38 Balham Hill
London,
SW12 9EL

....ESTATE AGENTS

about us

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renting property

Our Service

We aim to make sure that residential property letting maximises benefits to the landlord and tenant in a worry free relationship.

As an independent Agency we can provide the type of personal service that this warrants.

We treat every property as if it were our own home, by amongst many other things:-

Matching suitable properties to tenants and vice- versa.
Manoeuvre through complex legislation affecting property letting.
Deal immediately with any unforeseeable events which always occur - before, during and after occupation.
Make regular visits to check on the state of the property.
Negotiate terms of tenancy, ensuring any special requirements (e.g. pets) are agreed by all parties prior to contracts being signed.
Above all, our service is based around one principle:-

Complimentary Terms and Conditions
The following are complimentary to the terms and conditions as laid out in the Shorthold Tenancy Agreement and are not exhaustive. They do not take precedence over the Agreement itself and are meant only as a guide.

If you decide to change the property in any way (e.g erect shelves, paint the property or lay carpet) you must consult Twelvetrees Accommodation Agency. Similarly, if you decide you want to put a picture on the wall and need to insert a nail you will need to consult Twelvetrees Accommodation Agency. Any unauthorised changes may be rectified at the tenant's expense.

Please note that your deposit and one months rent in advance will be placed in our "Clients Call Account" and will not be accumulating interest.

If you decide to vacate the property one months notice is required on the 5th month of the expiry date of the 6th month assured shorthold tenancy agreement. In the event of the tenant wishing to terminate the agreement before the expiry date of the tenancy - deposits and/or months in advance rent will be retained.

On satisfactory completion of the tenancy the deposit will be returned one month after vacation of property, or as soon as proof is provided that all outstanding bills have been paid to date of vacation of property and providing that no rectifications to the property have to be made.
After inspection has been carried out by Twelvetrees Accommodation Agency - a second inspection will be carried out by the Landlord or Landlady who will agree the release of the rental deposit.

If any part of the rent is in arrears for more than 21 days whether formally demanded or not or there is any breach of the tenant's obligations under the lease the landlord may re-enter the premises and thereupon the tenancy created by this lease will determine, but without prejudice to any other rights and remedies of the landlord.

Rent Review
The landlord and Twelvetrees Accommodation Agency reserve the right to review the rental when a new agreement is to be raised. Twelvetrees Accommodation Agency will always ensure that the rent to be paid is a fair sum for both the landlord and tenant.

Council tax, electric, gas, telephone etc to be paid by the tenant exclusive of rents payable to Twelvetrees Accommodation Agency.
Should the accommodation become totally uninhabitable due to defect, the landlord is responsible for repair and for finding equivalent alternative accommodation for the tenant for up to but not more than one calendar month from the tenancy date. The tenant will be responsible for removal expenses.
Repossession by mortgagee
Should the property be repossessed by the mortgagee(building society or bank etc) due to the landlords mis demeanours, Twelvetrees Accommodation Agency will try to negotiate a reasonable length of time for the tenancy to continue and help find suitable alternative accommodation. (NB this is usually acceptable to mortgagees). Twelvetrees Accommodation Agency accept no responsibility to the tenant should this occur.

At the discretion of Twelvetrees Accommodation Agency the tenant may be asked to provide a surety for the rent.

It is the tenants responsibility to keep the property in a clean and reasonable state - including driveways, paths, gardens and out houses.

The tenants must ensure that the garden is orderly maintained and that the grass is cut regularly.

Please ensure that when having a bath or shower condensation is released by opening windows.

Any electrical appliances that the landlord leaves in the property will be the tenants responsibility to repair unless specifically agreed in advance by the landlord. Annual checks remain the responsibility of the landlord.

Carpet stains can be very costly to the tenant if not dealt with correctly (it may result in replacement of the carpets). Any stain of carpets should be notified to Twelvetrees Accommodation Agency immediately. Twelvetrees Accommodation Agency and the tenant will then agree the best approach to removing the stain.

Please note item in Assured Shorthold Tenancy Unfurnished Dwelling
(5) To keep in good and complete repair order and condition (damage by accidental fire only excepted) the interior of the Property and the painting, papering and decoration thereof and the fixtures and fittings and appliances therein (except installations and things which the Landlord is liable hereunder or by law to repair).

Please note item in Assured Shorthold Tenancy Furnished Dwelling.

(d) Preserve the Fixtures, Furniture and Effects from being destroyed or damaged and not remove any of them from the Property.

(e) Yield up the Property at the end of the tenancy in the same clean state and condition as it was in the beginning of the tenancy and make good, pay for repair of, or replace all such items of the Fixtures, Furniture and Effects as shall be broken lost damaged or destroyed during the tenancy (reasonable wear and damage by fire excepted)

(f) Leave the furniture and effects at the end of the tenancy in the rooms or places in which they were at the beginning of the tenancy.

On vacation the following must be adhered to:-
Carpets left in a clean state.
Kitchen lino washed.
General cleaning of property.
Cooker cleaned.
Fridge/freezer cleaned and electricity switched off.
Kitchen cupboard cleaned.
Window seals should be clean and not left with black condensation.
Final cutting of grass.
Windows to be cleaned.
If items are left in the property i.e beds, wardrobes etc - Twelvetrees Accommodation will remove these items and deduct the removal from the rental deposit.
If the items in section 17 are not carried out we reserve the right for our cleaner to clean the property (at a rate of £5.00 an hour) plus removal of items making a deduction from rental deposit

All keys (doors, garage, windows etc) must be returned at the end of the tenancy. Missing keys will be subject to a charge to replace.

TV License fee and land telephone fees are the responsibility of the tenant

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