he or she feels it is necessary to do so. Structural engineers will inspect the structural integrity of a property and advise on areas of concern.

If a property is ageing then it is sometimes necessary to obtain a specialist reports such as a damp proof report, drains pressure test, wall tie report etc in order to satisfy a lender or surveyor that the property is at a suitable standard.

It is important to instruct your solicitor to carry out the conveyancing process as soon as your offer has been accepted. Conveyancing covers areas such as checking legal documents which are required for change of ownership, and making local authority searches to find out if any plans have been submitted which may adversely affect the property or its value. The conveyancer will deal with the actual purchase of the property and advise you of the costs involved.

If you do not know of any conveyancers then ask ourselves who will be happy to recommend a suitable firm of solicitors. You may want to get two quotes in order to satisfy yourself that you are getting a fair deal.

Once all the relevant legal paperwork has been checked your solicitor will give you the go ahead. You will be asked to sign your contract and your seller will be asked to sign an identical contact. Once this process has taken place then the two solicitors will "exchange contracts" which will then legally bind both parties in contract law. You will be asked to provide a deposit via your conveyancer; normally speaking this will be around 5% to 10% of the purchase price of the property, depending on the percentage of your mortgage. If you fail to meet the contract terms set out then you will loose your deposit and could be liable for further costs. Your solicitor will explain this in detail prior to exchanging.

Our largest proportions of tenant's are professional people. There is of course a demand in all areas for executive and/or student accommodation, however consideration would be given only to these sections with consent of our client.

Any good, honest letting agent will advise there is always a risk. It is our job to minimise that risk when letting out your property. We take every care possible, utilising our extensive tenant vetting procedures, for all applicants.

Rentals vary greatly from property to property and area to area. Décor, size and furniture will also have an impact. The best way to gauge the rental value of your property is for one of our experienced staff to visit your property and provide a free rental assessment.

Keep the property professionally clean. A clean and tidy property will not only be easier to rent, it will also mean that a fair rent is justified. Think about whether you would want to live there or not. You might also decide to furnish the property and to what level. Remember to allow for reasonable wear and tear on any furnishings that you provide. No matter what level you decide on, carpets and curtains (of a decent standard) must always be provided.

A condition report is a document that details the condition of the property at the outset of the tenancy. An inventory details the condition of the property along with any furnishing, fixtures and fittings or other contents you are leaving in the property. As a landlord, you should ensure that an up to date and suitably detailed inventory or schedule of condition is provided to the tenants at the commencement of each tenancy. Without a good inventory/schedule of condition, it is difficult to assess and justify any deductions for damage from the tenant's deposit at the end of the tenancy.

The minimum lease period is normally for no less than a six month period. No matter the length of the lease term, we set all tenancies up on an agreement that, after the initial fixed term expires, runs on a month to month basis. This affords you the flexibility to seek repossession when required.

The same type of lease would be used. There is no maximum time limit on an assured shorthold tenancy and this type of lease gives you, the landlord, the best protection. Signing longer leases for more than one year could make it difficult for repossession of the property when needed. With this in mind we recommend that a period of no longer than one year is signed at a time, but ultimately the choice is yours.

Before the commencement of a tenancy we will ensure accurate meter readings for the property are taken, agreed and signed by the tenant. We will arrange for the tenant to transfer utility accounts into their name and liaise with the relevant utility providers to ensure that the account/s are as such. However it is the responsibility of the landlord to ensure that he/she has closed these accounts prior to letting as unfortunately, by NIE and Phoenix Gas instructions we can not do this. You should take final meter readings and phone them through to NIE (08457 455 455) and Phoenix Gas (08454 55 55 55), thus allowing your closing gas and electricity accounts to be drawn up.

You will also need to disconnect the telephone line. This will allow the tenant to reconnect the line in their own name if they wish.

Whilst your property is let, the tenants will be liable to pay the council tax unless the rental price in inclusive of this charge. You will become liable to pay the tax if the property is unoccupied between tenancies.

How many sets of keys do I need to provide? One full set to the property should be provided, including any to gates, window locks and mailboxes. Where we will be managing the property two sets of keys will be required, which we can get cut if necessary. All windows should open and close easily. Keys for window locks should be labelled and left in a specified place.

