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We have everything we need and areLet your property from just £495
We offer a range of services and fees to suit every requirement and budget
If you are ready to sell or you need
advice prior to selling, one of our
qualified valuers will visit free of charge.
Alternatively, please call or pop in to one
of our prominent high street branches.
Introducing Hometrack
What is a Hometrack valuation?
Hometrack's Automated Valuation Model (AVM) is used by 18 out of the top 25 lenders in the UK as an integral part of their process.
Once you have provided the details for your property, the AVM will find nearby properties with similar characteristics.
Then, it uses powerful algorithms and local market evidence to estimate the value of your property, in today's market.
Finally, the AVM applies proprietary analytics to give you a valuation estimate and confidence level for your property.
Estimated capital value
This is the most probable sale price of the property in average condition, when sold on the open market. This is based on the information you provided, plus available market information on sales and mortgage valuations for similar properties in the local area, on the date of the valuation.
Capital value range
This is the range of values within which your property is likely to fall. It takes into account additional factors such as aspect and plot size. There is a 68% probability that the value of your property will fall within this range.
Confidence level
Hometrack's AVM provides an indication for the accuracy of each valuation, banded into high, medium and low. A high confidence level indicates that the valuation is likely to be more accurate.
Estimated rental value and gross yield
This is the most probable rental value per month when let on the open market. This is based on the information you provided, plus available market information on rental levels. Gross yield is the rent expressed on an annual basis, as a percentage of the estimated capital value.
Why can I have only one AVM report?
Hometrack charges £19.95 per for each AVM report purchased via their website.
Reades provides these free of charge, but since it still costs us to buy them from Hometrack, we limited the use of this service to one valuation per person.
If you require more than one valuation, you are welcome to contact us.
Is the Hometrack AVM accurate?
The Hometrack AVM offers an indication of the value of your property, based on the limited information you have supplied. It assumes that your property has a reasonable specification and is presented in good condition.
The AVM is not a substitute for a professional valuation and properties will only be entered to the market following a visit by one of our highly experienced and qualified valuers.
The Hometrack AVM cannot be relied upon as a valuation for mortgage, probate or marital purposes.
One of our experienced valuers will visit free of charge to assess your property and offer their professional opinion on the rental value. The valuation visit also offers a great opportunity for you to find out more about the letting process and how Reades can protect you from the many potential pitfalls.
Our valuers have years of experience in valuing and successfully letting properties.
Having familiarised themselves with your property, they will offer their best advice to help you let it quickly and achieve the highest possible market rent.
This comprehensive marketing package is available at no extra cost and includes:
For a more bespoke approach, you can add one or more marketing bolt-ons, including:
For more details and pricing information, please speak to a member of the team.
(P) Included as part of the Premium marketing package
1Only available in conjunction with professional photography
2Social BOOST offers the targeted marketing of your property advert to a tailored demographic, increasing its reach many times that of a non-boosted post. Social BOOST will likely generate a greater number of enquiries, helping your property to sell even more quickly and achieve the highest possible price.
3Only available in conjunction with 12-page electronic brochure
Available for just £300, our Premium marketing package includes the three most popular marketing bolt-ons:
The Premium marketing package represents a saving of £100 compared to buying the three marketing bolt-ons individually.
What you see is what you pay, our fees include the VAT.
Your property will require an Energy Performance Certificate (EPC) to meet with current legislation and we can arrange this for just £95.
What you see is what you pay, our fees include the VAT.
We maintain a database of hundreds of qualified tenants and will match your property to suitable candidates even before it appears online.
You can provide us with your availability to conduct the viewings and we will arrange an appointment to suit.
Alternatively, we can contact you before arranging the viewing, so we can discuss the tenant's availability with you and arrange a mutually convenient date and time for you and the tenant.
Unless you tell us otherwise, we will always offer at least 24 hours' notice of a viewing taking place.
Accompanied viewings are only available with Service Plan 3.
Our lines are open 24 hours a day, 365 days a year and we never miss an opportunity to take an enquiry about your property. Whether we speak to tenants on the phone, in person, or correspond electronically, all enquiries will be handled promptly on your behalf.
