Nightmare Tenants - How to evict the tenant from Hell!

"One of the questions we are frequently asked by Landlords struggling with difficult or bad tenants is 'How do I evict this tenant?'" says Director, Matthew Charlesworth.

"Whilst we rarely have a difficult or bad tenant, we are here to help! Bullock & Lees are experienced Letting Agents and can offer help and advice if you do have one and are not sure of or would like assistance with the eviction process. Call us on 01202 302345 or 01202 484526 to speak to one of our knowledgeable team members."

It is every landlord’s worst nightmare. You get a new tenant and everything seems fine at first. You both get on, the property appears to be well maintained, your neighbours like the new tenants. Then the problems start…the honeymoon period is over...

Suddenly you are in arrears of rent. Your neighbours start complaining about the music being played at 2.00am, then again at 4am…loudly. Rubbish is piling up in the backyard. Strange plants are growing in the garden. Dodgy characters seem to be coming and going at all hours, making a nuisance of themselves and annoying the neighbours.  Dogs are barking constantly. And this is before you get a glimpse of what they have done to the inside of the property...

The most important thing to remember if you have been unfortunate enough to gain a tenant from hell is there are legal steps you can take to get them out of your property and out of your life.

Issuing a Section 21 notice

The traditional way to evict a tenant in the UK is to issue a ‘Section 21’ notice to quit using Form 6A.You must serve this notice at least two months before you wish to re-take possession of the property. It must be in writing and state the date in which you will take possession of the property.

Bullock & Lees can help you issue and serve the Section 21 notice. However, as the law has now changed (from 1st October 2015) there are certain circumstances in which you cannot seek possession against your tenant using Section 21 of the Housing Act 1988, in which case you should not use this form. These are:
(a) during the first four months of the tenancy (but where the tenancy is a replacement tenancy, the four month period is calculated by reference to the start of the original tenancy and not the start of the replacement tenancy – see section 21(4B) of the Housing Act 1988);

(b) where the landlord is prevented from retaliatory eviction under section 33 of the Deregulation Act 2015;

(c) where the landlord has not provided the tenant with an energy performance certificate, gas safety certificate or the Department for Communities and Local Government’s publication "How to rent: the checklist for renting in England" (see the Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015);

(d) where the landlord has not complied with the tenancy deposit protection legislation; or

(e) where a property requires a licence but is unlicensed.

Landlords who are unsure about whether they are affected by these provisions should seek specialist advice.
This form must be used for all ASTs created on or after 1 October 2015 except for statutory periodic tenancies which have come into being on or after 1 October 2015 at the end of fixed term ASTs created before 1 October 2015. There is no obligation to use this form in relation to ASTs created prior to 1 October 2015, however it may nevertheless be used for all ASTs.

If your tenants have broken the terms of their tenancy agreement you may serve a Section 8 notice of seeking possession specifying which grounds they have broken. We can also help you to serve this notice.  If your tenant refuses to budge after receiving the Section 21 notice or Section 8 notice, then you will need to apply to the Court to obtain a ‘Possession Order’. If your tenancy is an ‘Assured Shorthold Tenancy’, (the most common type, and the structure of all tenancies that started on or after 15^th January 1989), then you need to;

1. have grounds to seek eviction of your tenant; and
2. have served a Section 21 notice

before you apply to the Court for a Possession order.

The Accelerated Possession Procedure

If you are desperate to be rid of a tenant who is hundreds of pounds in arrears of rent and has the police around so much you are thinking of charging them as they may as well live at the property, then you may be able to use the Accelerated Possession Procedure to gain occupation quicker.

However, the Accelerated Possession Procedure does not always live up to its name and can take just as long, (if not longer) as the traditional route. To apply to the court for Accelerated Possession, you still need to serve a Section 21 Notice two months before the date you wish to take possession. The reason the procedure is known as ‘accelerated’ is because rather than requiring a court hearing, the Judge will make his or her decision based on the paperwork provided by your solicitor/agent.

If you want to claim rent arrears you can use the standard possession procedure. Or you can use the accelerated procedure to get your property back and then make a separate court claim for the rent arrears.

When you apply

When you apply to the court for accelerated possession, the court will send your tenants a copy of the application.

Your tenants have 14 days to challenge the application, from the date they receive it.

A judge will decide either to:

• issue a possession order that states your tenants must leave the property (this is normally the case)
• have a court hearing (this usually only happens if the paperwork isn’t in order or your tenants raise an important issue)

Even if there’s a hearing, the court can still decide to issue a possession order.
If your tenants are in an exceptionally difficult situation the judge may give them up to 6 weeks.

