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Why Choose Us?

Contact us and we will manage your property for ONLY

8% PCM





We understand that letting your property, especially for the first time, can be a worrying experience and with this in mind our most important consideration is providing you the Landlord with the best possible service and the right tenant for your property.

We never forget that the property is your most important asset and we can confidently assure you that by instructing us to act as your Letting and Management Agents your asset will be in professional and caring hands.

Because we are a small firm, we are able to offer a personal service, with attention to detail, whilst at the same time maintaining a high standard of competence and professionalism. We both live and work in the Lostwithiel, Mid Cornwall and East Cornwall areas: allowing us to be on call to deal with any needs that may arise through letting your property without the need for you to be involved.

Competitive Rates

Our fees are competitive and may be open to negotiation dependent on the level of Service required. We appreciate the need for a business like approach for both individual and investment landlords.

Carefully Selected Tenants

Drawn from a continually updated register, all prospective Tenants are thoroughly referenced and credit checked. In some cases we will also require a guarantor.

A Personal Service

Our Services

Letting Only

Our Letting Only Services includes marketing of the property and carrying out viewings, leading to the introduction and vetting of a prospective Tenant. This proving satisfactory, we then go ahead and prepare the tenancy agreement, and if required an inventory.

Following this, the first month’s rent and usually a tenancy deposit is collected and credited to the Landlord less our agreed fee. Managing the tenancy, including the maintenance and rent collection, will then be the responsibility of the Landlord.

Full Management

This is our inclusive Service, which provides for the marketing of the property and carrying out viewings, leading to the introduction and vetting of a prospective Tenant. This proving satisfactory, we then go ahead and prepare the tenancy agreement, and if required an inventory. The Tenant will then be checked in against the inventory.

During the tenancy we carry out a 6 week post 'tenancy sign up' to make sure that both parties are happy and then periodic inspection visits throughout the tenancy. Should these bring to light any maintenance issues, we will (within the confines of our Management Agreement) arrange or recommend any necessary repairs.

Collecting and processing of rental payments is also an important part of our Full Management Service. Rental balances will be credited automatically to the Landlord’s nominated bank account.

Towards the end of the tenancy, we liaise with the Tenant, with a view to renewing the tenancy agreement, allowing the tenancy to extend on a rolling periodic tenancy (at not extra cost to either party) or arranging to check them out and re-advertising the property to let.

This Service is suitable for Landlords who are not residing locally, or would rather not deal with the Tenants directly, preferring all aspects to be handled by an Agent.

Our Fees

We offer a competitive fee structure and can offer reductions on our standard charges for multiple property portfolios. Our standard charges are £295 let only, all inclusive or managed- a monthly 10% of the rental income with no set up fees. Check out our seasonal special offers or contact us for our best deals. Our fees are transparent and there are no renewal fees or hidden extras. Please telephone or email us to discuss your requirements.

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Preparing the Property

We have found that a good relationship with Tenants is the key to a smooth-running tenancy. As Property Managers this relationship is our job, but it is important that the Tenants should feel comfortable in their temporary home, and that they are receiving value for their money. It follows therefore that a well presented and maintained property in a good decorative order will go towards this, whilst also achieving a higher rental figure. We are happy to offer advice to Landlords and information to maximise your rental income (including ideas, solutions and adaptations). Tenants are also more inclined to treat such a property with greater respect.

General Condition

Electrical, gas plumbing, waste, central heating and hot water systems must be safe, sound and in good working order. Repairs and maintenance are at the Landlords expense unless misuse can be established. Interior decorations should be in good condition and preferably plain, light and neutral.


Your property can be let fully furnished, part furnished or unfurnished. Which of these is appropriate will depend on the type of property and local market conditions. We will be pleased to give you advice on whether to furnish or not and to what level. As a minimum you will need to provide decent quality carpets, curtains and light fittings. Remember that there will be wear and tear on the property and any items provided.

Personal items, ornaments etc.

Personal possessions, ornaments, pictures, books etc. should be removed from the premises, especially those of real or sentimental value. Some items may be boxed, sealed and stored in the loft at the owner’s risk. All cupboards and shelf space should be left clear for the Tenant’s own use.


Gardens should be left neat, tidy and rubbish free, with any lawns cut. Tenants are required to maintain the gardens to a reasonable standard, provided they are left the necessary tools. However, few Tenants are experienced gardeners, and if you value your garden, or if it is particularly large, you may wish us to arrange visits by a regular gardener.


