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Right To Rent changes from 30th June 2021

Changes to Right to Rent legislation in the UK come into effect from 1st July 2021, ending the grace period put into place following the country’s exit from the EU. The change means that letting agents will move from checking nationality to checking the UK immigration status of all adult tenancy applicants.

Right to Rent is the legislation that requires landlords and agents to check the immigration status of prospective tenants to ensure they have the right to rent in the UK. The temporary changes meant that citizens of European Economic Area (EEA) countries and Switzerland only needed to prove their citizenship while applying for settled status in the UK. When the interim measures lift, it will mean that these people need to provide evidence of their UK immigration status too.

New guidance has been issued by the Home Office for agents and landlords to follow from 1st July 2021. The Home Office has been working with ARLA Propertymark, who says that “From this point, if someone is an EEA, EU, or Swiss national, you will need to see evidence of their UK immigration status rather than their national identification”. Anyone who has applied for and been granted settled status will have digital evidence of their application, and this should be shared digitally using the online Right to Rent services from the Home Office on the Gov.uk website.

Digital checks have been an option since December 2020 and involve the prospective tenant sharing a time code and their date of birth, which landlords use to check their immigration status online. However, not all applicants will use the digital service and may have other evidence of their immigration status, including physical documents.

Another change to Right to Rent checks is related to Covid-19. The way that checks were carried out was temporarily readjusted to make them safer during the pandemic. From 1st September, landlords and letting agents will be returning to face-to-face and physical document checks. This is in accordance with the easing of lockdown rules and social distancing measures, aligning with the roadmap for England set out by the Government. This change has been postponed twice, first set for 16th May, then 20th June.

Currently, Right to Rent checks can be made over video calls and tenants can send scanned documents or photos of documents using email or a mobile app. The online Right to Rent service can also be used during a video call if the prospective tenant has a current Biometric Residence Permit or Biometric Residence Card or has been granted status under the EU Settlement Scheme or the points-based immigration system. When these temporary changes end on 1st September, landlords and their agents must either check the applicant’s original documents or check their right to rent online if given their share code for the service.

Both landlords and EEA/EU/Swiss citizens applying for tenancies should be aware of these changes related to Brexit and to Covid-19. The situation regarding Covid-19 could also be subject to change, so it’s a good idea to keep an eye on what’s happening.

Mistoria Estate Agents are North West property experts and can help guide both landlords and tenants through any property related matter. If you need help and advice on the new Right to Rent legislation and what is means for you, please contact our team on 0800 500 3015 or use our contact form.

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End of Stamp Duty Holiday: first deadline fast approaching

The Stamp Duty holiday in England will end on 30th June 2021, lowering the nil rate band from £500,000 to £250,000 for all but first-time buyers, who have a threshold of £300,000 before stamp duty is due. The rates will then change again in October to return to the standard amount pre-Covid-19.

The temporary nil rate for Stamp Duty Land Tax (SDLT) was introduced in 2020 when the UK went into lockdown amid the global Covid-19 pandemic, allowing anyone to purchase a primary residential property up to the value of £500,000 without paying Stamp Duty. From 1st July to 30th September 2021, the nil rate band will be reduced to £250,000 and then will be reduced again to return to the standard threshold of £125,000, again, except for first-time buyers who have a threshold of £300,000.

The rate of SDLT that applies to a purchase depends on the date that the purchase is completed and not the date that contracts are exchanged. This means that many people who are in the process of buying a house now could miss out on the extra relief but still have the opportunity to benefit from the £250,000 nil rate if they complete by October. The rate above £250,000 will be 5% on the next £675,000 (up to £925,000), 10% on the next £575,000 (up to £1.5 million), and 12% on the value above £1.5 million.

The adjustments to the Stamp Duty nil rate apply to main residences. Additional properties, for which there is no nil rate unless they are bought for less than £40,000, incur a 3% tax up to £500,000 until 30th June. This then changes to 3% up to £250,000 until October.

Anyone hoping to take advantage of the lower Stamp Duty rates, whether buying a main residence or an investment property, should think about moving quickly. Property purchases can take a number of months, and there are just over three months left until the SDLT rates revert to the standard amounts.

