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Tips to increase your chances of selling a house

Selling a house, particularly in 2022’s hectic market, comes with a certain level of demand.

Chances are good that you will always attract some interest, but you can’t simply rely on being guaranteed an easy sale.

Potential buyers can be held back, put off, or forced to reconsider a house purchase for a lot of different reasons, most of them, frustratingly, outside your control.

However, there are some things you can do to make the process of selling a house more manageable, enjoyable, and somewhat quicker in the form of some simple house-selling tips.

Tips for selling your house

Not every house sale is the same. Some buyers may be part of a long and complex order of separate house sales and purchases, known in housing terminology as a ‘chain’.

Property chains are common – selling a house typically means buying another, after all – but their absence is very welcome, which is why some house sales are advertised as having ‘no chain’ – meaning the seller can be gone and out of the way quickly.

This brings us to our first tip:

Prepare yourself for a lengthy property chain

As mentioned, property chains can make the act of selling your house a longer one than it often needs to be. Chains can be long and involve many people, yet it only takes one of those people to halt the process for everybody. Chains aren’t solely to blame for a lengthy house sale process that may take several months, though, and sometimes it can be the case that you’re simply waiting for an interested buyer.

While this is time that you as a seller can also make good use of during the period you’re waiting to move into your new home, it’s a good idea to set out knowing that it may not be a speedy process. Accepting this ahead of time can make all the difference.

Know your budget

Selling a house should be profitable, but there will still be costs involved. Selling with the help of an estate agent will involve fees, and there may be Capital Gains Tax to pay on the profit made from your home. There will also be fees to pay for conveyancing and anything else you wish to take on, like a survey on the property you intend to buy.

Researching these costs or getting ideas of some figures from your estate agent can help you set this money aside and avoid nasty surprises.

Tidy up

If you’re advertising through an estate agent, you’ll have to do (or may have already done) some tidying so that they can take the photographs they need to display your property on their website and attract potential buyers. But you may want to go beyond some carefully curated cleaning.

Tidying your house, getting rid of old junk, and dusting down the nooks and crannies can not only help you feel prouder of your house and more confident about letting people in to see it, but it can also help potential buyers visualise what they might want to do with the place.

Open the windows to air the rooms out, de-weed the pavement and garden, and ensure that features like the front-facing windows are clean and presentable. Interested parties who turn up to a clean and well-kept place will also feel more inclined to trust the seller, who in turn has a better leg to stand on if it comes to negotiating an offer.

Consider making some repairs

Some buyers will have keen eyes when it comes to anything that could justify reducing their maximum offer. Remedial work that they’ll need to tackle once they’ve acquired the property is sure to trigger just such an offer reduction, but quite often, these issues could be remedied with some light DIY work.

Consider whether the cost of a tin of paint and some flexible filler is worth it for the sake of resolving cosmetic issues. For larger repairs, the cost may still be worth it for your house sale in the long run. Replacing the old boiler may cost a couple of thousand pounds you didn’t strictly ‘need’ to spend, but it shows buyers that you’re serious about a fair sale – and it can add value to your house.

Research your estate agent

Online estate agents have grown in popularity in recent years but going into your local estate agent’s office means a face-to-face conversation about the services they can provide to help sell your house. Seeing some past successful sales in their portfolio can also give you peace of mind that your house sale will be overseen by an experienced team and treated with the appropriate level of care and attention.

If you’re selling a house in Cheadle, then you want an estate agent that understands house sales in Cheadle; it just makes sense.

Estate agents will want to compete for your business, so ensure you’re getting the best service for your money if you do decide to sell your house with an agency’s help.

Selling your house with Mistoria Estate Agents Cheadle

We know the business of house selling, and our team can help you make your sale a success. Our wealth of experience puts us in the best position to give you tips for selling your house and help you every step of the way with our Propertymark accredited services.

To learn more about selling your house and how we can help, contact us today.

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What searches are done when buying a house?

You can’t be too careful when buying a house.

Solicitors know this better than perhaps anybody else, which is why any house purchase overseen by a qualified conveyancer will be subject to multiple property searches.