You must inform and have consent from your mortgage lender and freeholder * (if you are a leaseholder or a management company). Keep any written consents safe along with any other documents regarding the property. You must also inform your insurance company and receive their consent to the tenancy. Ensure you are covered for third party public liability risks and check their un-occupancy stipulations. The landlord is responsible for both building and personal contents insurance during the tenancy. However, the tenant is responsible for arranging insurance cover on their own personal belongings taken into the property. You must also advise the Inland Revenue that you are renting the property.

Depending on which service you have chosen through, Pinkerton Murray will determine how and when you receive your rent:

• Pinkerton Murray Tenant Find Only
• You will receive, via Pinkerton Murray the first month's rent and the deposit at the start of the tenancy, less our fee for this service and any other costs that are attributable. We then set up a standing order from the tenant directly to your nominated bank account.


• Pinkerton Murray Tenant Find & Rent Collection
• We collect the first months rent, deposit and then each month's rent thereafter. We then credit this directly to your bank account less our monthly charge via direct transfer into your nominated bank account.


• Pinkerton Murray Full Management Service
• We collect the first months rent, deposit and then each month's rent thereafter. We then credit this directly to your bank account less our monthly charge via direct transfer into your nominated bank account.

Once a representative has carried out the final inspection to ensure the property is left in good order and final receipted utility accounts are submitted to the office the tenant's deposit will then be returned. This is only applicable if our Tenant Find & Rent Collection or Full Management services are used. If you have chosen to manage the property yourself you must follow the correct procedures for refunding the tenant's deposit.

Will my property be checked on regularly to make sure it is being looked after? We provide 4 visits per annum (once every three months) for each of our managed properties to provide an up to date picture. If you require us to inspect the property on a more regular basis, we can do so at a small additional charge.

The short answer is yes. How much will vary on whether you are classed as a UK resident or not. The taxable amount is calculated after a series of deductions. The Inland Revenue publish a series of leaflets, which will give you more information about this (leaflets IR150 and IR87). You can find these on the Inland Revenue website or contact the Inland Revenue direct for more details. NB There are specific rules for non-UK based landlords. These are governed by FICO (Financial Intermediaries and Claims Office).

Recent legislation compels us to calculate and prepare yearly income details on behalf of all landlords for submission to the Inland Revenue which are sent in June of every year. Copies of such are available upon request.

• UK Residents
• If you are a UK resident you will receive the usual personal allowances applicable to your circumstances, which may be offset against all your taxable income. Income from letting a property is subject to income tax at the base rate on profit. Profit is assessed after deducting the following outgoings from rent received:
• Any water rates paid by the landlord (once introduced)
• Insurance premiums related to the cover of premises and contents
• Repairs - but not replacements
• Maintenance contract payments
• Agents fees - including VAT
• Mortgage Interest - excluding tax relief
• Wear and tear

• Non UK Residents
• If you are planning to live abroad while your property is tenanted, you are likely to be classified by the Inland Revenue as non-resident for tax purposes. In such circumstances, Pinkerton Murray will be held liable by the Inland Revenue for taxes due on income arising from rents received. The requirements and obligations for an agent in this respect are set out in the Taxation of Income from land (Non-resident) Regulations 1995. To comply with this requirement Pinkerton Murray must retain tax at the basic rate from rents received. However the regulations allow you to apply to the Inland Revenue to receive gross rental income by completing a Non Resident Landlords Scheme form NRL1. Please note this also applies to members of the Foreign Commonwealth Office and Armed Forces.

The landlord is usually responsible for the payment of ground rent, any service charges, most repairs, and maintenance of the property. We maintain lists of reliable contractors to cover all trades; however, you may leave specific instructions with us to use nominated contractors of your choice.

The following requirements are the responsibility of the owner (landlord).

