Terms of Business Residential Lettings and Property Management

1. PARTIES


This Agreement (being the terms set out on the attached “Landlord’s Confirmation of Instruction & Property Management Form” (“the Form”) and the terms below (“the Terms of Business”)) is made between:
(a) Hillgate Investments Ltd, registered in England and Wales with Company Number 5068239 whose registered office is at 146 Lower Road, Rotherhithe, London SE16 2UG, trading as Alex Neil (“Alex Neil”); and
(b) The landlord or, if more than one, the landlords named on the Form (“the Landlord”).

2. GENERAL PROVISIONS


In accordance with the terms of this Agreement, the Landlord agrees to instruct Alex Neil in relation to the marketing for rental of the property described on the Form (“the Property”) (“the Residential Lettings Service”) as further defined in clause 3. No revisions to this Agreement or the Form, (whether by the insertion of additional wording or the deletion of the existing wording) will be valid or binding. Any revisions to this Agreement or the Form shall be agreed between the parties and set out by Alex Neil only in the Section headed “Special Conditions” on the Form.

If so indicated on the Form, the Landlord also agrees to instruct Alex Neil in relation to the management of the Property (“the Management Services”) as further defined in clause 4.

The Landlord warrants that he/she/it has authority to enter into this Agreement and to enter into a tenancy agreement to rent the Property to a tenant.

Upon written request from the Landlord, Alex Neil shall provide the Landlord with copies of reference(s) it has obtained (via a third party provider) in connection with the suitability of a tenant to rent the Property. Alex Neil shall not be liable for the contents of any references which it has obtained and which may form the basis on which a tenant is introduced to the Landlord. If Alex Neil obtains references which it deems to be satisfactory, it shall inform the Landlord and proceed with letting the Property to the tenant unless Alex Neil is instructed otherwise in writing by the Landlord.

3. THE RESIDENTIAL LETTINGS SERVICE


a. Introduction of tenant and the fee

(i) If Alex Neil introduces a tenant (“the Tenant”) to the Landlord who enters into a tenancy agreement (“the Tenancy Agreement”) to rent the Property either on their own or jointly with another person and whether directly or via an associated person or company, the Introduction & Tenancy Fee (defined below) becomes due and payable to Alex Neil.

Subject to a minimum charge of £1000.00 plus value added tax at such rate in force from time to time (“VAT”), the “Introduction & Tenancy Fee” is 10% plus VAT multiplied by the rent payable by the Tenant for the Property for the duration of the term of the tenancy granted under the Tenancy Agreement (“the Tenancy”).

The Introduction & Tenancy Fee is payable to Alex Neil whether or not the Tenancy Agreement is finalised or negotiated by Alex Neil, on condition that the Tenant was introduced to the Landlord by Alex Neil.

Alex Neil may collect all of the Introduction & Tenancy Fee (or such part of the fee if there are insufficient funds) from monies received by it under the terms of the Tenancy Agreement.

If Alex Neil does not collect all of the Introduction & Tenancy Fee from monies received by it under the Tenancy Agreement, the balance of the Introduction & Tenancy Fee must be paid by the Landlord to Alex Neil within 5 (five) working days from the commencement of the Tenancy.

(ii) The Landlord may terminate the Residential Lettings Service provided by Alex Neil under clause 3.a.(i) only in the circumstances provided for in paragraphs (1) and (2) below, by serving on Alex Neil not less than four (4) weeks’ notice (the “Notice Period”) in writing to terminate the service (“the Notice”). The Landlord may receive a pro rata refund or credit note of the Introduction & Tenancy Fee from Alex Neil for any unexpired term of the Tenancy Agreement (after an initial period of one (1) calendar year from the commencement of the Tenancy Agreement has elapsed) and after expiry of the Notice Period (“the Refund”). The Landlord may only serve the Notice if:

(1) the Tenant terminates the Tenancy Agreement in accordance with its terms (and the Landlord provides Alex Neil with a copy of the Tenant’s written notice to terminate its Tenancy Agreement); or