Unlike surveys, these searches aren’t specifically concerned with just the property itself and are larger in scope. So what are these searches on a property, and why are they necessary?

What are property searches?

Property searches – also called conveyancing searches – are enquires made about the house you’re buying. They’re made before you commit fully to buying the property so that you’re making a said purchase with all available information and no hidden surprises.

Property searches cover an extensive amount of information and convey pretty much everything you need to know about the house, including the land it’s built on and the surrounding area. This information is helpful for you as the buyer, but it’s also necessary for others in the situation, especially if you’re buying with a mortgage.

What searches are done when buying a house?

The most common property searches fall into three categories: local authority, water and drainage, and environmental.

Local authority

These searches are, fittingly enough, carried out with the help of the local authority relevant to the property. The local Land Charges department will hold information that affects any property in their administrative area and will share this data with the conveyancer when requested.

Local authority searches fall into two further categories: LLC1 and Con29.

LLC1 searches produce results from the Local Land Charges (LLC) Register, with each local authority maintaining its own. This provides information about all sorts of charges against property, including covenants (restrictions or obligations agreed upon in the past), planning permissions, whether the property is or is adjoined to a listed building, and more.

Con29 results inform the buyer of anything that could affect their purchase in the future, like planning decisions, contaminated land, and proposed roads and traffic schemes. The Con29 report is quite comprehensive and gives you a thorough overview of the property’s situation and any surrounding public footpaths.

Water and drainage

These searches will reveal the presence of water and sewerage-related infrastructure, including:

  • Whether a sewer runs within the boundaries of the house
  • The water supply to the property and whether it’s metered
  • Who drains and supplies belong to and who has responsibility for maintenance

These searches will also let you know if you can extend the property without needing to ask the water provider or if you’ll need their permission.


Environmental searches can reveal important issues such as:

  • Flood risks
  • Issues with subsidence or landslides
  • Contaminated land from waste or landfill
  • The presence of radon nearby

The information yielded by an environmental search may not prove relevant for a long time, if ever, but knowing the risk associated with land surrounding property is vital for an informed purchase.

There may be extra searches requested depending on the property itself, such as mining searches for areas that have historically been used for coal mining. These searches bring up the locations of any former mines used within a certain distance of the property, as properties have been damaged by collapsing shafts before.

Who carries out property searches?

The searches will be done by your conveyancer, who contacts the necessary departments in local authorities and companies that specialise in carrying out the other searches.

If you’re buying your property with the help of a mortgage lender, then that lender has a vested interest in ensuring there are no issues attached to the property that could complicate matters in the event of something like repossession.

Therefore, your lender will inform your conveyancer what searches need to be carried out before they will release the funds for your mortgage. If you’re buying a property with cash, you’re normally under no obligation to have these searches, and you can take the risk to shirk them if you wish.

Be aware that by missing out on searches, you might save the costs involved for short-term gain, but you leave yourself unaware of any underlying problems with land or any future planning that might affect your property. If you’re buying a property to let, this affects more than just your money.

What do property searches cost?

The cost of having property searches done can vary between conveyancers, as well as being affected by factors like the amount of land involved in a search and the extent to which a mortgage lender wants searches done.

You, as the buyer, will be responsible for the cost of conveyancing searches, and your conveyancer should lay out these costs in addition to the fees you’re paying for their business.

The total cost of searches can range from around £250 to £500, depending on the local authorities and the companies helping with finding information. The most expensive portion of this normally falls under the local authority searches, with approximate cost ranges of each being:

  • Local authority searches: £50 – £250
  • Water and drainage searches: £50 – £100
  • Environmental searches: £25 – £55

How long do house searches take?

Property searches have faced trouble in the past, particularly local authority searches that lack the investment or staff to undertake them swiftly. Some councils have come under fire for taking as long as several months to return searches, significantly delaying the process of moving for everybody involved.

The government is continuing to invest in digital conveyancing services, which will hopefully streamline the process much more than what homebuyers currently deal with (some local authorities still rely on post for this process).

