Renting with Linley & Simpson
Linley & Simpson can offer you an excellent service from some of the best staff in the business. We have 16 branches across West and North Yorkshire, all backed up with the resources, knowledge and experience of the Region's No. 1 specialist letting agency.
Widest choice of properties
Visit us first and save time trawling through dozens of other agents' sites.
Friendly, experienced staff
Most of our staff have been with the company for many years and have a vast knowledge of the local lettings market, amenities, transport, schools, etc. They can help you shortlist potential properties to view and take some stress out of your search.
We'll try to work around your existing plans wherever possible and can guide you around the area in our fleet of company vehicles to help you avoid getting lost when trying to find properties!
All our properties comply with the latest legislation and are inspected regularly. We specialise in professional and executive property from £400 to £4000pcm.
Latest properties TO LET
Our tenants frequently asked questions
Does it matter whether the property is fully managed or let only?
If your chosen property is fully managed, then our in-house Property Managers or centralised maintenance team will be your first point of contact for all maintenance and repair issues and we will act on behalf of the landlord. Let Only or Landlord Managed means that we find tenants for the property and arrange the paperwork, then the Landlord takes over the management and holds your deposit or pays it into a protected scheme. Most properties are fully managed and most of our Let Only clients are well-known to us. Your rights are protected either way.
What do you mean by furnished or unfurnished?
Each property is obviously different but generally speaking unfurnished means you can expect carpets, curtains and white goods. Whilst furnished often includes all the essential furnishings required to move in straight away apart from minor kitchen equipment and bedding. City apartments or short term lets are usually more comprehensively furnished. We will provide an inventory showing exactly what is included with each fully managed property.
How binding is the tenancy agreement I enter into?
A tenancy agreement is a legally binding document. You will be committed to paying rent until the end of the agreed term and you could be liable to legal action if you break the terms of the agreement. If your circumstances should change for any reason during your tenancy, we will approach the Landlord on your behalf and discuss the possible solutions but you should always assume at the outset that you will be committed for the duration of the Agreement.
How much are Linley & Simpson's fees?
Once you have been provisionally accepted by the landlord (subject to references and contract) the Holding Deposit becomes payable. It will not be returned should you provide false or misleading information, fail a Right to Rent check, unilaterally withdraw your application or fail to take all reasonable steps to enter into a tenancy agreement within the agreed timescale. The Holding Deposit will be ONE WEEK'S RENT. You can see all our fees here.
Do I need insurance?
YES! You should consider taking out insurance against any damage you might accidentally cause to the Landlord's contents, buildings and fixtures and fittings. It's all too easy to drop the iron on the carpet or spill red wine. The Landlord covers the building and his own contents against normal perils such as fire, flood or theft but not yours. We can provide you with information on contents insurance. Alternatively, you may choose your own insurance provider.
What about pets?
Most landlords are not keen on allowing pets but if you raise the issue at the outset we will gladly approach the landlord on your behalf. Some landlords will accept pets if you pay a higher deposit.
What references will you ask for?
In all cases we will ask for your address history so that we can carry out a search via a credit reference agency. We will also approach your current landlord or agent (if you are renting) as well as obtaining a written reference from your employer. If you are self-employed we will ask for your accountants details and/or recent accounts. We have special provisions in place for overseas tenants. If you think your situation is unusual, just ask our staff.
When might I need a guarantor?
If we feel your income is lower than that required for the rent in question or if you are returning to study for example, we could ask for a guarantor to support your tenancy. This is a serious commitment, as the guarantor will be as responsible as the tenant for all monies due and obligations agreed for the tenancy. Guarantors need to be earning sufficiently to cover both their own financial commitments as well as your rent and we will reference them in the same way as the actual Tenant.
How much is the deposit and will I get it back?
The deposit is normally equivalant to 5 weeks rent. So a rent of £500pcm will require a deposit of £625. Where we manage the property, the deposit is held in a bonded client account in accordance with ARLA and government regulations. This means that it is protected both during and after your tenancy and when you leave we will negotiate any proposed deductions helping Tenant and Landlord to reach agreement. All deposits now have to be protected by law so if you are considering renting through a private landlord or another agent, ensure you satisfy yourself that they are complying by asking them which Tenancy Deposit Scheme they are registered with.
