SALES FAQ 
What is a valuation/market appraisal.
If you are contemplating selling your property, it really does help with decision making based on accurate values, as this helps put you in the right direction from the start Property valuations are conducted by one of our trained team members, who will use their expert knowledge of the local area, previous sales knowledge and current demand to provide an accurate valuation. They are also on hand to answer any questions you may have on the sales process, the current market, and advise on a plan moving forward.
How do you determine the value of what the property is worth?
Once the appointment is booked and the time and date agreed, a valuer in the team will research what is currently on the market in the surrounding area, they will look at the condition of other properties in and around your road/street location and determine whether they are still on the market or sold. At the appointment the valuer will consider a property's condition, unique features, the location as to accessibility to schools, transport links etc… They will consider any changes to layout and size, especially if there has been any extensions to determine a maximum and minimum price, together with timescales needed for a sale or let. These valuations are all part of a free no obligation service, and could prove beneficial.
What type of property valuation would best for me?
Now that is a good question… If you are planning to sell your property, then you'll require our free no obligation home valuation service; an accurate, in-person valuation with a local expert who knows the market locally to you.
If on the other hand you are simply curious about finding out the value of your home, and not thinking of doing anything for some time we do offer an online property valuation calculator. However, these tools aren't very accurate, and don't take into consideration any changes to the property etc… so are only useful as an approximate guide.
Why do I need a property valuation?
When selling it is advisable to receive a professional opinion based on the value of your property to give you the information you need to price your property appropriately when you first enter the market. Should you plan to purchase another property, and require a mortgage, the estimate price of your property will considerably influence the amount you can borrow.
- Can I get a free valuation on my house?
Yes all our valuations are FREE OF CHARGE, we work it on the fact that you may well come back to us in the future if you are just curious right now
Am I tied in to using your service after the valuation?
No- not until you sign a contract with us for either sole, joint or multiple agency.
What if I don't agree with the value you give me?
When asked we always recommend having no more than three local agents visit and by doing this you will get a sense of what is being suggested to you and why.
How do I get a property valuation?
You can either call us directly to arrange or simply head to the Valuation section on our website and complete your information. Once we have this we will make contact with you as soon as possible to arrange a mutual time and date to fit in around you.
As a landlord, or prospective landlord of a property to rent in London and Kent area, you may have questions about the process. These are some of the most frequently asked questions.
Do I need to have a professional inventory done?
We advise that a professional inventory is done for every tenancy. This is so that the deposit can be released at the end of the tenancy. It should be a comprehensive list detailing the items and condition of the entire apartment/property. Should a dispute arise at the end of the tenancy, this document will be referred to. We have a recommended company that we use, please contact us for further details and costs.
EPC (Energy Performance Certificate)
By law any property being marketed from the outset must have an EPC in place and to be rated as an E rating or above. This may be provided to us by the client, or we can arrange one for you at an additional cost
EICR (Electrical Inspection Condition Report)
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 came into force on 1 June 2020 and require five-yearly inspections of electrical installations and inspection reports to be supplied to tenants.
This may be provided to us by the client, or we can arrange one for you at an additional cost.
Gas Safety Certificate
By law landlords must carry out an annual gas safety check and provide tenants with a copy of the record of that check.
This may be provided to us by the client, or we can arrange one for you at an additional cost.
What should I do with the deposit?
Introduced in April 2007, it is now compulsory to adhere to government guidelines regarding the registering of the deposit in an approved scheme.
Key Property Consultants register the deposits for all managed properties with My Deposit Protection Service Further information, terms and conditions can be found at http://www.mydeposits.com
If you manage your own property, or properties, you will need to register the deposit yourself when the money is transferred to you by Key Property Consultants following the move in date of your tenant.
As a 'let only' landlord you have the choice of using My Deposit Protection Scheme or an alternative scheme that can be found by visiting the government website. Details of whatever scheme you use must be made available to your tenant.
Key Property Consultants will register deposits for 'let only' landlords if they request this service.
Please contact one of our offices for further information and costs.
Will someone check my flat during the tenancy
Key Property Consultants will carry out inspections every 3- 6 months on properties that we manage to check that everything is in good order during the tenancy and that the terms of the tenancy are being adhered to.
We strongly advise that Let Only Landlords check their property quarterly during the term of the tenancy to clarify that everything is in order.
Key Property Consultants offer a separate service to Let Only Landlords whereby they can carry out one of these inspections for a separate fee. Please do not hesitate to contact one of our offices for further information and costs.
If you cannot find the answer to your question above, please do not hesitate to contact us for information.
Applicable to all new assured shorthold tenancies (ASTs) signed on or after 1st June 2019
Holding Deposit - Capped at One weeks rent
Paid by you to reserve the property. This will only be retained by us if any relevant person (including any guarantor(s)) withdraw from the tenancy, fail a Right-To-Rent check, provide materially significant false or misleading information, or fail to sign their tenancy agreement (and/or Deed of Guarantee) within 15 calendar days.
