Renting with Linley and Simpson

Each property is different but, generally speaking, renting an unfurnished property means you can expect carpets, curtains and white goods. A furnished property, however, will often include all the essential furnishings required to move in straight away, with the exception of minor kitchen appliances and bedding. City apartments or short-term lets are usually more comprehensively furnished. We provide an inventory showing exactly what is included with each fully managed property.

A tenancy agreement is a legally binding document. You will be committed to paying rent until the end of the agreed term and you could be liable to legal action if you break the terms of the agreement. If your circumstances should change for any reason during your tenancy, we will approach the landlord on your behalf and discuss the possible solutions, but you should always assume at the outset that you will be committed for the duration of the agreement.

Once you have been provisionally accepted by the landlord (subject to references and contract), the Holding Deposit becomes payable. It will not be returned should you provide false or misleading information, fail a Right to Rent check, unilaterally withdraw your application, or fail to take all reasonable steps to enter into a tenancy agreement within the agreed timescale. The Holding Deposit will be ONE WEEK'S RENT as per the monthly rent amount stated in your tenancy agreement.

YES! You should consider taking out insurance against any damage you might accidentally cause to the landlord's contents, buildings, fixtures, and fittings. It's all too easy to drop the iron on the carpet or spill red wine. The landlord covers the building and their own contents against normal perils such as fire, flood, or theft, but not yours. We can provide you with all the required information on contents insurance. Alternatively, you may choose your own insurance provider.

Most landlords are not keen on allowing pets, but if you raise the issue at the outset we will gladly approach the landlord on your behalf.

In all cases, we will ask for your address history so we can search via a credit reference agency. We will also approach your current landlord or agent (if you are renting) and obtain a written reference from your employer. If you are self-employed, we will ask for your accountant's details and/or recent accounts. We have special provisions in place for overseas tenants. If you think your situation is unusual, just ask our staff.

If we feel your income is lower than that required for the rent in question or if you are returning to study, for example, we could ask for a guarantor to support your tenancy. This is a serious commitment, as the guarantor will be as responsible as the tenant for all monies due and obligations agreed for the tenancy. Guarantors need to be earning sufficiently to cover their own financial commitments and your rent. We will reference them in the same way as you, the actual tenant.

The deposit is normally equivalent to 5 weeks' rent. So a rent of £500pcm will require a deposit of £576.90. Where we manage the property, the deposit is held in a bonded client account in accordance with ARLA and government regulations. This means that it is protected both during and after your tenancy. When you leave, we will negotiate any proposed deductions helping the tenant(s) and the landlord to reach an agreement. All deposits now have to be protected by law so if you are considering renting through a private landlord or another agent, ensure you satisfy yourself that they are complying by asking them which Tenancy Deposit Scheme they are registered with.

Rent is paid monthly in advance by standing order from your bank. This is a worry-free way of ensuring you never fall behind in your rental payments. Be sure to tell us if your circumstances change. For instance, if you change banks or your employment situation changes, we can then help you to protect your tenancy. The last thing we want is for you to fall into arrears.

Before your tenancy begins, we require the first month's rent and deposit in cleared funds. You can pay by Debit card or bank transfer. You will be given details in writing before taking up the tenancy.

All utility bills are your responsibility except specified otherwise in the Tenancy Agreement. Upon moving in, you must set up your accounts with your chosen suppliers. You must also close those accounts at the end of your tenancy.