To help ensure the best match, we ask all the referencing questions up-front, such as who is looking to live in the property, if they are planning on having kids or pets living with them, if they smoke, whether they are currently in work, if their annual income meets our rent to income ratio, whether they are aware of any issues on their credit file, if they are legally allowed to rent in the UK (under the UK Government's Right to Rent Scheme rules) and if they have any special requirements.
This certainly doesn't stand in the way of us letting properties, quite the opposite in fact. Spending the time to properly understand prospective tenants' circumstances helps us successfully match people to the right property, letting your property more quickly and minimising your exposure to risk.
Our team will be in touch on a weekly basis to offer marketing updates, discuss recent viewings and feedback, and offer an insight into how the lettings market is performing in your area.
The rental market can be very dynamic and our team is best-placed to formulate a sound strategy to help quickly let your property and achieve the best possible market rent.
Once we have a suitable applicant, we will contact you to provide a detailed overview, so you can make an informed decision as to whether you want us to agree a let, in principle, subject to referencing and contract.
As soon as we have your go ahead, we undertake formal reference checks, including contacting their previous landlord or agent to see if their rent has been paid, if they have conducted their tenancy responsibly and looked after the property. We will also check with their employer to establish whether they are indeed employed, if their employment is likely to change during the initial fixed term of the tenancy, and carry out a credit check with Experian, the UK's leading credit reference agency.
Once referencing has completed successfully, you will receive an email from our system containing a link to a simple four-stage browser process:
Stage 1 - An introduction to explain the next three stages
Stage 2 - Review the results of the referencing
Stage 3 - Give your go ahead for the tenancy to proceed
Stage 4 - Opt in or out of buying a rent guarantee and legal cover policy Plan 2 & 3 only)
The above process can be undertaken from anywhere in the world using any internet-capable device.
Compliance is paramount with lettings. Undertaking Right to Rent Checks is a legal requirement and failure to do so means risking a fine or even imprisonment. We have this covered for you and we also issue the Help to Rent Guide if your property is located in England.
If there is an issue with the reference check, it may still be possible to proceed with a tenancy by putting in place a Guarantor.
The Guarantor must be referenced just like the tenant, as the tenant's obligations will fall to the Guarantor in the event of a breach, such as failure to pay the rent or the property suffering damage over and above the value of the deposit.
We draft each tenancy agreement individually, according to the unique requirements for each tenancy.
Our agreements are checked by a specialist independent company, to ensure they comply with the latest legislation.
We collect the rent from your tenant and transfer it to your account as soon as the tenancy has started, minus our fee.
We collect a security deposit from your tenant and with Plan 1, we pay it to you as soon as the tenancy starts, along with the balance of the rent.
You must register the tenant's deposit within a Government-backed scheme, as required by law, and we will offer any help and guidance you may need to ensure you fully comply with legislation.
With Plans 2 & 3, we register the tenant's deposit on our account instead so no action is required by you and you can rest assured that you are fully compliant.
You will receive an electronic copy of the signed tenancy agreement and a hard copy at no extra cost, if requested.
After successfully passing our three-stage vetting process, it is highly unlikely your tenant will default on paying their rent.
However, if your tenant falls on hard times, perhaps due to illness, relationship breakdown or loss of employment and they should stop paying their rent, you will no longer receive payment either.
We will offer the best advice to both you and your tenant to help get things back on track, but if they fall into arrears it may be necessary to ask them to leave.
As part of our managed service, we will handle the eviction process on your behalf and it can take up to six months to evict a tenant through the courts. If you have high mortgage repayments or you rely heavily on receiving the rental income every month (e.g. to cover the cost of care), it may be wise to protect it with a rent guarantee policy.
Starting from around £100 for a 6-month policy, it covers up to 6 months' lost rent (up to £2,000 per month), up to three further months at half rent once we get your property back and all your legal expenses are covered too, with a total level of cover up to £50,000.
If you want to go belt and braces, this policy really does offer excellent value for money.
With recent changes to billing policy for water companies, a failure to notify and receive confirmation from the water company means the landlord remains liable for the bill.
To ensure this doesn't happen, we will let the water company know the tenants' names, when the tenancy started and provide meter readings where necessary, and we will do the same for the gas, electric, water and Council Tax companies too.