• Gas Safety (Installation and Use) Regulations 1997 (as amended).
• All gas (including natural and LPG) appliances, installation, pipe work and flues in tenanted premises must be checked for safety at intervals of not more than 12 months, by a CORGI registered gas engineer, and a safety certificate issued. Records must be kept of the dates of inspections, defects identified, and of any remedial actions taken, for a period of no less than 2 years. A copy of your Gas Safety Certificate must be received by Pinkerton Murray prior to us advertising your property to enable us to furnish the tenant with a copy prior to the tenancy commencing.
• Health and Safety at Work 1974 - Electrical Appliances and Equipment.
• Under the Electrical Equipment (Safety) Regulations 1994, the plugs and sockets, etc. to electrical installations and appliances in tenanted premises must be safe. To ensure compliance with the regulations and IEE guidelines all electrical appliances should be tested and inspected annually by a competent engineer (preferably NICEIC approved). The fixed wiring installation should be inspected and tested at least every 5 years. These electrical inspections must be done prior to us advertising your property.
• Consumer Protection Act 1987 & Landlord Tenant Act 1985, Section 11 - Furniture and Furnishings.
• The furniture and furnishings (Fire) (Safety) Regulations 1988 (amended 1989, 1993 and 1996) provide that specified items supplied in the course of letting property must meet minimum fire resistant standards. The regulations apply to all upholstered furniture and beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. These do not apply to antique furniture or furniture made prior to 1950, bed clothes including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. Therefore all relevant items as above must be checked for compliance, and non-compliant items removed from the dwelling. In practice, most (but not all) items which comply must have a suitable permanent label attached.
• Consumer Protection Act 1987 and Housing Order 1997 - General Product Safety.
• The General Product Safety Regulations 1994 specify that any product supplied in the course of commercial activity must be safe. In the case of letting, this would include both the structure of the building and its contents. Recommended action is to check for obvious danger signs - leading walls, broken glass, sharp edges etc., and also to leave operating manuals or other written instruction about high risk items, such as hot surfaces, electric lawnmowers, etc., for the tenant.
• Smoke Alarms
• All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new. Although there is no legislation requiring smoke alarms to be fitted in older tenanted properties, it is generally considered that the common law ‘duty of care' means that landlords and their agents could be liable should a fire cause injury or damage in a tenanted property where smoke alarms are not fitted. We therefore strongly recommend that you fit at least one alarm on each floor in the hall and landing areas.

Experience has revealed that the secret to a successful, smooth running tenancy is a good relationship with the tenant and as Property Managers this relationship is our responsibility. It is important that tenants feel comfortable in their new home, whether it is for a temporary period or a more permanent one, and that they are receiving value for their money. It follows therefore that a well maintained property in good decorative order will go towards this, whilst also achieving a higher rental figure. Tenants are also more inclined to treat such a property with greater respect. Our policy of offering a level of quality and service also extends to the properties we recommend to prospective tenants. We can confidently say that superior properties attract superior tenants.

• Condition
• Electrical, gas, plumbing, waste, central heating and hot water systems must be safe, sound and in good working order. Repairs and maintenance would be at the landlord's expense unless proof of misuse can be established.
• Appliances
• Appliances such as washing machines, fridge freezers, cookers, dishwashers, etc., should be in sound working order. We would also recommend that a combined washer dryer is supplied or alternately a separate dryer. Repairs and maintenance are at the landlord's expense unless proof of issue can be established.
• Decoration
• Interior décor should be in good condition and preferably in light and neutral colours.
• Furnishing
• It is recommended that only minimum furniture and furnishings are provided in the case of furnished properties, and these should be of good quality. It is preferable that any items to be provided are placed prior to viewing to allow the tenants accurate viewing of the property and its contents. If the property is to be let unfurnished it is recommended that carpets/wooden floors, curtains/blinds and large kitchen appliances are provided.
• Personal Items
• Any personal items (for example ornaments, pictures, books, etc.) should be removed from the property, especially those of sentimental or monetary value. All cupboards and shelves, etc., should be left empty for the tenants use.
• Gardens
• Gardens should be left neat, tidy and rubbish free, with any lawns cut. Tenants are usually required to maintain gardens to a reasonable standard, provided they have access to the necessary tools. We would advise, especially if you value your garden or it is particularly large, that arrangements be made for maintenance by a regular gardener.
• Cleaning
• At the start of any tenancy the property must be thoroughly cleaned, including skirting boards, curtains, upholstery and windows (both inside and out). At the end of the tenancy the tenant is responsible for leaving the property in similar condition. Where they fail to do so the costs incurred for cleaning would be deducted from the tenants deposit. We would recommend that every 18-24 months (if there are tenant changes) your property be given a thorough professional clean; as tenants are only required to leave the property "domestically clean" thus the charges for cleaning to a professional level are the responsibility of the landlord.
• Forwarding Mail
• It is recommended that use be made of the Royal Mail's redirection service as it's not the tenant's responsibility to forward mail. Application forms are available from us or at any post office branch and the costs of such are not excessive.
• Instruction Manuals
• Instructions should be provided for tenants as to the operating procedure for the central heating system, hot water system, washing machine, alarms, etc. It is recommended that photocopies of manuals be left for the tenant and the originals be held by you, or us if we are managing the property in case they get misplaced between tenants. If instructions for the use of appliances etc. are not provided it may be necessary to call out a contractor and any costs incurred would be the responsibility of the landlord. Information regarding bin collections should also be provided.