Find out more about property searches If you have questions or queries regarding searches on a property and what they entail for the Cheadle area, don’t hesitate to get in touch with us today.

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Managing HMOs for landlords

Managing HMOs for landlords

HMOs – or houses in multiple occupation – can be fantastic investments when managed wisely.

They can demand many times the attention of a typical rented property, and for that reason it’s not uncommon for landlords to seek help managing them.

But what actually goes into the management of an HMO, and why might a landlord want to seek this help rather than simply doing it themselves?

What is HMO management?

HMO management is, quite simply, the management of an HMO property. In the context of HMO management as a service, this is done on behalf of a landlord to save the time and attention they would otherwise need to dedicate to the HMO and its tenants.

This can sound like an impersonal or dismissive stance on the surface, but HMO management is often a wise and well-placed decision for a landlord to take. Landlords who have many other properties to manage, or other demands such as a full-time job, often cannot dedicate the appropriate time to an HMO.

Since an HMO is partly defined by the presence of at least three occupants who aren’t from the same household, any HMO property is going to involve a minimum of three separate tenancy agreements. That is in addition to managing the tenants themselves – for example, their needs as residents and the necessary admin – and the all the usual business of letting a property responsibly such as organising gas safety checks and ensuring good maintenance.

HMOs can be seen as a greater fire risk than standard residential properties, meaning there will be more cost to sink into safety measures like smoke alarms, fire safety doors (for the increased number of rooms), and other equipment like fire extinguishers.

HMO management can also involve needing to manage disputes within the HMO itself if problems arise between tenants. This can be common for any group of people sharing a living space, so landlords may find their skills in diplomacy and mediation being tested in situations that don’t have clear answers or resolutions.

More tenants mean greater use of facilities, which can lead to more frequent and costly maintenance of appliances, communal areas, and gardens. While there is some responsibility on tenants to keep the property clean and in good condition, that ultimately extends only as far as their agreement states, and in situations where every tenant leaves at once – such as may be the case in student HMOs – this leaves you, the landlord, with the task of tidying up in their wake.

HMO management is undoubtedly much more complex than standard property management due to the number of involved parties. Dealing with multiple tenants within a single property means many more opportunities for challenges and complications to arise, which can quickly tax a landlord’s energy when they compete with other demands for time and attention.

Do estate agents manage HMOs?

Yes. Estate agents are a great option for landlords who need help managing their HMO properties. In fact, estate agents can lend their services from the very first day, sourcing tenants and dealing with the necessary referencing to get an HMO filled as smoothly as possible.

Once tenanted, estate agents can provide ongoing HMO management to ensure that resident queries are answered and dealt with promptly. This can be vital in the case of emergency situations like boiler failure or serious property damage that needs fast repair. In such cases, a quick conversation between landlord and agent can set up the resolution and lead to fast action.

Left solely in a landlord’s hands, this would leave one person to ascertain the issue, seek out tradesperson quotes, and book the work for as fast as possible. Estate agents have the advantage of working closely with local traders like plumbers and builders, forming strong and reliable working relationships that mean situations are resolved quickly.

Estate agents can also provide landlords with advice to build their experience and fill in knowledge gaps. This means that while property investors have their burdens lightened with active help in the management, they are also building a strong base of knowledge and experience to help them make future investments wisely.

For those unsure if property management for an HMO would be a good choice, it’s always best to open a dialogue with a local estate agent and talk to them about their services. Find out what they already manage and what their chosen approach to property management entails.

HMO Property Management in Cheadle

The Cheadle property market is a competitive area of an already vibrant property scene in Greater Manchester. With close proximity to the city itself and a bustling high street of its own, yet a desirable level of village privacy, Cheadle is a much-sought-after location for both property investment and residential lettings.

Our knowledgeable team in the Cheadle office can be on hand for any of your professional HMO property management queries and give your tenants the best level of care. Our collective experience covers all aspects of property management, ensuring you get the best return on your investment. This is backed by our membership in the National Landlords Association (NLA) and regulation by the Association of Residential Letting Agents (ARLA).

