Town & Country

Letting Agents

Landlord Information

We offer a professional and friendly service. We aim to make renting your property easy and trouble free.

We offer a free property assessment and valuation service. We will give you professional advise on the suitability of the property for renting and it's rental value.

Instruct us on a full management basis and we will market the property to find a tenant and manage the property efficiently and professionally, providing you with peace of mind.

Rental guarrantee insurance is also available.

We are also happy to take on the management of properties that are currently with other agents. If have you multiple properties please ask us about our bulk management terms.



Full management service: to find a tenant, set up our standard tenancy agreement and manage all aspects of your property:

You pay nothing until we have found you a tenant.

Fee: 12% (10% + VAT) of each monthly rent by instalment

  • NO up front lump sum fee
  • NO administration fee
  • NO charge for tenancy agreement (provided you use our standard version)

We will manage any repairs required at the property, however this does not include:

  • The actual repair cost, which whenever possible will be deducted from the next rent payment with no uplift
  • Any third party service visits or certificates required
  • Deposit registration fee £35.00 (inclusive of VAT)
  • Tenant or guarrantor reference £30 (inclusive of VAT)
  • Check-in or check-out / inventory £90 (inclusive of VAT)

here will be no extra charges for our services: full management service means what it says; a full managed service with no hidden extras.

You can upgrade for an extra £35 per month (inclusive of VAT) to our "Management Plus" package which includes additional inspections every 3 months and rent guarrantee which in the event of a tenant getting into arrears will cover rent arrears and legal fees; there is a one month excess and terms and conditions apply so please ask for and study our leaflet.


What We Will Do: 


Market Your Home

We will actively and vigorously promote your property for the whole period that it is on the market. We aim to reach the widest possible audience using the following marketing media:


We will place your property on Rightmove, the Uk’s most popular web site for renting residential properties.

Web Site: we will place your property details in the ‘For Rent’ section of our Town & Country website. Full information on each property, including photos and room dimensions, is available on the web site. This allows prospective tenants who have seen your property through our other advertising media to have immediate access to the full property details.

Local Papers: we will advertise your property in the local papers and we aim to advertise your property every week.

Waiting List: we have a list of prospective tenants and any tenant on that list requiring a property similar to yours will be promptly contacted to determine their interest.


Obtain References

Once a tenant has asked to rent your home we will ask you to reserve the property for them. We will then require the tenant to complete an application form and charge them the reference application fee.  Should you wish to interview the tenant we ask that you make us aware of this requirement when placing the property for rent with us and that the interview takes places before we charge them the reference application fee. Every tenant will be required to provide proof of identity and will be required to pass our vigorous referencing criteria.


Check Tenants In and Out

Inventory and inspection (with photographs): at the commencement of a tenancy, we will make an inspection and draw up a report detailing the condition of the property that will include an inventory of the property's contents. At check in the tenant will be asked to check and sign this report. It will also include meter readings for the utilities. At the end of the tenancy we will repeat this process.


Collect a Security Deposit

We will collect and hold on your behalf a deposit equal to one months rent. At the end of the tenancy this gives you protection against any damage to the property. Since 6th April 2007 all security deposits must be registered with a government approved scheme. We register all deposits with Tenancy Deposit Solutions Limited. In the event of there not being agreement with the tenant on any deductions which you wish to make from the deposit then this scheme offers a free arbitration service. There is a one off registration fee of £35.00. For full details please refer to the scheme’s web site:


Make Further Inspections

We will make one inspection after 6 months and thereafter at either 3, 6, or 12 month intervals depending on our assessment at the previous inspection. Any cause for concern will be reported. 


Collect Rents

We will collect rents on your behalf. Rent will then be paid into your account minus any deductions due to us. If the rent has not been received within 5 working days of the due date we will actively pursue payment on your behalf.


Arrange Tenancy Agreements

We have a standard tenancy agreement, which complies with the recently introduced Unfair Terms Act.  Our agency agreement is for an initial period of 6 months and then continues on a monthly periodic basis.


Manage Repairs

As your agent we will arrange and manage any repairs that become necessary during the tenancy. The cost of this management service is included in our standard fees. The actual cost of repairs is however your responsibility and wherever possible will be deducted from the next rent payment. Except in an emergency where it is necessary to act immediately in order to protect the property we will check with you before committing to any expenditure. For this reason we will normally hold on your behalf a repair float of £250.


Inform Utility Companies

We inform the relevant utility companies of the change of occupier at the start of each tenancy although telecom companies will not take instruction from us.



Other Information 


Gas and Electrical Safety Certificates

Safety certificates must be available before commencement of the tenancy. We will manage the renewal of these certificates as they become due.

EPC: Energy Performance Certificate

It is now mandatory that an EPC is available in order to market the property for rent. (If you have a HIPS for the property then there will be an EPC included in the HIPS). EPCs are valid for 10 years. If you do not have one for the property then we can arrange one for the cost of £65.00



 It will be necessary to make sure that your existing insurances provide for the renting of the property and include appropriate public liability.


Informing Your Mortgage Company

Most mortgage companies require that permission is obtained to rent out the property, although such permission is rarely a problem.


Income Tax

It is your responsibility to pay any tax which may be due on your rental income.


Town & Country

Wisbech: 01945 871336

Downham Market: 01366 321048

Fax: 0871 872 6534