Since we are dealing with rent collection on your behalf, it makes more sense for us to register the tenant's deposit on our account with the Government-backed scheme.
We will ensure this is done promptly, following the start of the tenancy, and you will therefore be fully compliant with tenancy deposit legislation.
Tenants make ongoing rent payments directly to Reades on the same day each month and you will receive payment to your account within 4 working days of receipt of cleared funds thereafter.
If your tenants should fail to pay their rent on time, our recovery process will help to quickly get things back on track.
We recently enrolled in Experian's Rental Exchange Initiative too, which means that a tenants' rent payment history will now feature on their credit file, helping them to secure credit in the future and making it even more in their interest to pay in full and on-time.
Sent via email, your monthly statement details the income received, any expenditure (including the fee paid to Reades) and how much has been paid to your account.
If there is a contractor expense (such as a landlord gas safety test) on your statement, we compile the original contractor's invoice into your account statement, so you have everything you need in one multi-page document.
With Plan 3, statements are available to download from your online account.
Tenancy amendments*
If a couple move in and want to go their separate ways, we will re-reference the one who wants to stay, to check they meet the criteria on their own.
Likewise, if your tenant wants to ask a new partner or friend to move in with them and you agree to allow this, we will reference the new tenant before adding them to the agreement.
Rent reviews
Conducted annually during an existing tenancy and always prior to renewing a tenancy or reletting a property, the rent review involves a comprehensive market assessment and considers other factors too, such as the condition of the property and the length of the proposed tenancy extension.
We will put forward our recommendation and take your instruction on how you want to proceed.
Tenancy renewals*
Having contacted your tenants to establish their requirements, we will carry out a rent review and then contact you to seek your instruction on how you would like us to proceed, before negotiating the terms of the renewal on your behalf.
Serve notices
Different types of notices are required depending on the reason for the notice or when, during the tenancy, it is being served. We make sure the right notice is served and that it is executed correctly, so you can recover possession of your property.
Since November 2015, it has been a legal requirement to register with Rent Smart Wales, if you are the landlord of a property in Wales, and similar legislation is likely to be rolled out in England in due course.
If you plan on being involved in any regulated activities, there is an additional requirement for you to become licensed with Rent Smart Wales too.
You can avoid having to be licensed and therefore not have to undergo the training, sit the exams and buy your license, by simply appointing Reades as your licensed agent instead.
After registering, simply nominate Reades as your appointed licenced agent by using our license number - LR-20024-43582.
IMPORTANT: an active Plan 3 subscription is required for Reades to act as your appointed licensed agent with Rent Smart Wales.
Accessible 24/7 from any internet-capable device, your online account offers a live window into the Reades system, allowing you to track marketing stats, see viewings as they're booked and review viewing feedback.
You can also see important tenancy information, including dates for renewals, inspections, insurance and scheduled testing, review electronic copies of documents and maintenance issues, access accounts information and download your account statement, wherever you are.
Whether you're too busy or just prefer not to conduct your own viewings, one of our trained Negotiators will be happy to conduct them on your behalf and they're available 8am till 8pm, 7 days.
The viewing also offers us a great opportunity to meet prospective tenants and might be the only time we meet them in person, before they come in to collect their keys and tenancy documents.
Accessible via your online account, you will receive proper, four-point feedback, including what the viewers liked about your property, what they perhaps didn't like so much, their opinion on the market value and what we plan to do next on your behalf.
If you prefer to receive a call to discuss the feedback, we will be happy to oblige.
A strong inventory and schedule of condition is vital to safeguard both the landlord and tenant.
Once your property is ready for handover to the tenants, one of our independent Property Assessors will attend to make a full assessment, inside and out.
The Property Assessor walks through every area of your property, checking all items, describing how they look, establishing whether they're intact, documenting their condition and determining their serviceability.
Whether it's the décor, flooring, windows, appliances, taps, toilets, lawns, borders, driveways or outbuildings, everything is assessed using the same efficient cataloguing process, with written descriptions and geotagged photographs.
An accompanied check-in is also carried out, allowing incoming tenants to check off every item with the Property Assessor, before signing off the report and receiving their own digital copy.