(2) the Landlord terminates the Tenancy Agreement as a result of a material breach of the agreement by the Tenant and the Tenant is evicted from the Property (and the Landlord provides Alex Neil with a copy of the eviction or such other notice), and the tenant ceases to be in occupation of the Property on the date of expiry of the Notice. If the Landlord serves the Notice on Alex Neil in accordance with this clause then the Landlord shall be entitled to the Refund. If the Tenant reoccupies the Property (whether directly or via an associated person or company) within 6 months of expiry of the Notice where such tenancy is not finalised or negotiated by Alex Neil, the Landlord shall be liable for the full amount of the Introduction & Tenancy Fee calculated in accordance with clause 3.a. For the avoidance of doubt, the Landlord shall not be entitled to the Refund if the Landlord shall exercise its right to terminate the Tenancy Agreement without material breach of the agreement by the Tenant.

b. Extension of Tenancy and the fee
(i) In the event that the Tenant remains a Tenant at the Property (whether directly or via an associated person or company) after the expiry of the original term of the Tenancy Agreement then the Renewal Tenancy Fee (defined below) is payable by the Landlord to Alex Neil.

The “Renewal Tenancy Fee” is 8% plus VAT multiplied by the aggregate rent payable by the Tenant for the Property during the Extension Period. The amount of the rent shall be the same as under the Tenancy Agreement unless agreed to otherwise in writing between the Landlord and the Tenant. For the avoidance of doubt, if the Extension Period is not a fixed period of time but rolls over on a periodic basis or the Tenant holds over, the Renewal Tenancy Fee shall be calculated on the basis that each Extension Period is deemed to be for 6 months (“the Deemed Extension Period”).

The “Extension Period” is:

(1) the duration of any and all renewals or extensions of the Tenancy Agreement whether or not the renewal(s) or extension(s) is (or are) finalised or negotiated by Alex Neil; and

(2) the duration of any and all tenancy agreement or agreements with the Tenant (whether directly or via an associated person or company) in respect of the Property which is (or are) subsequent to the original term of the Tenancy Agreement, whether or not the subsequent agreement(s) is (or are) finalised or negotiated by Alex Neil; and

(3) the duration of any and all period or periods of holding over by the Tenant (whether directly or via an associated person or company) subsequent to the original term of the Tenancy Agreement, whether or not the terms of the holding over are finalised or negotiated by Alex Neil.

For such period that the Tenant (whether directly or via an associated person or company) remains a Tenant at the Property after the expiry of the Tenancy Agreement, whether or not for a fixed period or holds over, then the Renewal Tenancy Fee shall be due and payable by the Landlord. The Renewal Tenancy Fee is payable in full within five (5) working days of the commencement of the Extension Period, where the Extension Period is a fixed period of time and by advance 6 monthly installments with the first such installment being due within five (5) working days of the commencement of the Extension Period where the Extension Period is not a fixed period of time.

The Landlord may terminate the Residential Lettings Service provided by Alex Neil under this clause 3.b only in the circumstances provided for in clause 3.a.(ii) (1) and (2) above, by serving on Alex Neil not less than four (4) weeks’ notice in writing to terminate the service (“the Notice”).

(ii) The right to receive a refund of the Renewal Tenancy Fee shall only be available if the Notice is served on Alex Neil in the circumstances provided for in clause 3.a.(ii) (1) and (2) above and in such event the Landlord shall be entitled to a pro rata refund or credit note of the Renewal Tenancy Fee from Alex Neil for the following periods:

(1) in the case of a fixed Extension Period of one (1) year or more, any period of the unexpired Extension Period (after an initial period of one (1) calendar year from the commencement date of the Extension Period has elapsed), and after the Notice Period has elapsed; and

(2) in the case of a fixed Extension Period of less that one (1) year (or where the Extension Period is not fixed), for any unexpired period of the Deemed Extension Period, after expiry of the Notice period of 4 weeks.

Save as provided above the provisions of clause 3.a.(ii) above shall apply to the refund of the Renewal Tenancy Fee.

Payment of the Introduction & Tenancy Fee and the Renewal Tenancy Fee shall be made using the methods set out on the Form.

4. COMPREHENSIVE MANAGEMENT SERVICES


If so instructed, Alex Neil will provide comprehensive management services (“the Management Services”) in connection with the Property, in which case Alex Neil will be entitled to the Management Services Fee (defined below) in addition to the Introduction & Tenancy Fee and any Renewal Tenancy Fee (defined in clauses 3.a. and 3.b. respectively).

