THE PERFECT CHOICE TO HELP YOU FIND YOUR NEXT HOME.
Things to consider when looking for a property
Before you begin your property search, it is important to consider what you need from your next home and the surrounding area. Everyone’s circumstances are different, so having a clear idea of your priorities from the outset will help make your search more efficient and successful.
What do I need my new home to give me?
When considering a move, think carefully about what features and facilities are important to you and your lifestyle.
Furnishing Requirements
Properties may be offered as furnished, part-furnished, unfurnished or with flexible furnishing options. Consider whether you require the landlord to provide some or all furnishings, and whether this is negotiable for you.
Outside Space
Outside space can vary from balconies and terraces to private gardens or communal outdoor areas. Decide whether outside space is essential for your next home and make this clear during your search.
Pets
If you have pets, please let us know at an early stage. Pet requests will be considered in accordance with current legislation and landlord requirements.
Smoking and Vaping
You should check whether smoking or vaping is permitted at the property, as many landlords restrict smoking inside their homes.
Parking
Parking availability varies significantly between properties. When viewing or enquiring about a property, you may wish to ask:
- Is there a driveway or garage?
- Is parking allocated?
- Is a resident’s parking permit required?
- Are there local parking restrictions?
Many properties in and around Kingston require residents’ parking permits, although some flats may include allocated parking spaces.
What do I need my new area to provide?
Whether you are moving locally or relocating to a completely new area, there are several important factors to consider.
Transport Links
Consider proximity to bus routes, train stations and major road networks, particularly if commuting is important to you.
Medical Facilities
It is useful to know the location of nearby GP surgeries, dental practices and hospitals for routine appointments and emergencies.
Parks and Green Spaces
Kingston and the surrounding areas benefit from excellent green spaces, including Richmond Park and several local parks and riverside walks.
Gyms and Leisure Facilities
The local area offers a wide range of gyms, fitness centres and leisure facilities.
Supermarkets and Shopping
Kingston provides a wide selection of supermarkets, independent retailers and high street shops to suit a variety of needs.
Schools
Kingston is home to several highly regarded schools, including several Ofsted-rated outstanding schools.
Restaurants and Bars
The area offers a wide variety of restaurants, cafés and bars catering to many different tastes and cuisines.
Now that you have found your new home, what documentation and information do you need before making an offer?
Documentation Required Before Making an Offer
Before proceeding with a tenancy application, you will need to provide documentation to confirm your identity, current address and legal Right to Rent in England.
All adult occupiers aged 18 or over will be required to complete Right to Rent checks in accordance with current legislation.
Proof of Identity
Acceptable forms of identification may include:
- Valid passport
- Valid UK photo driving licence
- National identity card
- UK birth certificate
- Marriage or civil partnership certificate
Additional documentation may be required depending on your circumstances.
Proof of Current Address
Proof of address documents must usually be dated within the last three months and match the address provided on your application.
Acceptable documents may include:
- Bank or building society statement
- Credit card statement
- Council tax bill
- Utility bill
- Mortgage statement
- Current tenancy agreement
- Letter from employer confirming address
Offer Stage
Submitting an Offer
Once you have found a suitable property, the following information will usually be required when submitting an offer:
- Proposed tenancy start date
- Proposed tenancy term
- Proposed rental amount
- Full names of all adult occupiers
- Names and ages of any children who will reside at the property
- Current correspondence address
- Contact telephone numbers
- Email addresses
- Employment details and income information for all applicants
This information allows the landlord to make an informed decision regarding your application.
Holding Deposit
If your offer is accepted, you may be required to pay a holding deposit equivalent to one week’s rent to reserve the property, subject to contract and referencing.
The holding deposit will be handled in accordance with the Tenant Fees Act 2019 and subsequent legislation.
A holding deposit may be retained in certain circumstances permitted by law, including:
- Providing false or misleading information
- Failing a Right to Rent check
- Withdrawing from the tenancy application
- Failing to take reasonable steps to enter into the tenancy agreement within the agreed timeframe
Referencing
All prospective tenants will undergo referencing checks to confirm affordability and suitability for the tenancy.
Referencing may include:
- Credit and financial background checks
- Address history verification
- Employment and income verification
- Previous landlord or managing agent references
- Affordability assessments
Applicants are typically expected to demonstrate an annual income of approximately 30 times the monthly rent, although requirements may vary depending on the landlord or referencing provider.
In some circumstances, a guarantor may be required.
Guarantors
Where required, guarantors will be asked to undergo similar referencing and affordability checks to tenants.
A guarantor agrees to meet the tenant’s obligations under the tenancy agreement should the tenant fail to do so, including rental payments and other contractual responsibilities.
Tenancy Agreements and Payments
Once referencing has been successfully completed, tenancy agreements will be prepared in accordance with current legislation.
Before the tenancy begins, the following payments will usually be required:
- First month’s rent in advance
- Tenancy deposit
- Any permitted payments allowed under current legislation
Where the annual rent is less than £50,000, the tenancy deposit will typically be capped at five weeks’ rent.
Where the annual rent is £50,000 or more, the tenancy deposit may be capped at six weeks’ rent.
Deposits
The tenancy deposit is held as security against breaches of the tenancy agreement, including damage beyond fair wear and tear, unpaid rent or other permitted deductions.
All deposits are protected within a government-approved tenancy deposit protection scheme.
Any proposed deductions must be reasonable and made in accordance with the tenancy agreement and applicable legislation. In the event of a dispute, the relevant tenancy deposit protection scheme’s dispute resolution service may be used.
Gibson Lane protects deposits with the Tenancy Deposit Scheme (TDS).
Permitted Payments
Holding Deposit
Equivalent to one week’s rent.
Rent and Utility Payments
Payable as outlined within the tenancy agreement.
Security Deposit
- Five weeks’ rent where the annual rent is below £50,000
- Six weeks’ rent where the annual rent is £50,000 or above
Default Fees
Late Rent
Interest may be charged on rent outstanding for more than 14 days at up to 3% above the Bank of England base rate, in accordance with current legislation.
Lost Keys or Security Devices
Tenants may be charged the reasonable cost of replacing lost keys or security devices.
Changes to the Tenancy
A fee of £50 may be charged for tenancy variations, amendments or changes of sharer requested by the tenant, unless higher reasonable costs can be demonstrated.
Please note the following points outline a holding fee being retained by Gibson Lane:
- Providing false or misleading information which you can reasonably consider when deciding to let a property – this can include a tenant’s behaviour in providing false or misleading information.
- Failing a right to rent check.
- Withdrawing from a property (unless a landlord or agent imposed a requirement that breached the ban or acted in such a way to the tenant or relevant person that it would be unreasonable to expect a tenant to enter into a tenancy agreement with them).
- Failing to take all reasonable steps to enter into a tenancy agreement and the landlord or agent takes all reasonable steps to do so (unless a landlord or agent imposes a requirement that breaches the ban or acts in such a way to the tenant or relevant person that it would be unreasonable to expect a tenant to enter into a tenancy agreement with them).
Client Protection and Redress
Gibson Lane is:
- A member of Propertymark Click Here
- A member of The Property Ombudsman redress scheme Click Here
- Covered by Client Money Protection Click Here
Further details can be found on the relevant organisations’ websites.
We are a member of Propertymark, which provides Client Money Protection. We adhere to the Propertymark Membership Rules and Conduct, which can be found here.
