We know that choosing an agent to manage your investment is a huge decision, and whether you've got one property or a portfolio you need to know the service you receive is professional and expert. Our letting agency service ensures a seamless landlord experience. We will expertly guide you to ensure you get the best tenants, at the best rental price with the most premium ongoing management. 

We offer a range of services, from tenant sourcing to fully managing your property on your behalf. Our quality service includes everything from setting up the lease and collecting rent to property maintenance and emergency repairs. When your tenant moves out, we will find new ones quickly and efficiently to help you minimise void periods.

We know every corner of this great county and have been helping Yorkshire folk move for over 25 years. If you have any questions, give us a call for a property service you can trust.


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We recruit the very best in our local areas, and train them up to be the best in the industry in terms of expertise and insight. Your property deserves nothing less than the best.

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No two properties are the same, nor should they be treated the same. We understand the nuances of your property, to find you the perfect tenant.

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Your investment is only profitable with a tenant in situ. We don't wait for the renewal date to approach to secure a relet. Our dedicated teams ensure that we seamlessly continue tenancies to avoid unnecessary void periods to maximise your returns.

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We have 250 people and 21 connected branches across Yorkshire, meaning wherever your property is in our country, you can keep your property investments all under one roof.


Our Rent & Legal Protection service is designed to remove the worry, stress and hassle out of letting a property.



The security of your investment is our number one priority, which is why we fully recommend taking out specialist Landlord buildings insurance. Talk to your local branch, or property manager about this today.



Your specialist property manager will provide continuity of service and deal with any day-to-day property management and maintenance issues.



Our No Deposit Scheme provides more cover than a traditional deposit.


Landlords Frequently Asked Questions

There is nothing to stop a landlord acting without an agent. However, there are many legal requirements that a landlord has to fulfill, and failure to comply with these may result in criminal prosecution.

Our staff are trained to understand these requirements and have systems to ensure they comply. We have facilities to properly vet a potential tenant, allowing you to make the right choice.

We provide a 'Letting Service' or a 'Letting and Management Service.' The 'Letting Service' is geared towards experienced Landlords whose day-to-day business is the management of their portfolio.

The majority of our clients choose the 'Letting and Management' option, as this provides a complete service from start to finish, offering you peace of mind and the satisfaction of knowing that your property is in capable hands.

Our comprehensive Tenancy Agreement will ensure that your interests are protected in line with current legislation. So why indulge in DIY when there are experts who can do it for you? We will save you time and could even save you money.

Typically a standing order is set up from the tenant's bank account and the rent will be paid in advance.

Our fully computerised systems mean that the rent is paid by BACS directly into the account of your choice once the monies have 'cleared' through the banking system. A detailed statement of account is naturally part of our service.

There are a number of different types of agreements that should be used depending on the circumstances of the tenants, the landlord, and the property.

In most cases, it will be an Assured Shorthold Tenancy for a fixed period of at least six months.

As part of our service, we endeavour to ensure that the rent is paid on time. Having carefully selected the tenant in the first place, there's unlikely to be a problem.

However, people's circumstances do sometimes change during a tenancy and if the rent is not paid we will advise you on the appropriate course of action.

We ask tenants for a deposit equivalent to 5 weeks' rent. It will only be returned when the tenant has given vacant possession of the property and left it in a satisfactory condition, allowing for wear and tear, and complied with his or her responsibilities under the Tenancy Agreement.

Tenant's deposits are now protected and must be registered with a government-approved scheme.

You must advise your insurance company in accordance with their requirements regarding empty property. Please check your insurance policy for the relevant details.

Landlord costs will usually include:

  • Mortgage
  • Insurance- Buildings & Contents (as a minimum)
  • Repairs to the property and contents unless it is caused by the tenants
  • If leasehold - ground rent and service charges
  • Managing agents fees
  • When the property is empty, utilities and services

For the 2023-24 tax year, landlords will pay 20 percent tax on buy-to-let income between £12,571 and £50,270. The higher rate threshold for rental income is £50,271, which is when you start paying 40 percent tax on your profits.

Most certainly, yes. If you don't, you may find your insurance is invalid. We are able to offer competitive alternative Buildings and Contents insurance cover should you need it. Please ask our staff for further details.

The managing agents or freeholders must be advised as a change in the type of occupancy may affect the building's insurance. You should obtain the freeholders or managing agents consent prior to letting and advise us of any restrictions within the head lease which your tenant should be made aware of.

The maintenance and upkeep of the garden is usually the responsibility of the tenant. However, should you have a particularly large garden or any precious plants, then it may be advisable to arrange for a gardener. The cost of this should be incorporated into the rental value.

It is advisable to provide the materials for maintaining your garden even if the property is unfurnished.

No. Interestingly enough, in most cases, we have found that there is very little difference in rental values between furnished and unfurnished lettings.

Our staff will advise you on the most appropriate option for your property.

An unfurnished property would require carpets, curtains, and usually white goods. The requirements for a furnished property can vary depending on the style and location of your property.

Smoke alarms must be installed on every habitable floor of the property and must be in working order on the day that any tenant moves in. During the tenancy, the tenant is responsible for testing them regularly and replacing batteries as necessary. Alarms can be either mains or battery-operated.

Carbon Monoxide alarms must be fitted in any room that contains a solid fuel appliance. Linley and Simpson's policy is to extend this to rooms containing a gas appliance because this is the only realistic way of protecting your tenant and demonstrating Due Diligence.

As a landlord, you have a legal obligation under the Landlord and Tenant Act 1985 to maintain the structure of the building, the sanitation, and the supply of services. In addition, should an item in the property require replacing or repairing through fair wear and tear, then you would be expected within the terms of the Tenancy Agreement to deal with this.


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