The “Management Services Fee” is 5% plus VAT multiplied by the rent payable for the Property each month for the duration of the term of the Tenancy and for any Extension Period. The Management Services Fee shall be due and payable by advance monthly installments.

The terms of the Management Services are as follows:

(If the Landlord does not require any part of the Management Services it shall inform Alex Neil by written notice and Alex Neil shall cease providing that part of the Management Services on receipt of the notice. This shall not affect the Management Services Fee which shall be payable in accordance with the terms of this Agreement.)

(a) Alex Neil will use its reasonable endeavors to collect rent payable in accordance with the terms of the Tenancy Agreement including during any renewals or extensions or subsequent tenancy agreements or periods of holding over. Alex Neil provides no assurances to the Landlord that the rent due and payable by the Tenant will be received or collected by it, and Alex Neil’s obligation to collect the rent shall not extend to instituting legal proceedings in any form.

(b) Alex Neil will provide to the Landlord by email (to the email address notified on the Form (or such other email address notified in writing by the Landlord to Alex Neil)) monthly statements of account as soon as reasonably practicable after the end of each month, during the period that the Management Services are provided. If the Landlord requires any statements to be provided by post it must notify Alex Neil of this request by providing 14 days written notice.

(c) Any sums due to Alex Neil from the Landlord whether by way of the Introduction & Tenancy Fee, the Renewal Tenancy Fee, the Management Services Fee, reimbursement of expenses or otherwise may be deducted from the rent received by Alex Neil from the Tenant during the term of the Tenancy Agreement and/or any Extension Period. Alex Neil may also deduct from the rent received any costs and expenses incurred by the Landlord from the engagement of suppliers and/or contractors on the instruction of Alex Neil in connection with the Property in accordance with the terms of this Agreement, or any costs and expenses incurred by the Landlord from the engagement of third parties or otherwise on the written instruction of the Landlord to Alex Neil.

(d) Within ten (10) working days of receipt, and after any appropriate deductions, the balance of any rent received from the Tenant will be transferred by Alex Neil into the Landlord’s bank or building society account detailed on the Form (or such other account notified in writing to Alex Neil in writing from time to time).

(e) Alex Neil will not be responsible if the Tenant fails to pay the contractual rent.

(f) If the rent has not been paid within ten (10) working days after it falls due, Alex Neil will endeavor to notify the Landlord at the earliest possible opportunity, and will use reasonable endeavors to obtain payment from the Tenant by written request. If this does not have the desired effect Alex Neil will advise the Landlord in writing to instruct specialist solicitors to take further action. The Landlord will be responsible for any legal charges and expenses in instructing solicitors.

(g) The Landlord shall provide Alex Neil and the Tenant with a complete set of keys including any electronic fobs and passwords for the Property, for the period during which the Management Services are to be provided in order to enable it to manage the Property. The Landlord shall also provide keys for electricity and gas meters where applicable. All keys will be held locally in Alex Neil’s secure system and made available to Alex Neil’s approved suppliers and/or contractors or any other party authorized in writing by the Landlord. Alex Neil operates a secure coded key system from which keys cannot be identified. Therefore, if keys are lost or misplaced by Alex Neil then Alex Neil will only be liable for the cost of replacing the keys.

(h) The Landlord authorises Alex Neil to arrange replacement equipment from its approved suppliers and/or contractors (or any other suppliers authorised in writing by the Landlord) and/or to appoint its approved contractors (or any other party authorised in writing by the Landlord) to carry out repairs and works up to an aggregate value of £500.00 inclusive of VAT (if any). Alex Neil shall use reasonable endeavors to contact the Landlord for permission to proceed if the cost of replacement equipment and/or repairs inclusive of VAT (if any) is expected to exceed £500.00 and the Landlord shall confirm in writing to Alex Neil whether permission to proceed with acquiring the replacement equipment and/or carrying out the works is granted within five (5) working days of Alex Neil contacting the Landlord. Alex Neil will not, and is not obliged to, proceed with acquiring the replacement equipment and/or carrying out the works until it has received written authority from the Landlord to incur costs inclusive of VAT (if any) in excess of £500.00 and has been provided with cleared funds sufficient to meet the cost of the works or repairs or arrange replacement equipment. Alex Neil will use reasonable endeavors to appoint suitable suppliers and/or contractors but shall not be liable for any loss or damage suffered by the Landlord in the event that there is neglect or default on the part of any suppliers and/or contractors. Alex Neil shall have no liability for any loss or damage suffered if it does not hold sufficient funds and any necessary work is delayed or not carried out, unless the loss or damage is due to Alex Neil’s negligence or breach of contract.