Enforcing the Possession Order

Once the possession order is granted, notice will be served on the tenant by the Court. If they fail to leave the property, the Court can send a bailiff to the premises to remove them. However, it is important to note that this can take up to four to eight weeks. During this time you are unlikely to be paid any rent.

In cases of an extremely stubborn tenant who uses every trick in the book to delay or circumvent a possession order, a landlord can apply to transfer the enforcement of a Possession Order obtained at the County Court via a writ of fi fa to the High Court. If successful, a High Court Sheriff will turn up on the tenant’s doorstep within seven days of the writ of fi fa being issued, without any prior notice given. They also have the power to seize goods if rent arrears are owned.

High Court Sheriffs are much more expensive than County Court bailiffs, but you may find, when balancing up the loss of rental income, not to mention the personal stress experienced waiting for a bailiff to execute his or her duties, the cost is well worth it.

Evicting the tenant from hell is not a straight-forward process, but with Bullock & Lees' assistance and good legal advice, the procedure can run smoothly and efficiently, leaving you free to recover your lost sleep and sanity and obtain new, responsible, law-abiding tenants who will care for your property and pay their rent on time.

In fact, why not take all the stress out of managing your property, and let us find new tenants and manage it for you! Call us now for your free valuation and to discuss your management requirements!

Look out for our next blog post - Nightmare Landlords and how to avoid them!

How to rent a property - A Tenant's Guide

"After returning from my time spent in Australia," says Sales & Lettings Negotiator Josh Charlesworth, "I recently rented a property through a letting agent and thought I'd share with you my experience of the process of renting. Hope this helps you as I know this experience can be daunting, especially if you have never rented before!"

 

Step 1 - Finding your property

Once you have settled on the location and the type of property that will fulfil your requirements a helpful tip at this initial stage is registering with an agent so you can view properties coming to the market.

(why not register with us now http://www.bullockandlees.com/contact/).

When you have found your perfect property, you’ll need to get in touch with us to arrange a viewing. When the day of the viewing arrives, its your opportunity to get to know the property inside out. 

To get an idea of what to look for on the day, we’ve put together this handy checklist:

• Assess how well the property has been maintained. Find out if the agent manages the property or if the Landlord manages the property so you know who to contact in the event maintenance is required.
• Note how much storage space there is and whether its adequate for your needs.
• Ask about the maintenance of any common grounds. If the garden is included within the tenancy, make sure you find out if you need to maintain the gardens; some Landlords are happy for you to look after the garden if you are a dab hand at gardening, otherwise if you don't know your weeds from your flowers, best to ask the Landlord/Agent if they would consider maintaining the garden themselves!
• If there’s a space for your vehicle, find out where the space is located, if your vehicle fits and how it is accessed. Also make sure you find out if there are any restrictions on types of vehicles that may be parked in the space.
• Ask about transport links and the commute to work/schools.
• If you have children, check the property falls within your school catchment area.
• Ask the Landlord/Agent if they would accept pets. Some Landlords are happy to accept a pet, but most aren't. Be aware that if you are looking for a flat, many flat blocks will not allow dogs as it is part of the Freeholder lease agreement.

Step 2 – Securing a property

Now you have settled on your property you will be required to fill out a reservation form to provide your prospective landlord and letting agent with references, and also pay a referencing fee. See our fees http://www.bullockandlees.com/properties/to-rent/our-fees/ 

You’ll need:

• Proof of address and identity, usually a passport or driving licence or residency permit or utility bill
• Proof of earnings. This would be an employer's reference or if you are self employed, an accountants reference or a minimum of three months bank statements.
• Three years’ address history.
• A reference from your previous landlord if applicable. If you have not rented before a guarantor/character reference may be required.

Tip: Your letting agent will arrange for an inventory on your behalf. It will determine the condition of the property before you move in and out, and will protect you against being held liable for any existing damage to the property, including fixtures and fittings. This is a vital part of the renting process, and can dictate how much deposit you’ll receive back at the end of your tenancy agreement. We would strongly advise that you ask for one to be undertaken.

Step 3 – Rent and deposit

Okay you are nearly there! Hopefully as long as your references came back positive the next step will require you to secure the property. You will need to pay the deposit before you move in, which is usually 4 – 6 weeks’ rent. A deposit is payable in addition to the first month’s rent, which will be taken on the day the tenancy begins. Most landlords will ask you to set up a standing order to minimise the risk of errors and late payments. 

