While we always try to avoid jargon and ‘estate agency speak’, there are some areas we need to cover to keep everyone informed, happy and within the law.
On this page you’ll find all the small print you need to know about, well, everything related to buying, selling and renting! Take a deep breath and dive in!
Tenants
Welcome, Tenants!
If you’re on the hunt for a new rental property or have already found one, you’ve come to the right place! At Armstrongs Sales & Lettings, we’re committed to providing expert advice and top-notch customer service to all of our tenants.
We aim to make finding and moving into your new home as hassle-free as possible. Our goal is to ensure your rental experience is exceptional, leaving you feeling happy and content with your choice to rent through Armstrongs Sales & Lettings. As proud members of ARLA Propertymark, we adhere to the highest standards, so you can rest assured you’re dealing with a fully qualified team that follows all regulations.
The renting process
Here’s a quick overview of how renting with us works:
- Register your details: Let us know what you’re looking for, or request a viewing directly.
- Express interest: Notify us if you’re interested in a property.
- Confirm details: We’ll discuss rent and preferred lease terms (usually 6 months).
- Complete referencing: Fill out referencing forms and verify your identity.
- Reference checks: We verify your information and obtain references.
- Agree on move-in date: We’ll set a move-in date that suits you.
- Deposit and rent: Pay the deposit (bond) and the first 5 weeks’ rent in advance. If you’re claiming housing benefit or universal credit, this may vary.
- Paperwork: Sign the tenancy agreement and receive copies of all relevant safety certificates.
- Key handover: Collect your keys and move into your new home!
Please note: The above is typical for our ‘Tenant find only’ service. The process may vary depending on the level of service your landlord has chosen.
Tenant fees
Once you’ve found the right property, we’ll guide you through the application process. Here’s what you need to know:
- No application fees: We don’t charge any fees to apply for or move into a property.
- Holding deposit: Equivalent to one week’s rent to secure the property. This amount will go towards your deposit and rent once you move in. Please note, this is non-refundable if misleading information is provided, if the right-to-rent check is failed, or if the tenancy agreement is not entered into.
- Damage deposit: Equivalent to 5 weeks’ rent, unless otherwise specified in our listings.
- Lost keys: Cost of replacement keys will be charged at receipt cost.
- Surrender of tenancy: Cost of remaining contract rent.
- Contract changes: £50 including VAT for any changes to the tenancy contract, such as adding a tenant.
- Late payment of rent: If rent is overdue by 14 days, a late payment interest penalty of 3% above the Bank of England base rate will apply. This may lead to court action for the outstanding debt.
- Other costs: Payment for any damages in line with the tenancy terms.
Additional costs and responsibilities
Keep in mind these potential costs during your tenancy:
- Utilities: Gas, electricity, water
- Communications: Telephone and broadband
- Broadband/Satellite: Installation and subscriptions
- Television Licence
- Council Tax
- Other permitted payments: Including contractual damages and other charges under relevant legislation.
Armstrongs Sales & Lettings is a member of the CMP (Client Money Protection) Scheme, ensuring your money is protected. If you have any questions, please contact us.
Identification and guarantors
For Tenants:
- Passport or UK driving licence
- Two utility bills from the last 3 months
For Guarantors (if required):
- Passport or UK driving licence
- Copy of a mortgage statement or proof of home ownership
- Completed guarantor agreement document
Guarantors must be UK-based property owners with sufficient income. They will need to sign a Deed of Guarantee and will be jointly and severally liable for the tenancy. Ensure they fully understand their responsibilities before proceeding, as the terms of the Deed of Guarantee are non-negotiable.
Check-out and cleaning
At the end of your tenancy, the property should be returned in the same condition as it was at the start, accounting for fair wear and tear. If the property was professionally cleaned before you moved in, it should be cleaned to the same standard upon check-out. A copy of the cleaning company’s invoice will be required as proof.
Anti-money laundering policy
Our policy and procedures
Armstrongs Sales & Lettings is committed to maintaining robust controls to prevent money laundering and terrorist financing, in accordance with the Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017. We conduct risk assessments as part of our policies and procedures to help prevent these activities.
Our risk-based approach involves assessing the likelihood of customers using our business for money laundering. While most of our customers do not engage in such activities, we identify criteria that may indicate a higher risk, such as instances where we do not meet the client face-to-face during the transaction.
To mitigate these risks, Armstrongs Sales & Lettings ensures that all staff receive training in anti-money laundering legislation. Each team member is trained to understand the company’s responsibilities and how to identify potential risks. They are also provided with a copy of this anti-money laundering policy to remind them of their responsibilities and the procedures for reporting suspicious circumstances.
Our designated money laundering reporting officer (MLRO) is Dene Olley, who is responsible for receiving internal reports. The MLRO will decide whether further due diligence is needed or if a report should be made to the National Crime Agency (NCA). If a report is necessary, it is the MLRO’s responsibility to file it with the NCA.
Adhering to ‘due diligence’ identification procedures every time helps reduce the risk of our business being used for money laundering or terrorism financing. We follow regulatory guidance by either collecting paper documentation or conducting electronic anti-money laundering checks.
The regulations require ‘due diligence’ to be carried out on our clients, particularly when dealing with transactions of €10,000 or more. The individual we must identify is the beneficiary of the transaction, defined as anyone who owns or controls 25% or more of the property. Therefore, all vendors and landlords will undergo an electronic anti-money laundering check. If this check is unsuccessful, we will request further identification through approved documentation. If there is no face-to-face meeting, or if the transaction is identified as high risk, we will conduct a more thorough electronic check. If this too is unsuccessful, we will seek additional identification through approved documentation.
This policy and our procedures are reviewed annually to ensure they adequately reflect the risks of money laundering within the company. When identifying clients electronically, we follow the guidelines outlined in regulatory guidance.
Verifying an individual’s identity electronically
If we verify an individual’s identity electronically, we use two separate online sources or a service provider that uses multiple sources. This check must use data from various sources collected over time or include checks that assess the reliability of the information supplier. An electronic check from a single source (eg, a single check against the electoral roll) is insufficient on its own to provide satisfactory evidence of identity.
An electronic record check confirms that an individual exists, not that our customer is that individual. Therefore, we verify key facts known only to the customer to establish their identity.
To adhere to this guidance, we use an ETSOS money laundering check, which employs Experian’s data to cross-reference multiple data sources. This allows us to verify that the client is the individual they claim to be by checking their date of birth and time at the address. For a successful check, at least two databases must match the client’s full name and address. For high-risk clients, the check must match three databases for verification.
If we are unsuccessful in identifying the client electronically, we will collect documents as outlined by regulatory guidance:
- A government-issued document with the customer’s full name and photo, including either their date of birth or residential address, such as:
- Valid passport
- Valid photocard driving licence
- National identity card
- Firearms certificate
- A government-issued document (without a photo) with the customer’s full name, supported by secondary evidence:
- Old-style driving licence
- Recent evidence of entitlement to state or local authority-funded benefit, such as housing benefit, council tax benefit, pension, or tax credits
- Supported by secondary evidence such as:
- Utility bill
- Bank or building society statement
- Most recent mortgage statement from a recognised lender
For customers other than private individuals
For customers who are not private individuals, such as corporate clients and private companies, we collect relevant information, including the company registration number, registered address, and evidence of the authority of individuals acting on behalf of the company. A search at Companies House reveals details of directors and the company secretary. If we identify anyone who controls or owns 25% or more of the business, we will take steps to verify their identity.
Suspicious activity reporting
Warning: We will report all suspicious activity to the National Crime Agency (NCA).
Compliance and CMP
Complaints procedure