Available all day, every day (yes, even on Christmas Day and New Year's Day!), you and your tenants can call any time of day or night and you will always be greeted by the delightful team at our Central Reception.
With years of experience in diagnosing maintenance issues, our out of hours team manage to resolve the vast majority over the phone, without the need to instruct an expensive emergency contractor.
Emergency calls received between the hours of 8am and 8pm will be handled same-day and any received outside of those hours will receive a call back the following day.
There will inevitably be a few days' downtime between tenancies whilst we assess the condition of the property following the previous tenancy, arrange quotations for works where required, prepare the property ready for the new tenancy and document its condition prior to handover.
Any bills for gas, electric, water or Council Tax arising during this time will be deducted from your next rental payment and appear on your statement of account, along with a copy of the invoice.
As a landlord, you have a legal duty of care towards your tenants and anyone else entering the property.
To ensure this obligation is fulfilled, we will arrange scheduled testing, at the appropriate frequency, on the gas, oil or solid fuel appliances, for the fixed wiring and any electrical appliances you supply as part of the tenancy.
Periodic Inspections are a vital part of the management process and will also help to fulfil your legal duty of care.
Conducted three months after the start of the tenancy and six monthly thereafter, our Property Assessors use a tablet-based app to capture photos of every area as they walk through your property, checking off items such as décor, flooring and windows as they go.
They also assess the condition of visible sockets and switch faces and check for ad-hoc wiring changes, therefore fulfilling the requirement for an interim inspection under the Electrical Regulations.
We upload a copy of the report to your online account (even if there are no issues to report), so you can have the peace of mind that your property is in good order and you are receiving the service as described.
Any issues identify are clearly described, along with close-up and distant photos, so you can make an informed decision as to how you want us to proceed, wherever you are in the world.
We maintain a list of "Trusted Trades" - contractors who have successfully passed our strict due diligence process - and since we don't add a penny on top of contractors' charges, you will pay the same through Reades as you would if you chose to instruct the contractor directly.
You can choose to have us call you prior to arranging works, or just go ahead and arrange works right away (normally up to an agreed expenditure limit). We can deal with any aspect of property maintenance and all works are fully guaranteed if you use our Trusted Trades.
Around four weeks prior to the end of the tenancy, one of our Property Managers will attend to conduct a walk-through with your outgoing tenants. They provide your tenants with a hard copy of the original Inventory and Schedule of Condition, offer advice on how to prepare the property, help them to understand their obligations under the tenancy agreement and point out things we commonly have to charge for.
Using a copy of the original Reades Inventory and Schedule of Condition, one of Property Assessors will conduct an accompanied check-out with the outgoing tenant. They assess the condition of your property inside and out and if there are any differences, they offer their professional opinion on how costs should be apportioned before asking the tenants to sign their report.
Any proposal for a deposit chargeback must be fully evidenced, with before and after geotagged photographs, an assessment of responsibility and wear and tear, an apportionment of costs and copies of contractor's quotations or invoices.
The check-in, inspection and check-out process operated by Reades is by far the fairest in the industry and we are very proud to say that over 99% of tenancies managed by Reades end without dispute.
If you are living overseas for more than 6 months a year, Her Majesty's Revenue & Customs (HMRC) requires you to appoint a person or company in the UK, to collect rents on your behalf.
If you register with the HMRC Non-Resident Landlord Scheme (NRLS), your registered collector of rents can pay 100% of what they collected directly to your UK bank account. They are, however, obliged to submit a quarterly return on your behalf and failure to do so could result in them being liable for your tax (even if you are not liable to pay any).
If you choose not to register with NRLS, your nominated collector of rents must deduct 20% of the monies they collect and pay this to HMRC. They are still obliged to submit a quarterly return too and they risk the same penalty for failure.
This is serious stuff and Reades will only deal with an overseas landlord if they subscribe to Service Plan 3.
Over 85% of the new sales and lettings instructions we receive are repeat business, either from previous clients using Reades again, or from those clients referring people they know to Reades.
Reades is an independent, family-owned Estate & Letting Agency - Helping people move since 1999.
*Designates service elements charged in addition to the service plan fee. Chargeable service elements cannot be accessed without a subscription to the service plan within which they are offered, nor can they be excluded from that plan. See sheet "Chargeable Service Elements & Fees" for details.
