FAQ's

What can Lampons offer me?

Lampons is one of the most well-established and successful independent estate agencies in the south east. Our business has grown through our ability to provide clients with a unique range of high quality services tailored to their needs.

It is impossible here to outline the full extent of what we can offer, although we hope the fact that we're the leading rental agent locally will serve as an endorsement.

Let us know your requirements and Lampons will provide you with a level of support that we believe is unbeatable.

What type of people rent properties through Lampons?

Our professional approach to lettings means we tend to attract good tenants seeking quality homes across the price spectrum. Requirements vary, which is why there is a demand for all kinds of properties, ranging from studio apartments right up to large family homes.

The biggest growth market we've seen in recent years is in the 'young professional' sector. In the late 1980s, the average first time buyer was in their early 20s — these days, he or she is 34. As a result, there are significantly more financially-secure young adults looking to rent, either on their own, as a sharer or part of a couple or small family unit.

With fewer local authority properties available, there has been an increase in the number of people who rely on benefit to fund their housing needs in the private rented sector. The volume of tenants who rent on this basis varies from one area to another.

Are you a member of any professional bodies?

Lampons is a member of ARLA — the Association of Residential Letting Agents. This exclusive body is only open to agents who have demonstrated they have a thorough knowledge of their profession and can conduct their business according to best practice. Members hold professional indemnity insurance cover, operate audited client accounts and are bonded to safeguard clients' monies.

Lampons also has directors and staff holding membership of the RICS (Royal Institution of Chartered Surveyors) and the NAEA (National Association of Estate Agents). The company is a member of the TDS (Tenancy Deposit Scheme).

Will my property be seen by the maximum number of prospective tenants?

Across the area covered by Lampons, no other rental agent can provide properties with better exposure. As well as operating a network of local branches with most opening seven days a week, the firm has an associated London office. We also have one of the most extensive and advanced property websites in the region — www.lampons.com. This easy-to-navigate site is updated daily and is essential viewing for serious homehunters.

Lampons advertises more throughout its area than any other agent. We're in leading local newspapers and magazines, on radio and appear selectively in the national media.

How much do you charge?

The fee structure set by Lampons has been fixed at a competitive level, especially considering the high standards of service we are able to provide. For full details, speak to your local office of Lampons.

How and when is the rent paid?

In accordance with the tenancy agreement, the tenant will be contracted to pay the rent to Lampons on a fixed date each month. As long as there are no delays in receiving the rent, the clearing and administration process begins. Payments are made direct from Lampons into the landlord's nominated bank or building society account via BACS. Assuming the monthly rent is received on the due date, it will be allocated to the next payment run (which take place twice weekly).

Are your tenants fully referenced?

Yes. We insist that all prospective tenants complete a very detailed application. Once this is done, it is passed to a credit referencing specialist who provides us with a comprehensive credit score. This assessment takes into account current information on the prospective tenant — information that is not legally available to private landlords — and includes detailed financial history checks.

Do you ever recommend Housing Benefit tenants?

A small proportion of properties let through Lampons in some areas are rented to housing benefit tenants. Most such tenancies run very successfully.

Should I let furnished or unfurnished?

Letting your property furnished will not necessarily bring you a higher income and will almost certainly involve increased levels of maintenance. You'll also need to comply with soft furnishing fire regulations.

Our general recommendation is to let unfurnished. Should you opt to include furnishings, do remember to remove any valuable or sentimental items. In addition, the tax position is slightly different for rental income from furnished property and we can advise you on this.

What current legislation could affect me as a landlord?

There is numerous legislation affecting the letting of property. Landlords who use our services are given information on some of the most relevant acts and regulations.

What if the tenant refuses to pay the rent or damages the property?

Our referencing procedures help ensure that tenants who let through Lampons are reliable and trustworthy. We hold deposits and the tenancy agreement we use includes clauses that require tenants to pay the rent and not damage the property.

In the unlikely event of a tenant breaching these covenants, there is a clear remedy through the courts. We will be happy to recommend specialist legal advisors and offer you every guidance in connection with an eviction and, if appropriate, the claiming of damages against the tenant.

Lampons also provides landlords with access to comprehensive rent and legal protection insurance. This offers landlords the reassurance of knowing that the rent will be paid during the period of occupation and will cover costs involved with an eviction (see policy for further details).

We also recommend that landlords maintain an appropriate buildings and contents insurance policy. Lampons can arrange this through specialist insurers.

Can I regain possession of my property at the end of a tenancy?

Yes, because we ensure that the tenancy agreements are correctly drawn up and the proper notices have been served at the appropriate times. In the very rare cases where legal action is needed for repossession, the court will almost always make an order in the landlord's favour.

How will the Tenancy Deposit Scheme affect me and what does it cost?

In the rare cases where a deposit dispute occurs, the Tenancy Deposit Scheme allows a swift, unbiased conclusion and protects the landlord from having to incur the cost of expensive legal action to resolve the matter. A nominal annual charge will be made and full details on this and the Scheme is available from your local Lampons office.

Will I save money if I let my property privately?

We don't think so. The letting industry is littered with heartbreaking stories of how innocent and well intentioned property owners have let privately, sometimes to friends or family, with absolutely disastrous consequences.

The most common problem experienced by private landlords is late or non payment of rent or damage to the property, its fixtures and fittings. Get into this situation and you run the risk of becoming involved in an expensive legal wrangle and court proceedings.

All this could be on top of spending a considerable amount of money advertising the property and taking time to show prospective tenants around. Once you've found someone who wants the place, you won't be able to reference them like Lampons can — or hold the deposit. You'll also need to organise and pay for some kind of tenancy agreement and face the hassle of collecting the rent.

Leave the letting and management of your property to Lampons and you could save yourself a vast amount of worry and expense. We have a huge database of existing tenants and hundreds more contact us every week. Your property will be promoted to them through our branches, advertising and website. We'll find you a suitable tenant and check their references. We can provide you with legal expenses protection and even arrange a scheme which will guarantee the rental payments.

What is Buy-to-Let?

Buy-to-Let was originally a joint initiative introduced by ARLA and the mortgage lenders. The scheme was designed to help private individuals invest in rental property without being penalised by mortgage surcharges or paying commercial rates of interest.

Various lenders are prepared to offer between 75% and 85% of the purchase price, leaving the buyer responsible for the deposit. This can either be raised from savings or by releasing equity from existing property. Lampons Lettings can advise on this.

The mortgage company will need to know how much rent you expect to get from the property — this has to be 130% of the monthly interest payment.

Lampons has an in-depth knowledge of the local market. Working with our colleagues in sales, we can help clients choose property that is likely to be in demand and should perform well, both in terms of rental income and capital growth. Our in-house independent financial advisers can assist with any mortgage requirements.