(i) Alex Neil will retain £500.00 from the first or subsequent rental payments which will be held to create a fund for repairs (“the Repair Fund”). If part of the Repair Fund is spent, Alex Neil will retain further sums from rental payments to restore the balance in the Repair Fund to £500.00.

(j) Where the period of the Tenancy is for one calendar year or greater, Alex Neil will arrange for a visual inspection of the Property once per calendar year during the course of the Tenancy, on such date as it shall determine. Following the inspection Alex Neil will report on the condition of the property to the Landlord in writing together with any recommendations for works, repairs or replacement equipment it deems appropriate. If the Landlord requires additional inspections, it must notify Alex Neil in writing when it wishes these to be carried out (subject to it providing Alex Neil with a

minimum of ten (10) working days’ notice) during the course of the Tenancy. Alex Neil will confirm to the Landlord as soon as reasonable practicable whether the inspection can proceed on the nominated date. There will be an additional charge of £150.00 plus VAT for each scheduled inspection. Any inspection can only identify obvious and apparent visual defects and will not be an expert investigation or structural survey of the premises. Alex Neil does not accept responsibility for any hidden or latent defects.

(k) The Management Services do not include inspections of the Property during any periods of un-occupation (e.g. where the Landlord is waiting for the Property to be let). Upon receipt of the Landlord’s written instructions Alex Neil shall arrange for scheduled visual inspections during periods of un-occupation for which there will be an additional charge of £150.00 plus VAT for each scheduled visit. Any inspection can only identify obvious visual defects and will not be an expert investigation or structural survey of the Property. Alex Neil does not accept responsibility for any hidden or latent defects.

(l) The Landlord is advised to contact its insurance company and its utility companies should the Property be empty.

(m) Alex Neil will arrange for a professional inventory of the Property to be carried out at the cost of the Landlord by engaging its third party service provider and shall arrange for the service provider to provide a copy of the inventory to Alex Neil and the Tenant. Alex Neil shall provide the Landlord with a copy of the inventory within five (5) days of receipt and the Landlord shall notify Alex Neil in writing of any discrepancies in the inventory within five (5) working days of receipt. If Alex Neil does not receive written notification from the Landlord the inventory shall be deemed to be in an agreed form.

(n) Alex Neil shall not be responsible for the Tenant to be checked out against the initial inventory report at the end of the Tenancy. The Tenant shall be responsible (in accordance with the terms of the Tenancy Agreement) for arranging a professional check-out inventory against the initial inventory report referred to in paragraph (m) above. Within five (5) working days of receipt of the check-out inventory from the Tenant, Alex Neil will forward a copy of the check-out inventory to the Landlord and the Landlord shall notify Alex Neil in writing of any discrepancies in the check-out inventory within five (5) working days of receipt. If Alex Neil does not receive written notification from the Landlord the check-out inventory shall be deemed to be in an agreed form.

(o) If Alex Neil is informed in writing by the Landlord that a Gas Safety Certificate and/or Electrical Safety Certificate is due to expire during a Tenancy Agreement then Alex Neil shall arrange, at the Landlord’s cost and expense, an inspection for the purposes of renewing the Gas Safety Certificate compliant with the Gas Safety (Installation and Use) Regulations 1998 or the Electrical Safety Certificate to ensure that all electrical equipment and permanent electrical installation complies with the Electrical Equipment (Safety) Regulations 1994 and Low Voltage Regulations 1989.

(p) Alex Neil will hold the deposit payable by the Tenant under the Tenancy Agreement (“the Deposit”) in accordance with the terms set out below under clause 5.

The Landlord shall promptly settle any outstanding utility charges up to and including the date upon which the Tenant occupies the premises and for any void period between Tenancies.