Mistoria Estate Agents are one of the leading estate agencies in the North West. Our customers rely on us for extensive experience in the property market that proves itself in our profitability for landlords.

To find out more about HMO management with Mistoria Estate Agents Cheadle, contact us today or talk to a member of our team on 0161 519 9554.

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Should parents invest in buy-to-let to help their children with university?

student rentals in cheadle

A recent survey found a massive two thirds of parents are considering investing in student rentals in Cheadle to assist their child through university as fees and costs of living become more and more daunting.

The rising price of rent as well as high fees is making university a harder and harder prospect for many students who can often struggle to make ends meet with just their maintenance loan and a part time job.

The online mortgage broker Trussle found 66% of parents believe helping their child via purchasing a buy-to-let student property was a smart idea.

The idea is to let their child live in the property while they were at university for whatever in-house rent the family agreed, hopefully lowering their living costs.

Once their child had finished their course and were ready to move onto the next stage of their life the parents would then be able to rent out their house to other students and begin making returns on their investment.

The survey of 2,000 homeowners even found 53% of parents would consider downsizing their family home to help support their child through university.

Parents are not wrong that student buy-to-lets are a sound investment at the moment for the past few years they have outpaced the rest of the rental sector, with yields growing by as much as 17.86% larger than the rest of the rental sector.

The value of the private rental sector as a whole has also soared recently.

According to the Shawbrook Bank the total value of the private rental sector rose by 5.8% between August 2020 and August 2021 to a total of £1.4 trillion.

This is lower than the general rise of all properties which increased by almost 10% in the same period.

Shawbrook bank also found demand for rent was soaring with 42% of landlords saying they had more people than ever looking for a property, with a third of landlords adding they are looking to add another property to their portfolio in the next year.

Trussle did note in their survey that tax changes had skewed against landlords in recent years making buy-to-let investments not the super lucrative investments they used to be.

However, Miles Robinson, head of mortgages at Trussle said their data showed “that property is still seen as a safe and reliable way of generating extra income.”

The investments also make sense in the medium term through rental income and in the long term through the rise in property prices.

So, although the cost of entry may be higher than before, and the returns may not be as massive, there is still a huge demand for rental properties plenty of room to grow and huge amounts of confidence the rental market will remain strong.

One way to maximise your returns is to get the best advice on where to invest and how to manage the property.

The multitude of taxes and regulations that come with managing a buy-to-let student property can be mind boggling at first and this is where Mistoria can help.

Mistoria manages 1000 properties in the private and student rental sector and is a specialist in helping investors interested in getting involved in the market.

On top of this Mistoria can also give advice on where to invest, the dozens of university towns and cities across the UK present plenty of options but some offer vastly higher returns than others.

Rents may be high in London but property prices are even higher.

Whereas student rentals in Cheadle and places like Bolton, Liverpool and Salford, property prices are low but the ever-increasing student population means yields are only going to increase over time.

Call us on 0800 500 3015 or email

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State of the market: Is now the time to invest in Cheadle property?

invest in Cheadle property

With lockdowns now firmly behind us and no prospect of them returning in full force any time soon the property market has come roaring back – could now be time to invest in Cheadle property?

There is certainly plenty of evidence the housing market is booming –although figures have been inflated by the rush to take advantage of the stamp duty holiday which came to an end in October.

According to HM Revenue and Customs, in the UK in last month an estimated 160,950 homes changed hands, which was almost 70% higher than in August and 68% higher than the previous September.

Compared to the 50% drop in sales which occurred in April and May 2020 due to the pandemic, it is clear the market has put Covid behind it.

Zoopla has predicted 2021 will be the strongest year in the housing market since 2007, with around £500bn in sales.

Now that the stamp duty holiday has come to an end it is expected the residential sales market will slow and price growth is set to stall making now a perfect time to invest in Cheadle property.

Sensing opportunity of a market lull before further growth, investors are out in force cash buying property left right and centre after laying low throughout the pandemic.

Property is on the verge of flipping from a seller’s market to a buyer’s market.