Your landlord/agent must then register your deposit in a Tenancy Deposit Scheme. At Bullock & Lees, we use The Deposit Protection Scheme and the money is sent to and held by the DPS directly so you can be assured that your deposit is protected securely.

Step 4 – Tenancy agreement

So you have paid your rent and deposit now all is left is to sign on the dotted line. Tip: Ensure you initial each page of the agreement if you are not prompted by your agent and read your contract!

A tenancy agreement will need to be drawn up specifying both your rights and your landlord’s rights. The responsibilities of both parties will be detailed within your tenancy agreement, although some conditions may vary. You will need to sign the tenancy agreement before you move into the property.

Main points covered in a tenancy agreement:

• Your name, your landlord’s name, and the property address.
• Start date of the tenancy.
• Total duration of the tenancy.
• The amount of rent payable, how often and when it should be paid, and when it can be legally increased.
• The amount of deposit paid.
• The agreement will also state other payments you’ll be expected to make, including council tax, utilities, and service charges.
• Your Landlords obligations and responsibilities,  such as maintenance of common areas and to ensure adequate heating, water and fuel are supplied and safety checks are all undertaken as required by law.
• Your obligations as a tenant as regards to payment of rent, deposit, utilities and responsibilities in regards to fixtures, fittings and behaviour in a tenant-like manner.
• The notice period required if the tenancy is to be terminated by either you or your landlord.

Step 5 – Moving in

Well we made it, we are at the final stage congratulations!

You have chosen your property, you have provided your references, and you have paid your first month’s rent as well your deposit. You have checked and signed your tenancy agreement and all references have been undertaken. All that is left to do now is to collect your sets of keys and move all your belongings in.

We hope this has been informative and will give you a clearer understanding now on the process of renting your new home. Whenever you are next considering your move think of Bullock and Lees. Call us now to register on 01202 302345 or 01202 484526

A First Time Buyer's Top Tips

"As Senior Negotiator for Bullock & Lees," says Dan Joyce "I've seen and helped my fair share of first time buyers purchase their dream home. Now I'm currently in the process of purchasing my first home, I thought I'd share my experiences and top tips when buying your first home. I hope you find my tips helpful and if you have any further questions, please do give me a call on 01202 484526."

The Journey to Buying your First Home

Save for a deposit.

The best thing to do as a first time buyer is to start saving for a deposit. The minimum amount most mortgage lenders will ask for is a 5% deposit of the property's value in order to grant a mortgage. So provided that you meet the mortgage lender's criteria for lending, the mortgage lender will then lend you 95% of the property's value. Therefore if you wanted to buy a £150,000 property you would need to save up at least £7,500 and borrow £142,500.

Obtain a Mortgage AIP (Agreement in Principle)

Sometimes also known as a 'Decision in Principle'  an AIP is a certificate or statement from the mortgage lender to say that in principle they will lend a certain amount to you as a prospective borrower based on some basic information.

Start house hunting!

I would recommend using websites such as www.rightmove.co.uk and www.zoopla.co.uk to find your ideal property. Also pop in to your local Estate Agents (preferably Bullock & Lees!) and ask to see property particulars of any properties that meet your budget requirements on their books and make appointments for viewings.

Agree a purchase

Submit your offer to the agent for consideration by the vendor. Hopefully they will accept your offer and you can move on to the next stage. If your offer is not accepted, try submitting a higher offer that is still within your budget. Once you have an agreed purchase price with the vendor contact your solicitor to start getting the conveyancing ball rolling.

Instruct a solicitor

I would recommend using a professional and independent solicitor that you trust to get your property purchase through. If you have a family solicitor that also handles conveyancing I would recommend using them - usually your family will have had a great experience with them and you can trust them in your matters. Alternatively use a recommended and personable local independent solicitor not a call centre or internet solicitor.

Arrange a mortgage

As with the solicitor I found that using an independent mortgage broker was much more helpful to me as he did all the legwork with all the different lenders and then came up with the best deal available at the time. I didn't realise how often they change and its important to ensure that you have the most up to date advice.

Arrange a survey

Your mortgage company will appoint a valuation surveyor to confirm that the basic price is right, however it's always worth having a proper 'Homebuyers Survey' which is much more detailed and could save you thousands of pounds on unexpected issues. This is especially important with some of the older style houses in Bournemouth as the one I'm buying is about 100 years old! Visit www.alliedsurveyors.com as they are very good at providing detailed 'Homebuyers Surveys'.