Save as otherwise provided in this Agreement, Alex Neil shall provide the Management Services without limitation of time until terminated by either party giving not less than three (3) months’ notice in writing (“the Notice”). Alex Neil shall inform the Tenant to cancel any rental payments payable to Alex Neil after the expiry of the Notice. The Landlord shall remain liable for payment of the Management Services Fee until expiry of the period of notice and shall continue to be liable for the payment of the Introduction & Tenancy Fee and the Renewal Tenancy Fee as applicable in accordance with clause 3. Prior to expiry of the Notice, the Landlord will inform Alex Neil in writing of its nominated deposit protection scheme. Following expiry of the Notice, Alex Neil will no longer be responsible for registering the Deposit with its scheme and it will transfer the Deposit to the Landlord (less any monies due and payable to Alex Neil under clause 3.a. and clause 3.b.) within ten (10) working days of expiry of the Notice. The Landlord will then be responsible for registering the Deposit with its nominated deposit protection scheme following expiry of the Notice.

5. DEPOSIT


Alex Neil is a member of the Deposit Protection Service (“the DPS”), The Pavilions, Bridgwater Road, Bristol BS99 6AA, Telephone 0844 4727 000, enquiries@depositprotection.com, www.depositprotection.com. Alex Neil's Agent ID is 1330683.

If Alex Neil is instructed to provide the Residential Lettings Service only the Landlord will be responsible for registering the Deposit with its nominated deposit protection scheme, and it will inform Alex Neil of the relevant deposit protection scheme on the Form. In such cases Alex Neil will not be responsible for registering the Deposit and it will transfer the Deposit received from the Tenant to the Landlord (less any monies owed to Alex Neil under clause 3.a. and clause 3.b.) within ten (10) working days of receiving them or ten (10) working days from the start of the Tenancy (whichever is later). The Landlord will then be responsible for registering the Deposit with its nominated deposit protection scheme as specified on the Form.

If Alex Neil is instructed to provide the Management Services, Alex Neil will deal with the Deposit under the terms of the DPS and the following shall apply.

The Landlord will notify Alex Neil in writing within five (5) working days of receiving the check-out inventory (referred to in clause 4. (n) above) from Alex Neil, of any proposed deductions from the Deposit. If the Landlord has not proposed any deductions, or if the Landlord has proposed deductions but there is no dispute between the Landlord and Tenant, Alex Neil will inform the DPS to repay the whole or the balance of the Deposit (as the case may be) to the Tenant. Alex Neil will forward any money received from the DPS on behalf of the Landlord to the Landlord within 10 working days of receipt.

If, after five (5) working days following notification by the Landlord to Alex Neil of a dispute and reasonable attempts have been made in that time to resolve any differences of opinion, there remains an unresolved dispute between the Landlord and the Tenant over the proposed deductions from the Deposit, the Deposit will be dealt with in accordance with the rules of the DPS. Alex Neil is not responsible for any decisions made by the DPS.

6. INTEREST


Alex Neil requires forthwith payment of all fees and disbursements due from the Landlord under this Agreement. If any sum due, in whole or in part, is not paid within ten (10) working days of it falling due then:
(a) Alex Neil is entitled to charge interest on such outstanding sums on a daily basis, from the date of payment falling due until payment is received, at the interest rate defined below; and
(b) the Landlord shall indemnify Alex Neil for any resulting legal costs and disbursements incurred by Alex Neil in collecting the outstanding sums.

Interest will be calculated at 8% per annum above the Barclays Bank Plc’s base rate as at the date of the sum falling due for payment (“Interest”). Interest will be calculated on the amount of the outstanding sum plus any accumulated Interest.

If Alex Neil agrees to any terms with the Landlord in addition to, or in substitution of, the terms in this Agreement (which are specified as Special Conditions on the Form) and the fees payable by the Landlord under this Agreement are not paid within ten (10) working days of them falling due, then at the end of the 10 working day period, if the fees due and payable are less than such fees which would have been payable if Alex Neil had not agreed to the Special Conditions, then the fees payable under this Agreement shall be calculated without reference to the Special Conditions and such sums shall be due and payable by the Landlord to Alex Neil. Alex Neil shall be entitled to charge interest on such amount in accordance with clauses 6(a) and 6(b) above.

7. INDEMNITY


The Landlord agrees to indemnify Alex Neil against any costs, expenses or liabilities incurred or imposed on Alex Neil which were incurred on the Landlord’s behalf.