Deposit - Capped at 5 weeks rent
where the annual rent is under £50,000 and 6 weeks rent where the annual rent is £50,000 or higher.
This will cover damages and defaults by the tenant as detailed in the AST during the tenancy.
Late payment of Rent
Interest will be charged at 3% above the Bank of England Base Rate from Rent Due date until paid in full. This will not be levied until the rent is more than 14 days in arrears with the interest calculated back from the first day of the arrears.
Lost Keys or Security Devices
Tenants are liable to the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys for the tenant, landlord any other persons requiring keys will be charged to the tenant.
- Variation or changes to an existing tenancy agreement - £xxx (inc. VAT) per change
This charge will cover the costs associated with taking landlord's instructions as well as the preparation and execution of new legal documents. This also covers costs in 'change of sharer' situations and covers the landlords costs in securing a new sharing and associated legal requirements in processing that new sharers application.
Early Termination as requested by Tenant
Should you wish to leave the property before the end of your tenancy agreement, and should the landlord agree to this, then you will be liable to cover the landlord's cost of re-letting the property as well as any rent due under the terms of your tenancy agreement up until the point the replacement tenancy commences.
Utility Payments
Tenants will remain responsible, unless agreed otherwise, for all utility payments, TV licence and Council Tax accounts. Please refer to your AST for full information.
As a tenant, or prospective tenant, you will probably have a lot of questions about apartments/properties to rent in London and Kent areas. Here are some of the most commonly asked questions about the letting process.
How much deposit do I have to pay?
The deposit amount is equivalent to five weeks rent. For example, for rental accommodation in London priced at Rent: £1,150.00 PCM the deposit payable is £1,326. The Deposit must be payable on or before the date of move in. Any funds transferred through the bank must be cleared on the date of move in.
What happens to this money? When do I get it back?
Following legislation introduced in April 2007, it is now a requirement for all deposits to be registered within a government approved scheme. For 'managed' properties (i.e. those managed for the landlord by Key Property Consultants), Key Property Consultants register the deposits with the Deposit Protection Service (DPS).
For further information please contact us.
What should I do with the deposit?
Introduced in April 2007, it is now compulsory to adhere to government guidelines regarding the registering of the deposit in an approved scheme.
Key Property Consultants register the deposits for all managed properties with Deposit Protection
Service (DPS). Further information, terms and conditions can be found at http://www.depositprotection.com
For further information please contact us.
Landlords who manage their own properties are responsible for registering this deposit after Key Property Consultants transfer the deposit to them following the commencement of the tenancy.
It is the landlord's responsibility to provide details of the scheme under which the deposit has been registered. Normally the tenant should receive notification of this through the post; this should include information on the procedures for the return of the deposit. More information about deposit protection can be found on the government website
What references are required?
All referencing checks are carried out by an external company who will seek the information below as a minimum.:
For individuals:
- a letter from your employer on headed paper, stating position and salary;
- a copy will be taken of photographic ID (passport or driving licence);
- a copy will be taken of a utility bill dated within the last 3 months,
- a copy of a bank statement/mobile phone bill.
For corporate lets:
an accountant's reference for the company;
checks will be made at 'Companies House'
clarification that the companies' accounts are in good order and up-to-date.
For students:
Guarantor must be in place or alternatively payment for the length of the tenancy is made in advance.
On what date will my monthly rent be due?
The first month's rent must be payable on the day of move in with cleared funds, then each following month on the same day.
Rent is payable by standing order, which is dated 3 days before the 'rent due' date (in the above example this would be the 1st Sept, 1st Oct etc) to allow time for the monies to clear into the rent account.
What do I need to do if I want to stay on in the apartment/property after the tenancy has ended?
For properties managed by Key Property Consultants, you will be contacted by our office a few weeks before the end date of your contract, asking you if you wish to renew your tenancy. A form will be sent out to you for you to complete and return to our office. We can then contact your landlord and arrange to sign a new contract.
If your property is managed by your landlord, you must contact them directly. We are happy to assist in drawing up new contracts - please contact the office for more information.
What do I need to do when I move out of the apartment/property?
For properties managed by Key Property Consultants we will contact you to arrange a mutually convenient time for us to come and check the apartment for any dilapidations. We recommend that you try to be present if possible to agree any damages, etc. which may have arisen.
How long has the property been on the market?
This is a good place to start... If the property has been on the market for 4 months or more, then it may well be worth asking why this might be. There could be a problem that you have missed initially on viewing. Although it is best to always have a survey done as this will indicate any potential issues before you exchange. There are various levels of survey and that really boils down to how old the property is, and in what state the property is actually in.
How much interest has there been in the property since it was on the market?
This will be a good indication to how many offers have been made. If you visit the property on a weekend. Look out for viewings before and after yours as this could be a good indicator to how popular the property may be. Estate agents will usually say if any offers made are close to the asking price, but they won’t normally tell you what the offers have been. This will give an indication of how fast you need to act.