Obtain mortgage offer

If your mortgage application is successful, and the property valuation is satisfactory, the mortgage lender will send you a formal mortgage offer letter. When you receive the mortgage offer letter from the lender it's important to read through it carefully.  The document will contain the exact figure the lender is willing to advance, taking into account your financial background and the property's market value.  If there are any discrepancies you should contact the lender as soon as you can so they can correct any mistakes or provide clarification on any issues.



Exchange contracts

Until you exchange contracts, neither side has any legal obligation to buy or sell the property, and both can pull out without any penalty (or only the deposit on agreeing offers, if one was made). Both buyer and seller sign identical contracts, but only when they are formally exchanged by the solicitors does the deal become legally binding. Between exchanging contracts and completion, either side will almost certainly pay major penalties if they pull out. However, it is extremely rare for anyone to pull out after exchanging contracts, and in practical terms, this is when you can breathe a sigh of relief – you can be pretty sure your house purchase will go through.

You usually exchange contracts between 7 and 28 days before completion – although you can exchange contracts on the day of completion. Because exchanging contracts means you are legally committed to buying the property, you have to make sure you have everything in place before hand, so that nothing can go wrong. You should only exchange contracts after:

• You have agreed on an offer, including for fixtures and fittings
• You have had the mortgage valuation and any surveys you want
• You have been formally offered a mortgage in writing
• You have arranged funding for the mortgage deposit
• Your solicitor has done all relevant searches
• You have organised building insurance. After you exchange contracts, you are liable for the property, and so you need to have buildings insurance in place before hand
• You have sorted out funding for the contract deposit (traditionally 10% of the purchase price, but nowadays often less)
• You have agreed on a date of completion for the sale, which will be written into the contract
• You have read, understood and signed the contract

Once you have done these things you will agree on a date and time to exchange contracts – usually at midday on any given day. If you have one, your solicitor or conveyancer will exchange contracts for you.

All you have left to do now is wait for completion day and....MOVE IN!!

To summarise follow my top tips to make sure your house purchase goes smoothly:

1)     What you can borrow IS NOT ALWAYS what you can afford to borrow. Do not leave yourself in a sticky situation if interest rates change.

2)     Calculate your stamp duty charge (and any other immediate outgoings) – this is not included in a mortgage offer and is an additional expense upon completion of your purchase. For an up to date calculator use: http://www.moneysavingexpert.com/mortgages/stamp-duty

3)     Use recommended and personable independent professionals wherever possible throughout the purchase. A call centre solicitor or mortgage advisor may seem like a bargain in the first instance, but an easy to reach local professional will certainly save time and stress and provide a much better service.  I used, and would certainly recommend:

Matthew Fleming-Duffy from  Cherry Mortgage and Finance http://www.cherryfinance.co.uk/ for my mortgage broker.

And Lesley Curtis from Ellis Jones in Canford Cliffs http://www.ellisjones.co.uk/ for my solicitor.

4)     Do not get too carried away whilst searching for your home, keep standards realistic and have a good look around before offering, DO NOT jump on the first property you see because you are so excited about moving out. It is also a good idea to not use the entirety of your mortgage AIP in order to be more likely to get the mortgage offer.

5)      Remember it is called 'the ladder' for a reason and everybody gets on at the bottom.

Paul's Top Tips for selling your home!

"Presentation is never to be underestimated," says Paul Matthews, Sales Manager for Bullock & Lees in Bournemouth and Christchurch.

Remember if your home is clean and tidy with a home for everything and not too cluttered, even if your home is a little tired and worn around the edges, a prospective buyer is much less likely to notice.

Remember, the experience of viewing your home is not about how you live in your home but how they can see themselves living there.

Always avoid unnecessary distractions. Just because you are a pet lover, the person viewing your home may not be and will find it impossible to relax about viewing your home. Likewise, if you have small children at home try and avoid letting them walk around with a prospective buyer, because if the viewer is talking to a little one, they will not be looking properly at what the accommodation can do for them.

The reality is…your home will sell itself…as long as you give it a chance to do so!!

Top Tips

• Whenever possible, always try and leave space for the viewer to park on your drive.

 

• First impressions about what your home looks like from the outside will always set the scene. Think about presentation.

 

• Kitchens and bathrooms always need to be presented in a clean and organised fashion as they are probably two of the most important rooms you want to impress a prospective buyer with. Clear and clean work tops, no washing up left out, toilet seats placed in the down position etc.