There is no tie-in period with this service - you can choose to remove your property from sale at any time.
With the Option 1 - Hybrid Agency service, Reades will provide 18 months service from the first day of marketing, or until your property sells, whichever is sooner.
When receiving enquiries from prospective buyers, Reades will obtain their contact details, verbally confirm their buying position and forward this information to you via email. You will then be responsible for contacting prospective buyers, arranging and conducting your own viewings, negotiating your own sale and progressing it to completion.
A fee of £895 is payable for Option 1 and is non-refundable in the event you choose to remove your property from sale, or in the unlikely event your property remains unsold after 18 months. After the initial 18-month term, you can choose to continue marketing on six-monthly contracts for a charge of £295 per six months.
Reades reserves the right to remove your property from sale in the unlikely event it remains unsold after the initial 18-month term and to disallow further marketing extensions.
If you choose to remove your property from sale, you can do so at any point with no notice period.
What you see is what you pay, our fees include the VAT.
There is no tie-in period with this service - you can choose to remove your property from sale at any time.
Reades will provide the service until your property sells, or you decide to remove it from sale, whichever is sooner. If you choose to remove your property from sale, you can do so by giving 14 days' notice in writing.
Reades reserves the right to remove your property from sale in the unlikely event it remains unsold after 18 months.
An up-front fee of £895 is payable for Option 2 and is non-refundable in the event you remove your property from sale, or Reades exercises its right to remove your property from sale after 18 months. An additional sale fee equivalent to 0.5% of the sale price is payable upon completion of your sale.
What you see is what you pay, our fees include the VAT.
The tie-in period for this service is 12 weeks.
Reades will provide the service until your property sells, or you decide to take your property off the market, whichever is sooner.
A fee equivalent to 1% of the final sale price is payable upon completion of your sale.
If you choose to remove your property from sale, you can do so by giving 21 days' notice in writing. If you choose to remove your property from the market during the tie-in period, our fee will be payable in full. In the unlikely event your property remains unsold at the end of the tie-in period, you can choose to remove your property from the market with no charge and the same notice period applies.
What you see is what you pay, our fees include the VAT.
For full details of our Terms and Conditions, please refer to your Agency Agreement (supplied prior to instruction).
We are committed to protecting the personal information you provide when signing up to and using Our Valuation Tool. This Data Protection Policy relates to Our use of any personal information We collect from you via the Valtool.
This Data Protection Policy explains the following:
We are committed to safeguarding your personal information and complying with Our legal obligations to hold and use your information in-line with all applicable laws.
Reades Ltd (company number 0458814) is a property sales and letting agency. References to "We/Us/Our/Reades" throughout this document are to Reades Ltd. Our Valuation Tool is a tool which We have devised to enable you to obtain a guideline valuation of your property free of charge.
When you sign up to the Valuation Tool to receive your free property valuation, you will be providing certain personal information to Us. This includes your name, postal address, email address and phone number.
We will use the personal information collected when you sign up to or use the Valuation Tool for the following purposes:
We will not share the personal information which we collect via the Valuation Tool with any third parties other than where We are required to do so by law. The only information which We will share is the address details of the property on which you wish to obtain a valuation. This information is shared with our appointed third party property valuation agency, so that they can provide a valuation of the property and for no other purpose.
We will contact you:
By signing up to receive a free Valuation Report, you agree to receive Reades marketing communications as discussed in paragraphs 4 and 5.
If you wish to withdraw your consent to receiving these marketing communications at any point you can do so by notifying us using the contact information set out below.
We will hold your personal information on our systems for as long as reasonably necessary in order to provide you with the relevant services, or until you inform us that you want Us to delete your personal information (whichever occurs first).
You can request that We delete your personal information by contacting us in writing using the contact information set out below.
Deleting your data may mean that We will no longer be able to provide you with Our services.
You have the right to:
Please address requests and questions about this or any other question about this Data Protection Policy to:
The Data Controller
Reades - Hawarden (Head Office)
Reades House
3-5 The Highway
Hawarden
Flintshire
CH5 3DG
You can also send any enquiries electronically to data@reades.uk.
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