Why is the owner selling the property?
This is very important. The owner might just be moving to a different area, job relocation or looking for a larger property, but there could be plenty of other reasons. Is the property too near a noisy road? Are they tired of the upkeep? Always worth asking...
What do you like about the area?
You could ask your estate agent if they'd be happy to live in the area themselves. Even better if the seller is there… query the seller about the area. Remember, don’t just rely on the information given- do your own research!
If the schools are bad, the crime rate is high or you're too far from public transport, then you might need to think again. You may wish to check local schools’ OFSTED reports or crime rates in the neighbourhood to inform your decision.
What work has been done to improve the property?
Make sure you can see planning permission for any recent works. If proper permission wasn’t obtained for an extension, then you could have to tear it down. Look out for things such as a fresh coat of paint, this could mean the sellers are covering cracks. Would also be worth considering lifting any rugs to make sure they’re not covering anything that might be an eye sore should you purchase. .
What's included in the sale?
If it isn’t in the contract don’t presume it will be there when you move in. This is what contracts are for, after all. So, that wall mounted TV (and the wall mounting itself) will likely not be there when you move in.
How old is the property? Is it listed?
Finding out how old the property is will give you clues on how the property has been built. Consider whether it's a new or recent build.
You might want to see if it benefits from greener building regulations. For example, 18th century homes might have been built with a substance that insurance companies have an issue with. (Like for example bungaroosh or mundic).
What’s the water pressure like?
Last thing you want is to head to the shower and find it barely works when you least expected it…
It’s a good idea to try a few taps around the property together with the shower whilst at the property.
How old is the boiler?
The best way to check how old the boiler is in the home you’re viewing is to get the serial number. This will be unique to that boiler, so finding out how old it is shouldn’t be a problem.
Check the drop-down panel for the serial number. This will contain the date the boiler was manufactured. If it’s not in the drop-down panel, check under the boiler or on the side.
There should also be a user guide or manual that provides you with the answers you need.
What rating is the energy performance?
Getting an Energy Performance Certificate (EPC) is required if you sell, lease, or rent a property. Prior to selling you must have an EPC survey which will give an indication as to how energy efficient the property is. They'll give it an energy rating from A (very efficient) to G (inefficient) a bit like what you would see on a fridge/freezer in the shop when purchasing.
The report itself will include a list of recommendations on how to improve the property, which can be useful.
Buildings with a good EPC rating may enjoy several benefits. Like lower energy bills, higher property values and a lower carbon footprint.
When do the current owners need to move by? Have the sellers found somewhere new?
Being in a chain can create problems for buyers especially if you have had a buyer for a few weeks already- whilst you find . Any delays or complications for the sellers may well have a knock-on effect.
The ideal situation for your next property is chain-free. If the property has a chain, it's good to know the sellers are keen to move quickly.
Is there any evidence of damp?
Use your senses when viewing a property. Especially when it comes to spotting tell-tale signs of damp such as:
- Stains or patches of mould on walls around windows and doors. Excessive condensation on windows. Crumbling plasterwork. Peeling wallpaper. General musty smell.
How’s the broadband service and mobile signal in the area?
Go online to check the broadband providers and coverage in your new neighbourhood.
You’ll find the providers that have listed their service in that area. Then, do a check with those providers to see what speeds they offer.
It's also a good idea to see who currently supplies broadband services to the property. So you'll know whether a new line needs fitting.
Has there been an asbestos survey carried out?
Asbestos kills more people every year than road traffic accidents. Try to find out whether an asbestos survey has been carried out. This may not apply to new or even recently built houses.
You might find asbestos in old fire blankets. It may also be in roofs including the garden shed, insulation panels, ceilings, and doors.
What council tax band is the property in?
Finding out the council tax band of your property can help you estimate your household bills. Visiting the government website and putting in your postcode will provide instant answers.
Has there been any evidence of Japanese Knotweed.
This is a serious issue and can affect obtaining a mortgage.
Is the property in a conservation area.
Councils are very particular about what has been put up, or intended to be put up- particularly worth investigating existing trees that may have preservation orders on them.
Has the property had any claims?
When buying a new home, you'll need to contact the insurer with relevant details of the new property.
It might be a good idea to find out about any previous insurance claims. From water leaks and storms and flooding to subsidence or theft. You'll then be able to share these with your insurance company. Ensuring you're better prepared for any future events.
Are there any problems with the neighbours?
Sellers are legally obliged to divulge any disputes with neighbours. Also remember to ask how long the owner has lived there – as a quick move is another sure sign of issues.
Boundary disputes can be long running sagas that you could inherit. But it's your responsibility to find out to begin with - not the sellers.
You can check the boundary by asking for a copy of the title plan from the Land Registry. This shows the boundary marked in red.
Whilst this list is not exhaustive, it is a good idea to ask as many questions as possible before proceeding with the property.