June 30th is the first deadline to pay attention to if you’re currently in the process of buying a property. Now is the time to try and speed things up and perhaps try to set a completion date before this deadline. If you miss this first deadline, you can still benefit from the Stamp Duty relief, with a further three months to take advantage of the £250,000 nil rate. To check how much you’re going to pay, you can use the Stamp Duty Land Tax calculator.

If you have yet to find the perfect property, Mistoria Estate Agents can help you to speed up your search. Our estate agents will listen to your wants and needs and suggest properties for your shortlist. Please contact us on 0800 500 3015 or use our contact form. If you’re currently viewing properties, you can also speed things up by getting other necessities out of the way, such as lining up a solicitor and talking to a mortgage broker. This will put you in a good position to move quickly once you find the right property.

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Mistoria Estate Agents expands with new Cheadle branch

Mistoria Estate Agents is opening its 6th North West based office, this time in the suburbs of Cheadle. The new branch joins the already successful Mistoria Estate Agents outlets in Manchester, Bolton, Liverpool and Salford.

Parent company, The Mistoria Group, specialist in property investment, with a particular interest in student accommodation and HMOs. As a result, the Group’s estate agents are heavily involved in the student lettings market, whilst simultaneously providing traditional residential sales and lettings services. The Cheadle branch will further expand on these core property services by also offering mortgage brokering and conveyancing services. This is made possible by the fact that the new estate agents will share office space with MCC Accountants (also a part of The Mistoria Group) at their Church Road location in the heart of Cheadle’s busy high street.

Cheadle Branch Manager, Dewi Caughter, is keen to get going and build up the Mistoria reputation in the local area . He says, “Cheadle offers a new demographic make-up for Mistoria, but we’re keen to establish ourselves here and grow the Mistoria brand across the wider, more lucrative south Manchester area.

“We will provide a bespoke estate agency service for all pricing levels of the local property market. Our aim is to provide high quality customer service standards and competitive prices.”

The Mistoria Group CEO Mish Liyange comments, “This is an exciting time for The Mistoria Group. We already have five successful branches in the North West and have plans to expand into five more areas over the next five years, with the first being Cheadle. As well as Mistoria Estate Agents, our acclaimed in-house accountancy practice, MCC Accountants have also taken up residence in the new office and we hope the two companies will work together and complement one another to meet the needs of the south Manchester property and business sectors.”

Mistoria Estate Agents Cheadle have two opening offers that they hope will attract sellers and landlords alike. Those wishing to sell their property can enjoy fees of just £999, with no hidden extras. Landlords are being offered a fully managed service for just 8%. Both are hugely competitive offers and both are available for a limited time only.

More information can be found by visiting the website: www.mistoriaestateagents.co.uk/cheadle/

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Two Views on the Ending of the Evictions Ban in the UK

north west lettings agents

For the pandemic period, a “new normal” has been in place. This new normal has included an unprecedented financial package from the government to help individuals who have lost their incomes to support themselves and find new work. One helpful measure has been the “eviction ban” that prevents landlords from evicting tenants who can’t pay their rent. But as the pandemic nears its end this ban has been lifted prompting concerns on both sides of the divide. In this article our North West lettings agents look at the views of both landlords and tenants, each of whom has equally valid views on the government’s latest pandemic decision.

The view of tenants

As the Covid-19 pandemic draws to a close the government has decided to curtail the ban on evictions put in place during the pandemic to protect the homes of tenants. Under this law, tenants are not able to pay the rent due to pandemic circumstances – job loss or furlough – we’re not legally obliged to leave the property – that is no longer the case.

As of May 2021 landlords with tenants who do not pay rent or are in substantial arrears can be evicted from the property. This means that those who have suffered a loss of income as a result of the Covid-19 pandemic and were not able to pay rent, as a result, might now find themselves homeless.

Who is affected?

According to recent reports, the lifting of the eviction ban could affect up to one million people in the coming weeks and months. It’s estimated that 400,000 people have already been served with an eviction notice by their landlords as a result of unpaid rent or rental arrears. This could precipice a housing crisis.

The pandemic has rocked the country as a whole and uncertain times lay ahead, but for renters, with low paying work or zero-hours contracts, their position was already precarious. The eviction ban was a lifesaver for many people as it allowed them some breathing space after losing a job and going onto benefits. While many of those people now have paid work again, rent arrears still put them at risk of eviction.