What does this mean for rental?

Research from Zoopla found rents were rising at their fastest pace in over a decade in all places in the UK except London.

They found rent would be on average £500 more per year by the end of 2021 compared to 2020.

Demand for rental properties across the country is expected to rise in the coming months.

As people decided to stay put during lockdowns, and with evictions made temporarily very difficult, tenants very rarely moved.

But now the economy is looking increasingly strong and lockdowns fading into memory more and more tenants will start looking for a place to move.

With a rise in demand, it could be the perfect opportunity for House in Multiple Occupation (HMO) property investment.

With the ability of being able to house multiple separate tenants into a single property, HMOs can easily absorb any rise in demand.

Combined with a rise in rents and the reproductive growth HMOs offer, they could be a wise investment.

If you are thinking of investing in property for rental and would like help and advice on how to manage a successful tenancy, please contact our experienced team or visit our contact page to find your local branch.

We manage 1000 properties and 3000 tenancies in the private and student rental sector and can help you with all aspects of rental property management.

Call us on 0800 500 3015 or email

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Right To Rent changes from 30th June 2021

right to rent changes

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 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 Cheadle are Cheadle and South Manchester 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 changes and what is means for you, please contact our team on 0161 519 0554 or use our contact form.

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

cheadle letting 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 we 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.

Cheadle Letting Agents

As Cheadle letting 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 0161 519 0554 or use the details on our contact page.

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Now is the time to switch to a smart meter

student landlord bolton

Smart meters use wireless networks to send data about your energy usage straight to the supplier, and they are becoming increasingly common in homes as a replacement to existing gas and electricity meters. There are many benefits to using a smart meter, and changes resulting from the pandemic have added to these. Because of this, more landlords are opting for them, particularly those who own student properties. If you’re a student landlord Bolton based Mistoria Estate Agents explain here why switching to a smart meter is the smart choice.

What are the benefits of switching to a smart meter?

The overarching advantage to using a smart meter, as opposed to a standard one, is that it allows energy usage to be accurately measured. This is particularly useful right now, as most people are spending more time at home due to lockdown, and as a result are using more electricity and heating than usual. However, the pandemic has created a culture of working from home that is here to stay, and therefore the changes to our energy consumption habits will be lasting. This means that being able to accurately assess energy usage will continue to be important after restrictions ease.

Smart meters are also more convenient for landlords and tenants alike. They produce statements and bills more efficiently and accurately, so tenants should only pay for what they use. In addition to this, readings can automatically be sent straight to the supplier. This removes the hassle of physical meter readings, which are especially difficult in the current circumstances, and of estimated usage, which is often difficult to get right and can lead to landlord-tenant disputes.

Alongside this, smart meters enable tenants to easily track their energy consumption in real-time, through the option to link up to an ‘in-home display’. This is a gadget that communicates wirelessly with the smart meter to show tenants how much energy they’re using in kilowatt hours (kWh), and how much this costs in pounds and pence. As a result, over-usage can be addressed before it becomes an issue, both in the form of high bills and the harmful effect excessive energy usage has on the environment.

How we can help if you’re a student landlord Bolton

If you’re a student landlord Bolton based Mistoria Estate offers a variety of highly sophisticated, professional and tailored property management solutions to effectively manage your student accommodation. If you would like to know more about smart meters and making the switch, or about the services we offer, we would be happy to talk it through with you. To get in touch, please use our contact page or call 01204 800 766.

We are members of ARLA and NAEA 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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New Mistoria HMO property video walk-through

We’re delighted to present a video walk-through of another recently renovated and refurbished HMO property.

This 4 bed, 1 bathroom, 1 reception room house share property in Salford is an example of the Mistoria Standard.


This property is available for the next academic year (from 1/7/21). Please contact our Salford branch to request a viewing. You can view more details about the property here.

Rental properties from Mistoria are renovated to a similar standard. We have HMO and student house share properties available in Bolton, Liverpool and Salford. Contact your local branch or visit the websites for current listings.