How do I pay my rent?
Rent is paid monthly in advance by standing order from your bank. This is a worry-free way of ensuring you never fall behind in your rental payments. Be sure to tell us if your circumstances change, for instance you change banks or your employment situation changes as we can then help you to protect your tenancy. The last thing we want is for you to fall into arrears.
How much money do I need to move into a property?
Before your tenancy begins we require the first month's rent, deposit and fee in cleared funds. You can pay by Debit card or bank transfer. You will be given details in writing before taking up the tenancy.
Who pays the council tax and other bills?
All utility bills are your responsibility except where agreed otherwise in the Tenancy Agreement. You must set up your accounts with your chosen suppliers upon moving in and close those accounts at the end.
If you have viewed one of our properties and now wish to formally apply, please visit our Residential Letting Application page.
Tenancy Deposit Scheme (TDS)
Since 6 April 2007 all landlords must now protect tenants' bonds by registering them with a Government approved scheme.
Our Tenant guide takes you through the different stages when renting a property providing tips to help you with your search, advice about your responsibilities as a tenant and guidance for the end of your tenancy.
Moving house can be a stressful time, use our useful checklist to help make your journey smoother.
Tips for Check Out
We really want our tenants to receive as much of their deposits back as possible, so we have devised an essential checklist for the end of your tenancy and some top tips for you.
Maintenance Tips for Tenants
If you experience any minor maintenance issues during your tenancy, please follow these helpful tips from our Property Maintenance team.
Find a branch near you
Looking for the personal touch? We have branches all over Yorkshire who are experts in their local area.
What our clients say about us...
We have nothing but praise for the staff in Linley & Simpson, Ripon. They have been friendly, pragmatic and helpful in all our dealings with them. We have absolutely no hesitation in recommending dealing with this office.
Mr Kendall - Tenant (February 2020)
Linley & Simpson have been really easy to deal with. They have sorted out any issues in a professional manner. All the staff we have dealt with in Horsforth have been really pleasant and helpful. We would definitely have no hesitation in renting from...
Jill F - Tenant (February 2020)
I am a Landlord of a rental property and have had excellent service from Linley and Simpson for many years now. Their different departments all know their specialist information and Gary at the Chapel Allerton office and Charlotte in repairs are comp...
Camilla - Landlord (February 2020)
Andy at Linley and Simpson was instrumental in helping me sell my flat at the Gateway Leeds. The photos and advertising of the property was first rate, customer service prompt and helpful and a fantastic offer was secured within a few weeks of being ...
Mr Dry - Vendor (February 2020)
I needed to find a new place to live quickly just prior to Christmas. Linley and Simpson were a great help in finding me a beautiful new apartment in Harrogate, even arranging viewings the week leading up to Christmas. The moving in process was painl...
Murphy Mae - Tenant (February 2020)
From viewing the property to receiving my keys this process took 10 days including the weekend, I received a very quick and efficient service from Linley and Simpson. All the necessary checks were completed promptly and I were given all the informati...
Miss Nugent - Tenant (February 2020)
Highly recommended. This was a new experience for us and they guided us through the whole procedure. Excellent communications at all times. Nothing was too much trouble. Very professional.
Mrs Brown - Landlord (February 2020)
Excellent professionals. Linley and Simpson have again been successful in finding suitable tenants for our property.
Landlord (February 2020)
Miss Taylor showed an amazing dedication and commitment, she set a very fine example of professionalism and high standards of customer service and care. I highly appreciate Miss Taylor keeping in regular contact following my initial approach, she spa...
Dr H – Landlord (September 2018)
Alex Atkinson - followed up his every word and kept us updated. Elizabeth Mchale - pushed every forward to closure. Was magnificent. Even took care of everything when we were on holiday for us during a period of trying to exchange contracts. Both alw...
Mrs W, York - Vendor (August 2018)
L&S - HomeLet Tenant's Insurance
This comprehensive Tenants' contents policy from our insurance providers, HomeLet not only protects your own possessions but also helps protect your deposit.
Under the terms of your Tenancy Agreement you are responsible for your Landlord's fixtures and contents should you damage them. It's all too easy to spill a glass of red wine or drop the iron on the carpet so why run the risk when for a few pounds a month you can have peace of mind?