A housing crisis

Those same people who are only now getting back on their feet now have to stress about whether they will have a bed to sleep in after their shift or if they have to find a way of securing a new property on a low-income wage. Up to a million people are expected to be affected by the lifting of the eviction ban, raising the thorny question of where they are expected to go.

The view of landlords

When the pandemic struck it is fair to say it affected everyone. It’s also fair to say that the response to the pandemic was fair to governments, individuals, businesses, and landlords. It’s hard to imagine a landlord objecting to the eviction ban in the first few months of the pandemic. But now things are different.

As the pandemic grinds on and things appear to be looking more promising with the rollout of several vaccines, the government has decided to lift the eviction ban and give landlords the power to demand their rent from tenants once again. This has not been easy for tenants with high arrears but there are good reasons for it.

The counter-argument

It’s easy to take the side of tenants who have been affected by the pandemic and can’t pay rent temporarily, it’s even easier to take their side when the landlords in question are portfolio landlords with many properties on their books. But that isn’t always the case, and in fact, the majority are single property owners.

Single property owners use the rent from their tenants to pay for their own mortgage, so when this isn’t coming in their mortgage stops. With the eviction ban in place, landlords were finding that tenants didn’t respond to letters asking for rent because they knew they were safe from eviction – some even told their landlords to take mortgage holidays.

The future

As we leave the pandemic and the eviction ban is lifted it would seem to spell the end of a difficult financial time for landlords – but that isn’t necessarily the case. If tenants don’t pay their rent the landlord will be forced to evict them and shoulder the weight of arrears there are owed. Under present circumstances, there is no guarantee of a new reliable tenant either. What is needed is a benefits package from the government to help tenants pay landlords in the short term.

North West Lettings Agents

North West lettings agents, Mistoria Estate Agents understands the property industry in detail. We specialise in student accommodation but can offer expert help and advice on all forms of property letting. For more information on what we do, contact us on 0800 500 3015 or use the details on our contact page.

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What’s Driving the Current Surge in Property Valuation Prices, and is it Sustainable?

estate agents north west

2020 was undoubtedly a unique year by any standards. COVID-19 took the world by storm, forcing humanity to rethink its definition of normality and disrupting the global economy profoundly.

In the UK, the housing market was one of the most affected sectors of the economy. The factors affecting this sector include:

  • Brexit
  • The pandemic
  • The success of the vaccine
  • How businesses will act post-pandemic

However, contrary to many expert predictions, the global pandemic has not spelt doom for the property market. On the contrary, demand for housing has increased tremendously, and it does not seem likely to wane any time soon.

Mistoria Estate Agents North West look at the factors driving the surge in property values and predictions about its sustainability.

Mistoria Estate Agents North West look at what is driving the surge in property valuation?

The primary reason for the drastic increase in the valuation of property is the chancellor’s stamp duty holiday. The government introduced this tax holiday to maintain stability in the housing sector, and the plan is working well.

The government is keen to maintain stability in the housing sector to avoid a severe crisis, as was witnessed in 2008. This single move has played the most significant role in ensuring that property value did not plummet due to the pandemic.

Additionally, banks throughout the country are being pragmatic and not increasing interest rates for mortgages. This has undoubtedly played a role in increasing the value of properties because buyers are not afraid of seeking loans to finance property purchases.

Moreover, people have been saving more over the past year than they did previously. This behaviour has also played a part in ensuring that the value of property keeps going up.

The pandemic itself has also led to increased valuation of the property. This is because of working from home, which has forced people to redefine what they want in a home.

For many city dwellers, staying at home for days on end led to the appreciation of space in a house. Consequently, many people are looking to move to the suburbs to have enough space to work comfortably from home.

On the flip side, property in the city has seen a drop in valuation, reflecting the decline in demand for homeownership in urban areas. People are no longer concerned about commuting for hours since they are working from home, which further decreases the lure of city property.

Is the surge in property valuation sustainable?

According to many financial experts, the value of real property will level off in 2021. This is partly because the stamp duty holiday is set to expire by the end of June, making the transfer of property quite expensive.

However, demand for suburban property is set to continue increasing since the viability of working from home has been tested and proven. Therefore, people are bound to continue with the practice long after COVID becomes a thing of the past. If you want to sell your house fast, this is certainly the time to do it.