Bolton – 01204 800 766

Liverpool– 0161 707 6106

Salford – 0161 707 6106


Are you interested in investing in an HMO or student property like the one shown here? Speak to our Property Investment team on 0800 500 3015.

5 Wythburn Street, Salford

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A landlord’s guide to avoiding winter hazards in your property

property management little lever

When winter arrives in the UK and the weather turns, there are a number of property hazards that you may want to look out for. Staying on top of property maintenance can help you catch issues early and avoid having to claim on your landlord insurance.

Having a maintenance schedule in place can protect your investment, and tenants, against a range of property pitfalls, including those that may be more likely during the winter months. 

The follow have been identified by leading property insurers as the top winter hazards facing property owners:

  1. loss of roof tiles
  2. water penetration due to poorly maintained flat roofs
  3. guttering and chimney stack damage
  4. problems with walls and outbuildings including damage to garden cabins/sheds, garages and greenhouses and
  5. damage to garden equipment. 

What property hazards should I look out for in winter?

Research shows that many landlords leave their properties, and therefore their investment, at risk of damage. Each property can differ when it comes to key weaknesses during colder weather however, the above mentioned common issues to watch out for are explained in more detail below:

Loose roof tiling – get a professional roofer to inspect your roof. Damaged, missing or loose tiles can cause serious damage in high winds.

Water damage – it’s key that any leak, severe condensation and/or mould is identified and fixed as soon as possible. Prolonged water exposure will cause serious damage to the structural health of your property, and the health of your tenants, as exposure to mould can cause severe respiratory problems.

Blocked gutters – as the leaves fall from the trees, they can become clogged, preventing rainwater from draining properly. If left unchecked, this could lead to issues with your roof, including internal leaking.

Loose fence panels – fix or replace them if necessary. Fence panels can fly off in extreme win and cause damage to your home and potentially your neighbour’s property.

Secure loose objects in your garden or move them elsewhere – wind can play havoc with your garden furniture and ornaments; move them indoors or secure them.

Cut back branches – tall, overgrown trees and large bushes in your garden can cause damage in storms. Cut them back to reduce the chance of this happening.

Put up flood defences before bad weather arrives – you can find sandbag-like products to block doors and entrances.

Also keep an eye on the boiler in your rental property during the winter. The last thing you want is for your tenants to be left without heating and hot water, especially when the temperature has dropped.

Another issue to bear in mind is when water is left in the pipes and the heating is not on (perhaps you have student tenants that travel home for an extended break over Christmas, leaving your property empty), the water could freeze and later lead to burst pipes.

How can I protect my property from these winter perils?

A good place to start is regular maintenance checks. By taking a look around the interior and exterior of the property, you can keep an eye on its condition. The sooner you spot an issue, the better your chances of fixing it before it gets worse. You should especially consider performing a maintenance check soon after any extreme weather, such as heavy rain or snow.

Understandably, you can’t be at the property all the time to notice such issues however, you could encourage your tenants to be extra vigilant. Tell them to look out for signs of leaking pipes, damp patches and mould. You’d expect them to be in touch if these problems occur anyway, but there might be some areas that they don’t go into often, such as a loft, attic or hard to reach areas where the pipes are. Encouraging tenants to report any maintenance problems might also allow you to catch them early.

Help to avoid burst pipes by keeping the heating on at a constant temperature or by having the property professionally drained down if it is left empty for a while. 

Sometimes damage to a property is inevitable, and you will have no choice but to pay for repair work. Having suitable landlord insurance in place might also provide you with the financial protection you need.

How can we help look after your rental property?

Part of the professional letting agent service from Mistoria Estate Agents Bolton includes managing any maintenance issues your property may require. We conduct thorough property inspections and the beginning, end and during any tenancy to ensure your property is being looked after and is fit for habitation.

Our dedicated maintenance team has inspected hundreds of properties and knows exactly what to look out for, ensuring your property is kept in top condition and is fit for purpose. We specialise in property management Little Lever, however if you are a landlord of any sort and would like to discuss in more detail the service Mistoria Estate Agents Bolton can offer you, please contact us on 01204 800 766.