8. TENANCY AGREEMENTS


If Alex Neil has been instructed to provide the Residential Lettings Service and Alex Neil introduces a Tenant to the Landlord in accordance with clause 3.a, the Landlord shall enter into Alex Neil’s standard form tenancy agreement (“the Standard Form Tenancy Agreement”) with the Tenant (for which there is an Administration Fee (defined below)) prior to commencement of the Tenancy (unless Alex Neil agrees in writing to a tenancy agreement in a format other than the Standard Form Tenancy Agreement). The Landlord shall provide a copy of the signed Standard Form Tenancy Agreement to Alex Neil prior to commencement of the Tenancy.

If Alex Neil agrees in writing to a tenancy agreement in a format other than the Standard Form Tenancy Agreement, the Landlord shall provide a signed copy of the tenancy agreement to Alex Neil no later than (3) working days prior to commencement of the tenancy. If a signed copy is not provided by such date, the Landlord shall promptly enter into the Standard Form Tenancy Agreement.

Alex Neil shall supply the Standard Form Tenancy Agreement and all other required tenancy documents to the Landlord for an administration fee of £250.00 plus VAT (“the Administration Fee”). The Administration Fee shall also be payable if Alex Neil agrees to a tenancy agreement in a format other than the Standard Form Tenancy Agreement. The Administration Fee will be collected as a disbursement by Alex Neil.

If Alex Neil has been instructed to provide the Management Services, the Landlord shall enter into the Standard Form Tenancy Agreement with the Tenant prior to the Management Services being provided by Alex Neil. The Administration Fee shall be payable by the Landlord for the Standard Form Tenancy Agreement, which will be collected as a disbursement by Alex Neil. The Landlord must provide a copy of the signed Standard Form Tenancy Agreement to Alex Neil prior to commencement of the Management Services.

9. DISCLAIMER


Alex Neil will carry out all services with reasonable care and skill, but do not guarantee or provide any warranty about the suitability of the Tenant or any guarantors, timely rental payments, or the ability to obtain vacant possession at the end of a Tenancy.

10. LIMITATION OF LIABILITY


Nothing in this Agreement shall exclude or in any way limit Alex Neil’s liability for fraud, or for death or personal injury caused by its negligence, or any other liability to the extent such liability may not be excluded or limited as a matter of law. Subject to this, Alex Neil’s maximum aggregate liability under, or in connection with, this Agreement, whether in contract, tort (including negligence), breach of fiduciary or other duty, or otherwise, will in no circumstances exceed £1,000,000.

11. SEVERANCE


If any provision of this Agreement is found by any court or administrative body of competent jurisdiction to be invalid or unenforceable then such invalidity or unenforceability shall not affect the other provisions of this Agreement which shall remain in full force and effect.

12. ENTIRE AGREEMENT


These Terms of Business, together with the attached Form are the entire Agreement and understanding of the parties and supersede any previous Agreement between the parties relating to the subject matter of this Agreement.

The parties agree that neither of them have been induced to enter into this Agreement in reliance upon any warranty, representation, statement, agreement or undertaking of any kind (whether negligently or innocently made) of any person other than as expressly set out in this Agreement. Nothing in this Clause shall, however, operate to limit or exclude any liability for fraud.

No variation of this Agreement shall be valid unless it is in writing and signed by or on behalf of each of the parties.

13. THIRD PARTY RIGHTS


A person who is not a party to this Agreement has no rights under the Contracts (Rights of Third Parties) Act 1999 to enforce any term of this Agreement.

14. ENGLISH LAW


This Agreement is governed by the laws of England & Wales and is subject to the exclusive jurisdiction of the Courts of England & Wales.

15. COMPLAINTS PROCEDURE


Alex Neil is a member of The Property Ombudsman Scheme full details of which can be found at www.tpos.co.uk. Alex Neil will comply with The Property Ombudsman’s Code of Practice for Residential Letting Agents (“Code of Practice”) and the parties agree that Alex Neil may disclose information relating to the letting of the Property to The Property Ombudsman.

Should the Landlord be unhappy with the service received please contact Alex Neil in the first instance and request a copy of its Internal Complaints Procedure document in accordance with the Code of Practice. If for any reason we are unable to resolve the problem between us, then the Property Ombudsman provides a complaint and redress mechanism and can be contacted on www.tpos.co.uk.

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Priscilla was incredibly helpful in organising the preparation of my flat for the new tenants. Nothing was too much trouble for her. Her response to all that needed to be done and her professional attitude was amazing. Thank you very much.
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8th October 2017
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