Contrary to many predictions, the value of property in 2021 has been increasing steadily despite the pandemic. This can be attributed to government policies as well as consumer behaviour. However, property value is set to level off in 2021 as the dust settles post-COVID.

To find out more, or for help and advice in any other related area, call us on 0800 500 3015 or use the details on our contact page.

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Preventing Deposit Disputes with your Lettings

student letting agents

Deposit disputes can be difficult and time-consuming for tenants, landlords and letting agents alike. Fortunately, with proper planning and preparation, most can be avoided altogether. Here are some things our student letting agents think landlords and fellow agents should know about that reduce the likelihood of this happening.

Schemes, Agreements and Legislation

The Tenancy Deposit Protection (TDP) Scheme and Prescribed Information

As a landlord, you must put your tenants’ deposits in one of three government-approved tenancy deposit schemes (TDP), which protect the deposits, within 30 days of receiving them. Within the same timeframe, you must serve all ‘relevant persons’ the Prescribed Information which contains information about the scheme, including how the deposit is protected and how to apply to get it back. A ‘relevant person’ is any person, company or organisation that contributes to a tenant’s deposit payment, which often happens with student lettings. Failure to place the deposits in a TDP and serve the Prescribed Information within 30 days will incur penalties.

The Tenancy Agreement

Knowing what to include in the tenancy agreement will ensure that your tenants know what is your responsibility and what is theirs, which is crucial to preventing disputes. Two aspects of the tenancy agreement that are often overlooked are:

  • Joint and several liability
    This means that all of your tenants are equally responsible for adhering to the tenancy agreement, so for example if one tenant cannot pay the rent, then the other tenants are liable for that as well.
  • Cleaning and maintenance responsibilities
    This should state who is responsible for things like mowing the lawn and cleaning the gutters. In student lettings, it’s also important to state that every tenant is responsible for keeping communal areas clean and tidy because many of these are let to individuals by bedroom.

The Houses in Multiple Occupation (HMO) legislation

If your letting is a House in Multiple Occupation (HMO) then you as the landlord have extra legal responsibilities. This is primarily to reduce the risk of fire and ensure tenants have adequate facilities. It includes ensuring that annual gas safety checks are carried out and making necessary repairs to communal areas of the property.

Furthermore, the HMO may require a licence. This generally applies if it has five or more unrelated people living in it or two or more separate households living there; however, some local councils require all HMOs to have a licence so it’s worth checking with them.

Helpful Tips

Know your tenants’ contact information

A simple but oft-forgotten way to reduce the risk of deposit disputes is to maintain clear and open communications with your tenants. Obviously, you cannot do this if you don’t have their up-to-date contact details, such as email addresses and phone numbers. As students often change these, it is important to check in with them occasionally to ensure you have the correct information.

Market early for student lettings

Students often begin their property searches around October-time for the following academic year. This is ideal, because it means you can ensure everything is ironed out in plenty of time before the tenancy begins. Therefore, you should try to market your property early. If you need help, Mistoria Estate Agents have an expert marketing team who can help with compelling advertisements, shrewd social media management, to-let boards and floor plans and more, so don’t hesitate to get in touch.

Further Information about our student letting agents

Bear these points in mind and you’ll drastically improve your chances of a successful, dispute-free tenancy for your property. However, this isn’t an exhaustive list. Mistoria Estate Agents specialises in student tenancies in the areas of Bolton, Liverpool and Salford. We offer extensive reference checks so you can find the “right” tenants for your property, and our Comprehensive Property Protection means all properties go through our inventory service to include photographic or video evidence, protecting both landlord and tenant.

If you’d like help, or simply wish to know more about, TDP schemes, tenancy agreements, HMO legislation or anything else related to lettings, contact us on 0800 500 3015 so we can advise you further.

We are members of ARLA Propertymark which means we meet higher industry standards than the law demands. Our experts undertake regular training to ensure they are up to date with best practice and complex legislative changes so they can offer you the best advice. We are also backed by a Client Money Protection scheme which guarantees your money is protected.

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Landlords: are you prepared for the EICR deadline?

property management company north west

In July 2020, the Government introduced new Regulations on electrical safety standards in the private rented sector. They require landlords to have the electrical installations in their properties inspected and tested at least once every 5 years. Currently, this applies to all properties that were let from 1 July 2020, but from 1 April 2021 it will also apply to pre-existing tenancies. With coronavirus restrictions ongoing, arranging the electrical safety inspection will require extra preparation, so it’s important you begin the work as soon as possible. Property management company North West, Mistoria Estate Agents has put together some useful information to help you understand and navigate the process.

