Straight answers, by topic.

Our sales commission starts at 1% of the achieved sale price, agreed in writing before we begin marketing. There are no upfront fees and nothing to pay if your property does not sell.

Yes. Mr. Kay Oki or one of our agents will visit your property, discuss comparable sales and give you a realistic figure. You are under no obligation to instruct us afterwards.

A well-priced, well-presented property in Greater London typically receives offers within the first few weeks. From accepted offer to completion, allow eight to twelve weeks for a straightforward freehold sale, longer for leasehold or where there is a chain.

Your property is listed on Zoopla, on this website and across our social channels, supported by professional photography and floor plans. We also match it directly to buyers registered with us.

Yes. We regularly work with homeowners under time pressure and can advise on a fast, discreet sale, liaise with your lender and, where appropriate, introduce cash buyers. Please contact us as early as possible.

Let-only means we find and reference the tenant, prepare the paperwork and hand over to you. Full management adds rent collection, maintenance, inspections and compliance for the life of the tenancy. Guaranteed rent goes further: we become your tenant, pay you a fixed rent every month and manage the property ourselves.

Our lettings commission starts at 1%, and we will always confirm the exact figure in writing before you sign. Under the Tenant Fees Act 2019 we do not charge tenants any letting fees.

Every applicant is credit checked, has their income verified, provides previous landlord references and passes a Right to Rent check. Where affordability is marginal we will discuss a guarantor with you before proceeding.

Many Greater London boroughs, including Croydon, operate selective or additional licensing schemes covering privately rented homes and HMOs. Our full management and guaranteed rent services include handling the licence application and renewals on your behalf.

As a minimum: a valid Gas Safety Certificate (annually), an Electrical Installation Condition Report (every five years), an Energy Performance Certificate rated E or above, working smoke and carbon monoxide alarms, and deposit protection. We arrange all of these for managed and guaranteed rent properties, and can book a gas safety check, EICR or EPC on its own for any landlord.

Yes. A check carried out up to two months before the current record expires keeps the original renewal date, so booking early costs you nothing.

Landlords must take all reasonable steps to get the check done. We give written notice, offer alternative appointments and keep a record of every attempt — the evidence you would need if access continues to be refused.

There is no legal requirement if you live in the property yourself, but Gas Safe Register recommends an annual safety check for every gas appliance. We can book one for peace of mind, or ahead of letting the property.

A few hours for most flats and small houses; larger homes and HMOs take longer. The power is switched off for parts of the test, so we agree the timing with your tenant in advance.

Anything coded C1, C2 or FI must be put right, or investigated, within 28 days — or sooner if the report specifies. The landlord then needs written confirmation from the electrician and must send it to the tenants and the local authority within 28 days of the work being completed.

Yes. The five-yearly duty applies to houses in multiple occupation as well, and HMO licence conditions usually require you to produce a current report when the council asks for it.

Around an hour for a flat or an average-sized house, longer for larger homes. The assessor needs to see every room, the loft if there is one, and the boiler and heating controls.

Yes. The certificate lists recommended improvements — loft or wall insulation, better heating controls or a more efficient boiler, for example — with the rating each could achieve. A new assessment after the work records the improvement.

Most do. Shops, offices and other commercial buildings generally need a non-domestic EPC, produced by a non-domestic energy assessor, when they are sold or let. Tell us about the unit and we will advise.

We take a lease on your property for an agreed term, typically one to five years, and pay you a fixed rent every month regardless of whether it is occupied. We then let and manage the property, absorbing voids, arrears and day-to-day management.

Usually slightly, because we carry the risk of voids and arrears. Once you factor in a typical agent's management fee, a month or two of empty property each year and the cost of chasing late payment, most landlords find the net figure very similar — with none of the uncertainty.

Day-to-day maintenance and tenant-caused damage are our responsibility. Structural repairs, the roof, boiler replacement and similar capital items remain with the owner, exactly as they would with a conventional tenancy. Everything is set out in the agreement.

The property is returned to you in the same condition, allowing for fair wear and tear, with vacant possession. Most landlords choose to renew.

Use the contact form or call the office with your budget, preferred areas and must-haves. We will notify you of suitable properties, often before they appear on the portals.

It is not essential for viewing, but sellers take offers far more seriously when they are backed by an agreement in principle and proof of deposit. We can introduce you to a qualified mortgage adviser if you need one.

We issue a memorandum of sale to both sets of solicitors, your lender arranges a valuation, and searches and enquiries begin. We stay in touch with everyone in the chain until exchange and completion.

We introduce you to a qualified, FCA-regulated mortgage adviser, who gives the advice and handles the application. We stay involved on the property side — giving the lender's valuer access and keeping your purchase on schedule.

A statement from a lender of how much it may be prepared to lend you, based on your income, outgoings and a credit check. It is not a guaranteed offer, but it shows sellers you are ready to proceed — which is why we suggest getting one before you make an offer.

Yes. We can introduce landlords to an adviser for buy-to-let purchases and remortgages, and give you a realistic achievable-rent figure from our lettings team to plan the application around.

It varies by lender and circumstances, but many applications reach a formal offer within two to four weeks once the lender's valuation is done. Having payslips, bank statements and ID ready is the simplest way to avoid delays.

No. You are free to arrange your mortgage however you like, and every offer is put to the seller in the same way whichever adviser or lender you choose.

Only the payments permitted by the Tenant Fees Act 2019: rent, a refundable holding deposit (up to one week's rent), a refundable tenancy deposit (up to five weeks' rent), and charges for late rent or lost keys where applicable. We do not charge administration or referencing fees.

Your deposit is registered with a government-approved scheme within 30 days of receipt and you receive the prescribed information confirming where it is held.

Once your application is approved and referencing is complete, usually within three to five working days, we can arrange the tenancy agreement, inventory and key handover for a date that suits you.

No. Homeowners use our remodelling service to improve the home they live in. That said, many clients combine it with a sale or letting so the property goes to market in its best condition.

For projects that require them, we coordinate the drawings, submissions and building control inspections with our trusted professionals, and keep you informed at every stage.

Where it is safe and the tenant agrees, yes. For larger projects we plan works between tenancies to minimise disruption and void periods.