At the commencement of the tenancy the property must be in a thoroughly clean condition, and at the end of each tenancy it is the Tenants' responsibility to leave the property in a similar condition. Where they fail to do so, cleaning will be arranged at their expense.

Information for the Tenant

It is helpful if you leave information for the Tenant, e.g. on operating the central heating and hot water system, washing machine and alarm system, and the day refuse is collected etc.


You should provide one set of keys for each Tenant. Where we will be managing we will arrange to have duplicates cut as required.

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Other Considerations

Before a property can be let, there are several matters which the owner will need to deal with to ensure that the tenancy runs smoothly, and also that he/she complies with the law. We provide summarised information below. If you require further advice or assistance with any matter, please do not hesitate to contact us:


If your property is mortgaged, you should obtain your mortgagee’s written consent to the letting. They may require additional clauses in the tenancy agreement of which you must inform us.


If you are a leaseholder, you should check the terms of your lease, and obtain any necessary written consent before letting.


You should ensure that you are suitably covered for letting under both your buildings and contents insurance. Failure to inform your insurers may invalidate your policies. We can provide information on Landlords Legal Protection, Rent Guarantee Cover and Landlords Contents and Buildings Insurance if required.

Bills and regular outgoings

We recommend that you arrange for regular outgoings e.g. service charges, maintenance contracts etc. to be paid by standing order or direct debit. However where we are managing the property, by prior written agreement we may make payment of certain bills on your behalf, provided such bills are received in your name at our office, and that sufficient funds are held to your credit.

Council tax and utility accounts

We will arrange for the transfer of Council Tax and utility accounts to the Tenant. Meter readings will be taken, allowing your closing gas and electricity accounts to be drawn up. All these matters we will handle for you, however British Telecom will require instructions directly from both the Landlord and the Tenant.

The inventory

It is most important that an inventory of contents and schedule of condition be prepared, in order to avoid misunderstanding or dispute at the end of a tenancy. Without such safeguards, it will be impossible for the Landlord to prove any loss, damage, or significant deterioration of the property or contents. In order to provide a complete Service, we will arrange for a member of staff to prepare an in-depth inventory (including photographs) and schedule of condition at the beginning of the tenancy and photographs taken at regular inspections and written reports to the Landlord at no extra cost. .

What is an Assured Shorthold Tenancy?

Most tenancies will automatically be Assured Shorthold Tenancies (ASTs), provided the rent is under £100,000 a year and the property is let to private individuals. Tenancies are usually granted for an initial fixed term of either 6 to 12 months. When the fixed term has expired the landlord is able to regain possession of the property provided he gives two months written notice to the tenant.

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Health and Safety, and other Legal Requirements

The following requirements are the responsibility of the owner (Landlord). Where we are managing the property they are also our responsibility. Therefore where we are managing we will ensure compliance, any costs of which will be the responsibility of the landlord.


Annual safety check: Under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety at least every 12 months by a Gas Safe registered engineer. They must be maintained in a safe condition at all times, records kept for at least 2 years, and a copy of the safety certificate given to each new tenant before their tenancy commences. Properties should have a CO2 meter where there are gas appliances in the property and must have them where there are solid fuel burners of any type.


There are several regulations relating to electrical installations, equipment and appliance safety, and these affect landlords and their agents in that they are 'supplying in the course of business'. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation - 'Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no legal requirement for an electrical safety certificate (except in the case of all HMOs) it is now widely accepted in the letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your 'duty of care', is to arrange such an inspection and certificate.


The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, and certain other items. Non-compliant items must be removed before a tenancy commences.

Smoke Alarms

All properties built since June 1992 must have been fitted with mains powered smoke detector alarms from new. New legislation requires smoke alarms to be fitted in all ordinary tenanted properties one on each floor.

Is your property a House in Multiple Occupation (HMO)?

If your property is on 3 or more levels and let to 5 or more tenants comprising 2 or more households (i.e. not all of the same family) it will be subject to mandatory licensing by your local authority. Whether mandatory licensing as above applies or not, if there are 3 or more tenants not all related in any property, it is still likely to be an HMO, and special Management rules will apply.

The Housing Health and Safety Rating System (HHSRS)

The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities.

The Disability Discrimination Act 2005

The DDA 2005 addresses the limitations of current legislation by extending disabled people’s rights in respect of premises that are let or to be let, and commonhold premises. Landlords and managers of let premises and premises that are to let will be required to make reasonable adjustments for disabled people.