The Electrical Inspection Condition Report (EICR)

The electrical safety inspection must be carried out by a qualified and competent electrician. For help finding one in your area, you can use the Registered Competent Person Electrical single mark and register, a Government-approved tool. From the inspection, you will obtain a report, known as the Electrical Inspection Condition Report (EICR). This will detail the results and set a date for the next inspection and test. As a landlord, you must supply a copy of this to:

  • the existing tenant within 28 days of the inspection and test
  • a new tenant before they move in
  • any prospective tenant within 28 days of receiving a request for the report
  • the local authority within 7 days of receiving a request.

You should also keep a copy of the report to give the inspector when the next test is due. If the inspection reveals that further investigation or repairs are needed, you must ensure these works are completed within 28 days of receiving the report. You are then required to obtain written confirmation from the electrician stating that repairs have been completed, and supply this to the tenant and local authority within 28 days of completion.

Conducting electrical safety inspections under coronavirus restrictions

The inspection requires an electrician to enter the property to assess all electrical appliances – it cannot be done remotely. With stringent coronavirus restrictions still in place, landlords will need to take additional steps to ensure the inspection runs safely and smoothly.

If you have tenants moving out before the April deadline, you should leave a gap before new tenants move in, so that the inspection can be completed whilst the property is empty. For long-term tenants, you must inform them about the inspection and arrange a time and date that is most suitable for both of you. For example, the inspection could be completed whilst the tenant is out at work, or during a time when they are able to remain in one room for the duration, thus minimising any risk of possible infection. It’s also important to listen to any other concerns the tenant may have about the inspection and consider how they can be addressed.

How can a property management company North West help?

As a professional property management company North West, Mistoria Estate Agents understands the property industry regulations in detail. We can help you ensure your property meets these, including preparing for an electrical safety inspection. We specialise in Salford student accommodation but can offer expert help and advice on all forms of property letting. For more information on what we do, contact us on 0800 500 3015 or use the details on our contact page.

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The rise of virtual property viewings

student housing liverpool

Virtual property viewings can take various forms, but the most common is for the seller to show interested renters or buyers around the property via a video app such as WhatsApp, Facetime or Zoom. Their popularity has grown significantly over the course of the COVID-19 pandemic, enabling people to keep moving despite the circumstances, and many predict that they will continue to be popular once it is over. So, what’s their appeal? Specialists in student housing Liverpool Mistoria Estate Agents explains…

They’re COVID-safe

Virtual property viewings remove the risk of infection entirely and mean that you don’t need to worry about safety measures such as masks, handwashing and social distancing which, although absolutely necessary for in-person viewings, can make them trickier and more stressful.

Quicker, easier and more convenient

By conducting virtual viewings of properties that initially appeal to you, you can quickly draw up a shortlist of those that fit what you’re looking for. This saves time and effort you’d usually spend traipsing around multiple properties that aren’t suitable, and not having to travel between properties saves money on fuel and reduces carbon emissions. Also, virtual property viewings offer more flexibility. You’re more likely to be able to book in for a time and date that suits you, and if there are multiple people searching together, they don’t need to be together for the viewing – internet access is all that’s required! In addition, in many cases an agent will participate in the viewing along with the seller, so you can get answers to all your questions about a property as normal.

In-person viewings are still possible

Before purchasing or renting a property, it’s natural to want to have a look around in-person at least once, and this shouldn’t be an issue despite the ongoing pandemic. Virtual property viewings haven’t overtaken in-person viewings completely; they simply offer a quicker, easier, COVID-secure way of determining which properties really appeal to you. Most sellers, landlords and estate agents are still happy to conduct in-person viewings for those who are serious about a property, and these should involve rigorous safety procedures including social distancing, mask-wearing and sanitised surfaces to minimise the risk of infection.

Virtually viewing student housing Liverpool Mistoria Estate Agents

The pandemic shouldn’t stop you from moving; it simply means that everyone involved must take extra precautions where possible, and virtual viewings are a great way of doing this. Mistoria Estate Agents specialise in student housing Liverpool and we are offering virtual viewings to help guide people in their property search. To find out more, or for help and advice in any other related area, call us on 0800 500 3015 or use the details on our contact page.