 

• Leave curtains and blinds open. The more natural light the better.

 

• Particularly when the rooms are small, think about how much furniture there is and where the furniture is positioned. You will be amazed at how much difference can be made to the feel of room with a little bit of thought.

Winter Month Tips

• Always have your heating on and working on a timed basis. It does not matter how immaculate your home may be, if it feels like you are walking round a giant fridge, the prospective buyer will struggle to see themselves living there.

•  Always ensure your lights work and that you have the brightest bulbs as possible. If you are using energy saver bulbs, try have them turned on prior to the viewing so that they have reached their maximum brightness.

• In the case icy conditions, make sure that the access to your front door is safe under foot.

 

 

 

Just think about this…the initial offer that a prospective buyer will make is going to be based on their perception of how good or how bad they think the presentation of your home is.

A LITTLE BIT OF THOUGHT & EFFORT COULD MAKE YOU THOUSANDS!!

 

Break The Mould!

Are you suffering from Mould & Condensation problems in your rented property? Never fear! Bullock & Lees are here to help! Read our guide on how to deal with mould & condensation problems and how it is often easily preventable.

Condensation (Often Mistaken as Damp)

 

Tenants are always under the impression that they are powerless to do anything about the condensation, but it is moisture generated by the tenant within the property that causes the issues. Moisture comes from cooking, bathing and in some cases drying clothes indoors which produces gallons of moisture.

 

What we can do as an agent is educate you to take responsibility for it.

 

Firstly, ensure that in the colder periods of the year you are running the heating for at least 3 hours in the morning, and 5 hours in the evening to give the chance for the property to dry out. 

 

We know that as the colder weather hits us, the temptation to leave the heating on and all the windows closed is there, but for prevention of mould and condensation, if possible please do try to leave a window open whilst the heating is on. This will allow the moisture to travel to the outside, as warm air will hold more moisture than cold air, effectively making it mobile and helping it drift out of the window, whilst also making your property a moisture and mould free zone!

 

In addition to this you are encouraged to use a towel to dry off the excess moisture from cold surfaces/walls and dry this outside. Every home gets condensation at some time – usually when lots of moisture and steam are being produced – for example at bath/shower times, when a main meal is being cooked or when clothes are being washed and dried. Condensation is usually at its worst during the winter. It often results in black mould growing on walls and other surfaces. Even when the property is insulated condensation will still drift onto windows, sanitary ware and mirrors as these are the coldest surfaces.

 

We can confirm that DAMP does not occur above ground level. Condensation is more often than not caused due to lack of ventilation to the property and heating the property insufficiently.

 

The three main ways to deal with condensation are:-

 

• Produce less water vapour or steam in your home.


• Don’t let the water vapour and steam that is produced spread all round the house.


• Keep your home ventilated

To deal with a condensation problem effectively, you will probably need to do all three and all can be done at no cost. Produce less water vapour. The amount of condensation depends on how much water vapour is in the air. Many every day activities add to the water level in your home, but their effect can be kept to a minimum.

Useful Advice

 

Cooking

Always use the extractor fan where fitted or keep a window open when cooking.

 

Drying clothes

Hang washing to dry outside at all times if possible. If you use a tumble dryer make sure it’s vented to the outside, or leave a window open. Never dry washing indoors. Do not hang wet washing on radiators all round your home – doing so is very likely to cause condensation problems. Laundrettes are common in all areas and all provide drying facilities.

 

Bathing/Showering

Keep the room well ventilated when bathing and showering. Do not close the door nor switch the fan off afterwards until the room is dry.

 

Keep your Home ventilated – let wet air out

The best way to remove water vapour is by providing adequate ventilation. Nobody likes draughts but some ventilation is vital. Keep a small window ajar, or a trickle ventilator open in each occupied room to give background ventilation, but make sure your home is still secure.

 

Keep warm

The best approach to heating in order to reduce condensation, assuming you have taken the other steps, is to heat your home at a low level for a long time. Keep the heating on, but set it to provide just a minimum of background heating. This will warm the property up and keep it warm so there are no cold surfaces.

 

 

REMEMBER! - To avoid mould and condensation keep your home well ventilated and you will have a happy home, happy tenant and a happy landlord!

 

 

 

So You Want To Be A Landlord?

Are you thinking of renting your property but don't know where to start or what you should do to go about getting the property ready to accept tenants?

Bullock & Lees are here to help! Follow our guide and you'll be well on your way to becoming a Landlord!