Energy Performance Certificates (EPCs)

EPCs are required for all tenanted property in England & Wales, Scotland, and Northern Ireland. Landlords offering property for rent are required by law to provide prospective tenants with an Energy Performance Certificate for their property. The certificates must be provided free either when (or before) any written information about the property is provided to prospective tenants or a viewing is conducted. An EPC is valid for 10 years. We can arrange an EPC inspection for our landlord clients upon request.

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Overseas Landlords and Income tax

When resident in the UK, it is entirely the Landlords responsibility to inform the Revenue & Customs of rental income received, and to pay any tax due. Where the Landlord is resident outside the UK during a tenancy, he will require an exemption certificate from the Revenue & Customs before he can receive rental balances without deduction of tax. Where we are managing the property we will provide advice and assistance on applying for such exemption.

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Tenancy Deposit Protection

All deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales, Scotland, and Northern Ireland must now be protected by a tenancy deposit protection scheme. To avoid any disputes going to court, each scheme is supported by an alternative dispute resolution service (ADR). Landlords and letting agents can choose between two types of scheme; a single custodial scheme and two insurance-based schemes. More information on request.

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The above is a brief summary of landlords' responsibilities and of the laws surrounding tenanted property. We hope that you find it useful. If there are any aspects of which you are unsure, please ask us. We look forward to being of assistance to you in the letting and management of your property. If you wish you can print this page by using your browser Print option.

Privacy Policy

This privacy policy sets out how we use and protects any information that you give us when you use this website, apply via email or through the office. This policy is effective from 30th March 2018. We are committed to ensuring that your privacy is protected. Should we ask you to provide certain information by which you can be identified, then you can be assured that it will only be used in accordance with this privacy statement. We may change this policy from time to time by updating this page. Mipad Lettings Personal information submitted through this website, our email and through our office is collected by Mipad Lettings. Mipad Lettings is the Data Controller who determines the purposes and means of processing personal data. Mrs Deborah Kelly is responsible for collection and data protection.

We may collect the following information:
• your personal details including name and D.O.B • your contact details such as email address, phone number, street address • specific enquiry details including present employment status, passport details, bank details and previous addresses. • credit information for credit checks that will be shared with
Reasons for why we collect this information
We require this information to understand your needs and provide you with a better service: • to be able to respond to your contact • to provide services tailored to your needs • to process your application
How long we keep this information
We retain this information until we have responded to your contact* and for internal record keeping for a period of no longer than 3 years after the necessity to keep (e.g. after the end of a tenant or landlord application or 3 years after at the end of a tenancy. (*we may keep your information if you wish us to keep your details for future requests),
We are committed to ensuring that your information is secure. In order to prevent unauthorised access or disclosure we have put in place suitable procedures to safeguard and secure the information we collect online and through the office.
Controlling your personal information
You may choose to restrict the collection or use of your personal information in the following ways: • if you have previously supplied personal data • if you have previously agreed to us processing your personal information We will not sell, distribute or lease your personal information to third parties unless we have your permission or are required by law. If you have a complaint you can contact the Information Commissioner's Office (ICO) which is the data privacy supervisory authority in the UK. Under the GDPR (the EU General Data Protection Regulation), you have a number of specific rights with regards to your personal information: 1. Right of access If you want to know if we are storing or processing any personal data about you, you can get in touch. If this is the case, you may find out what purpose it is being stored for and request a copy of your data by contacting us Your data will be supplied as soon as is practical. 2. Right to be informed When applying for a property we will inform you of what information we will require and how that information will be held and destroyed. 3. Right of rectification If you believe that any information we are holding on you is incorrect or incomplete, please get in touch as soon as possible. We will promptly correct any information found to be incorrect. 4. Right to erasure If you want to remove your personal data from our records, you can request this by getting in touch. We will remove the data as far as it is practically within our power, and where we are not legally obliged to retain it. 5. Right to restrict processing If you wish us to stop processing for any reason please get in touch with your reasons (please note that this may effect your application if related to credit references). 6. Right to object If you no longer want us to process your data you can request this by getting in touch. 7. Right to data portability You have the right to ask for the outcome of a credit reference/ landlord reference any other checks if you wish to use this as evidence for another service provider. 8. Right to complain If you are unhappy with how we are managing your personal data, you can lodge a complaint with the UK supervisory authority, the Information Commissioner's Office (ICO) of which we are a paid up member.
Links to other websites
Our website may contain links to other websites of interest. However, once you have used these links to leave our site, you should note that we do not have any control over that other website. Therefore, we cannot be responsible for the protection and privacy of any information which you provide whilst visiting such sites and such sites are not governed by this privacy statement. You should exercise caution and look at the privacy statement applicable to the website in question.