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Stamp duty holiday extension: what you need to know

property for sale salford

As part of his 2021 Budget, Chancellor Rishi Sunak has announced that the stamp duty holiday will be extended for a further three months until the end of June. For those looking to purchase a property in the near future, this provides much-needed reassurance and an incentive to push ahead with their purchase. If you have property for sale Salford based Mistoria Estate Agents have put together all you need to know about the stamp duty holiday extension and how it could affect you.

Stamp duty holiday extension: the details

Stamp duty land tax (SDLT) is a tax on the purchase of property or land in England and Northern Ireland.

Last year, many buyers took a financial hit because of the coronavirus pandemic and began reconsidering their options. In response, the government announced it would temporarily increase the nil-rate band (the amount at which tax becomes payable) to £500,000 until the end of March. This has now been extended to the end of June. After that, it will reduce to £250,000 until the end of September, when it returns the standard rate of £125,000.

How does this affect you?

The stamp duty holiday has boosted the property market as intended, but this has created delays in the purchase process. Through no fault of their own, many buyers have found themselves stuck, unsure whether their purchase would be completed in time to qualify for the stamp duty holiday. The extension has relieved pressure on these buyers and encouraged them to push ahead with their purchases.

For those buyers who don’t meet the initial deadline, the staggered return to the standard stamp duty rate ensures they won’t run off a cliff-edge at the end of June. Providing they complete their purchase before the end of September, they still stand to make a significant saving.

If you have property for sale Salford based Mistoria Estate Agents can help

Whilst the stamp duty holiday extension has eased the pressure on buyers, a swift, hassle-free sale is still essential to ensure you make the maximum saving. Mistoria Estate Agents is a professional letting service with many high-quality, affordable properties in Salford, Liverpool and Bolton, and our team of experts will seamlessly guide you through the process. For more information, call us on 0800 500 3015 or use the details on our contact page.

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How to sell a property in 2021

sell a property north west

Last year property demand surged, as buyers rushed to capitalise on the Stamp Duty holiday and repeated lockdowns left many people wanting to move. With Stamp Duty set to return in April 2021 and restrictions set to continue, it’s likely to be another busy year in the property market. With this in mind, if you’re looking to sell a property North West based Mistoria Estate Agents has put together some top tips…

Make your home look its best

Clean your house and clear any clutter (including the front and back gardens, if you have them). If your property is messy and covered with personal belongings, it can be difficult for a viewer to imagine their ideal version of it, making them less likely to buy.

In addition to cleaning up, you could invest in some home improvements, such as installing a new fireplace or redecorating a room – however, first check with an estate agent if this would be worth the cost. If not, some DIY work, such as hanging new wallpaper or replacing a light fitting, could give your property an edge.

When trying making your house stand out, consider how the pandemic has changed what people look for in a living space. Home-working is now common, and therefore an office is highly desirable for many buyers. If you have one, make sure it’s clearly stated and pictured in your listing, and ensure it’s optimised for working in. Perhaps you don’t have a purpose-built office, but do have the space for one – if so, you might consider transforming it before you sell.

Set the right asking price

Overvalued properties take longer to sell, which in turn creates more problems, because a property that has been on the market for a long time is less attractive to potential buyers. It also reduces your chances of capitalising on the Stamp Duty holiday.

To avoid this, think carefully and research similar properties that have recently sold in your local area. Then, ask some estate agents to value your property. It’s wise to obtain several valuations from different agencies to gain a figure you can be confident in.

Reassess your approach if necessary

If your property isn’t selling, you should try to find out why. Talk to your estate agent about this. Are there any desirable features that aren’t being advertised well enough? Or something specific you can address that’s holding back potential buyers?

Alternatively, you might need a new estate agent. If you’re considering this, it’s best to act quickly – there is often a set notice period you must give your current agent before another firm can re-list the property.

If you’re looking to sell a property North West based Mistoria Estate Agents can help

With everything else going on at the moment, selling your home brings added unwelcome stress. We are a professional estate agent in Salford that’s here to provide expert guidance on how to sell a property in 2021 and beyond. Whether it’s developing a marketing plan or handling all the complex paperwork, we have the experience and knowledge you need. To find out more, call us on 0800 500 3015 or use the details on our contact page.