If you have any further queries or would like to discuss marketing your property for rental with us, why not give us a call on 01202 302345 or 01202 484526 or pop into our Bournemouth or Christchurch offices and have a char with our friendly and knowledgeable staff.

"How much rent should I charge?"

We advise our clients that the rents you can ask for is usually determined by three factors:

• Supply of homes for rent and type of properties.
• Demand in that area for rental properties.
• Quality and size of the property and any additional features such as gardens, garages or parking.

Rent values change all the time so there is no hard and fast rule. Remember to take into account the advice of our agents when valuing the property before deciding on what rent you will charge.

"How long should it take to let my property?"

We generally have enquiries within the first 2-3 days of marketing your property. Viewings will then typically take place in the first 10-14 days. If you haven't had an offer within three weeks, take action on one or more of the following:

• Fix any niggling issues that might be deterring tenants.
• Spruce up your property inside and out.
• Consider the asking rent.

"Should I allow pets in my property?"

You are under no obligation to accept a tenant with a pet so the choice is entirely yours. However, we do generally advise that you do not accept pets as this can cause problems for subsequent tenants, such as those with allergies.

"What do I need to do to prepare my property?"

Your property needs to be fit to rent from day one. That means making sure it is in good repair and all fixtures and fittings (including any white goods supplied) are in good working order and preferably freshly decorated.

You must make sure that a Gas Safety Certificate is undertaken if you have gas in your property and an Energy Performance Certificate is issued for the property. We also advise that the electrics are tested.

We do recommend that an inventory is taken. This can be either undertaken by yourself or by us. It must be checked and agreed by both you and your tenant, before being signed and dated.

"What causes condensation?"

As experiences letting agents, this is an issue that we face on a regular basis. Contrary to popular belief, condensation is more often than not cause by lifestyle, rather than a problem with the property. The main reasons it might arise are:

• Too much moisture in the air
• Not enough ventilation

And here are some top tips on how to tackle the problem:

• Open trickle vents and windows
• Use extractor fans
• Dry laundry outside when possible and open a window if drying inside
• Ventilate cupboards and wardrobes and draw back curtains every day.

For more information of condensation and mould why not read our blog post about the causes of mould and condensation.

"How do I assess damage?"

There are four issues to consider when assessing damage at the end of a tenancy:

• Fair wear and tear
• Betterment - in other words, you cannot use your tenant's deposit to replace old and worn items
• Evidence - and this is where a thorough inventory is vital
• Average life space - after all, carpets and furnishings do have a natural 'shelf life'.

Remember that the deposit must by law be protected in one of the various Government backed schemes. We use the Deposit Protection Service and can register the deposit for you.

You may deduct money from the deposit at the end of tenancy to cover damaged or missing items. However, this is subject to strict rules laid down by Government backed deposit protection schemes. In law, the deposit remains the property of the tenant.

As long as you are making reasonable deductions, backed by evidence, then you should be confident in your assessment of damage.

"Who maintains the garden?"

It is up to you to decide who maintains the garden. However it is typically the tenant who is responsible for general maintenance so remember to include images of the garden in the inventory. This is usually covered within the Tenancy Agreement, however you may wish to include and additional clause covering this. You may want to consider:

• Employing a gardener - the cost can often be recouped in the rent.
• Sharing the load with your tenant - you could commit to taking care of trees and shrubs while the tenant looks after the lawn.

At the end of the day, tenants cannot be held responsible if one or more plants die.

"I live overseas, but my property is in the UK. How does this affect the tax I pay?"

If you receive rental income in the UK but you live overseas for more than six months of the year, you are classed as 'non resident'. You are still liable for UK tax, but there can be flexibility in how the tax is paid. if you are in any doubt, seek advice from an accountant.

"Should I obtain Landlord's Insurance?"

Yes we would strongly advise that you obtain Landlord's Insurance. Various companies offer very good deals and we would recommend that you shop around to find the best that suits your needs.

"What makes a good investment property?"

That is the million dollar question! Follow these top tips to give yourself the best chance of bagging a good investment property:

• Do your homework and research the market thoroughly
• Ensure your property will produce a steady income stream
• Understand the running costs of owning a rental property
• Do the maths! Be confident that you could cover any mortgage payments if the property becomes vacant.

And one final point! Consider appointing a good buying and letting agent (Bullock and Lees!) to assist you whilst buying and renting your property and to make your life a little easier, why not let us manage the letting of your property? That way you can sit back, relax and let us take care of everything!