As part of our complete service, we have teamed up with HomeLet to offer you their excellent range of specialist insurance products. HomeLet provide a range of bespoke products that deal with all of the risks landlords face when renting out their property. Astonishingly 53% of all UK landlords are not insured for the risks that they are exposed to, which is why we have carefully selected HomeLet - The UK's premier insurance provider for landlords. Find out more about our insurance cover here.

Viewings can be made by arrangement with the office. You will normally be able to view any of our properties within 24 hours.

At the time you view the property, one of our consultants will give you an application form to complete. Once this is left down at our office we can then begin the appliaction and referencing process, or alternatively you can download one from below.

To view each application form, you will need to save it to your computer. To do this right click on the application form you require, and click "Save Target As...", or "Save Link As...".

• Company Application Form
• Guarantor Application Form
• Individual Application Form
• Student Application Form
• Unemployed / Housing Benefit Application Form

If you are unsure which form you need to complete, please contact one of our property consultants (028) 91 479393 who will be happy to assist you.

We do charge a fee to cover the costs of references, the tenancy agreement, postage and administration to set up the tenancy. This fee currently is £30.00 for one or £60.00 for couples, which must be paid at the time of application. (If the applicant withdraws for any reason or if the landlord withdraws due to unsatisfactory references then the administration costs will not be refunded.

Rental prices vary depending on several factors, namely, the quality and location of property and the quality of any furnishings provided..

As an example you may be expected to pay:

* The reservation fee will be deducted from your first months rent.
** The above admin fee is based on a single tenant only.

Assuming the Property is vacant, normally around 5 working days. A lot depends on how quickly you are able to supply us with your references. Once you have paid your reservation fee, we will hold the property for you for up to 7 days or possibly longer by negotiation. The reservation fee is £100 for this service, which is deducted from your first months rent. If for some reason you change your mind and decide you no longer wish to proceed with the tenancy, this money is non-refundable. However, if the landlord withdraws the property from the market, your reservation fee will be refunded in full.

Generally speaking, you will require a deposit in all cases unless you are obtaining a 100% mortgage.

The first month's rent is paid once you actually sign the lease. Thereafter, it will be the first of the month via standing order. (It must be cleared and into our account for the first).

Your deposit (which will be equal to one month rent, which is held in our client deposit account) will be refunded subject to the property being left in a satisfactory condition and proof that all final utility bills have been paid.

The property should be left in the condition it was in when you first moved in, thus allowing the property to be immediately re-let.

All our leases initially run for either a six or twelve month period (other periods can be discussed) after which time (if a new agreement has not been agreed and signed) you will have to give us one clear months written notice to end on a period date to vacate the property. The landlord cannot ask you to leave during the first six months however after that date he can ask you to vacate the premises by giving you two months written notice.

For properties under our management, any repairs required within the property will normally be attended to within 48 hours; however there can be exceptions where the costs exceed £200.00. In this instance we will require to seek the landlords instructions prior to any works being carried out.

For properties managed by the landlord you will have contact details in your tenancy agreement.

For your safety we insist on up to date gas safety certificates and NIEIC certificates being held before we even consider letting a property. We also recommend that an approved engineer duly test all properties where appliances have been provided every 12 months.